COMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 97321

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1 SUMMARY COMMUNITY DEVELOPMENT DEPARTMENT 333 Broadalbin Street SW, P.O. Box 490 Albany, OR 9732 STAFF REPORT Application for Site Plan Review SP-3-5 Dutch Bros. Coffee Kiosk Ph: Fax: This report evaluates a Site Plan Review permit application to construct a drive-through 366 square foot coffee kiosk at 4 9 th Avenue SE, including associated site improvements such as automobile and bicycle parking, pedestrian amenities, and landscaping. As Conditioned, the proposal satisfies applicable review criteria and standards in the Albany Development Code. APPLICATION INFORMATION DATE OF REPORT: November 4, 205 FILE: TYPE OF APPLICATION: REVIEW BODY: SP-3-5 Site Plan Review Staff (Type I-L review) PROPERTY OWNER: APPLICANT: ENGINEER: ADDRESS/LOCATION: Michael D & Roberta Newman 3749 Dunlap Avenue NE, Albany, OR Aaron Eastman 5463 Basil Lane NE, Salem, OR 9737 Udell Engineering & Land Surveying, LLC 63 East Ash Street, Lebanon, OR th Avenue SE Albany, Oregon MAP/TAX LOT: Linn County Assessor s Map No. S-03W-07AA; Tax Lot 2800 ZONING: COMPREHENSIVE PLAN: TOTAL LAND AREA: EXISTING LAND USE: NEIGHBORHOOD: SURROUNDING ZONING: PRIOR HISTORY: Community Commercial (CC) District General Commercial 4,56 square feet Drive-through coffee kiosk in a temporary structure. Jackson Hill North, West, East: CC (Community Commercial) South: Residential Medium Density (RM) In 2000, a Site Plan Review permit (SP-8-00) was approved allowing the construction of a gas station with three pump islands. Staff Report/SP-3-5, Page

2 NOTICE INFORMATION In 2003, a Site Plan Review Permit and Variance application (SP-2-03 / VR ) were approved allowing the construction of an automatic drive-through car wash and an espresso stand. The variance permitted a drive through lane between the building and street. A Notice of Filing for this application was mailed on October 8, 205, to owners of property located within 300 feet of the subject property. The comment period ended October 22, 205 and the Albany Planning Division had not received any written comments by that time. STAFF ANALYSIS SITE PLAN REVIEW NEW CONSTRUCTION To be approved, Site Plan Review applications must satisfy all eight of the review criteria in Albany Development Code (ADC) Section These criteria are written below in bold and each is followed by staff analysis that presents findings and conclusions regarding specific review criteria or development standards, as well as a summary of findings and conditions of approval, where conditions are necessary to meet the review criteria. CRITERION PUBLIC UTILITIES ADC 2.450() Public utilities can accommodate the proposed development. SANITARY SEWER City utility maps show an 8-inch public sanitary sewer main along the subject property s north boundary. An existing private sewer lateral exists to serve the subject property from this main. The applicant is proposing to use the existing sewer lateral that currently serves the development on the site. Sanitary sewer system development charges for commercial development are based on the number of wastewater plumbing fixtures on the site. If the new development will contain more wastewater plumbing fixtures than the existing development, then there may be additional sewer system development charges due at the time of building permit issuance. WATER City utility maps show a 2-inch public water main in 9 th Avenue, and a 4-inch main in Sherman Street. An existing water service currently serves the subject property. The applicant is proposing to use the existing water service/meter. STORM DRAINAGE City utility maps show no piped public storm drainage main in Sherman Street east of the subject property. Ninth Avenue is an ODOT right-of-way and is under the jurisdiction of ODOT. Private shared storm drainage facilities have been previously constructed for the subject property and the parcel directly to the north. Even with the increase in impervious surface for the proposed development, these existing storm drainage facilities are adequate to provide service to the proposed development. Stormwater quality facilities are not required for this project because the site is less than one acre. SUMMARY OF CONCLUSIONS Public utilities are in place and can accommodate the proposed development. Staff Report/SP-3-5, Page 2

3 CONDITIONS OF APPROVAL No conditions of approval are required to satisfy criterion ADC 2.450(). CRITERION 2 STORMWATER FACILITIES ADC 2.450(2) The proposed post-construction stormwater quality facilities (private and/or public) can accommodate the proposed development, consistent with Title 2 of the Albany Municipal Code. As noted above, stormwater quality facilities are not required for this project because the site is less than one acre. As such, criterion ADC 2.450(2) is satisfied. CRITERION 3 TRANSPORTATION ADC 2.450(3) The transportation system can safely and adequately accommodate the proposed development. The project is located at 4 9 th Avenue. The project will demolish an existing 50 square foot structure and replace it with a 480 square foot structure. Both structures provide for a Dutch Brothers coffee kiosk. The site has frontage on 9 th Avenue and on Sherman Street. Ninth Avenue is a one-way street, and together with Pacific Boulevard to the north, form a couplet. The streets are part of the highway system, are under the jurisdiction of ODOT, and are classified as principal arterial streets by the City. Both streets are improved to city standards. Improvements on each include curb, gutter, and sidewalk along the frontage of the site; three vehicle travel lanes (westbound on Pacific Boulevard and eastbound on 9 th Avenue), and striped bike lanes. Sherman Street is classified as a local street and is constructed to city standards. Improvements include curb, gutter, and sidewalk; a vehicle travel lane in each direction; and on street parking. The applicant did not provide traffic information with the application. Staff has estimated project trip generation based on ITE trip generation rates for a coffee shop with drive-through window (category 937). The previous use on the site generated about 23 trips per day, of which 6 were PM peak hour trips. The proposed use was estimated to generate 393 trips per day, of which 2 would be PM peak hour trips. Pass by trips would account for 85% of all trips to and from the site. After accounting for trips generated by the previous use and pass-by trips, the proposed use will add 42 new trips per day and 2 PM peak hour trips to the street system. Albany s Transportation System Plan (TSP) does not identify any capacity or safety problems occurring adjacent to the site. SUMMARY OF CONCLUSIONS As described above, the street system adjoining the development is improved to city standards. The proposed development is expected to add 42 new trips per day and 2 PM peak hour trips to the street system. Albany s TSP does not identify a capacity or safety problem occurring adjacent to the site. Given this, the transportation system can safely and adequately accommodate the proposed development, consistent with ADC 2.450(3). CONDITIONS OF APPROVAL No conditions of approval are necessary to satisfy this review criterion. CRITERION 4 PARKING AREAS ADC 2.450(4) Parking areas and entrance-exit points are designed to facilitate traffic and pedestrian safety and avoid congestion. The site currently has one driveway connection to 9 th Avenue and a second driveway connection to Sherman Street. The proposed site plan will not modify driveway access to 9 th Avenue or Sherman Street. Staff Report/SP-3-5, Page 3

4 The design and location of driveway approaches to 9 th Avenue and Sherman were reviewed by both ODOT and City staff. ODOT did not recommend any changes to the location of the driveway locations. The location and design of the driveways complies with the city s driveway design standards contained in ADC The design of the site s interior parking lot travel aisles and parking stalls complies with the design standards contained in ADC Parking stall widths and depths and travel aisle widths meet or exceed the width required in ADC The location of the new structure will not substantially change the existing traffic circulation pattern on the site. SUMMARY OF CONCLUSIONS The development will not modify the site s existing driveway connections to the public street system. The design and location of the proposed driveway approaches complies with ODOT and City design standards. The design of the site s interior parking lot travel aisles and parking stalls complies with the design standards contained in ADC The location of the new structure will not substantially change the existing traffic circulation pattern on the site. Given the above, the parking areas and entrance/exit points are designed to facilitate traffic and pedestrian safety and avoid congestion as required, satisfying the criterion in ADC 2.450(4). CONDITIONS OF APPROVAL No conditions of approval are necessary to satisfy this review criterion. CRITERION 5 COMPATIBILITY OF DESIGN AND OPERATING CHARACTERISTICS ADC 2.450(5) The design and operating characteristics of the proposed development are reasonably compatible with surrounding development and land uses, and any negative impacts have been sufficiently minimized. To determine the proposal s ability to satisfy this criterion, the following section of this report evaluates the proposal s conformance with applicable development standards from the Albany Development Code (ADC). If development standards are or will be met with conditions of approval, the proposal is considered to be compatible with surrounding development and land uses per criterion 5, above. The following analysis evaluates the proposal for compliance with applicable ADC development standards. To facilitate review, this evaluation first considers existing surrounding development and operating characteristics of the proposed use. Analysis then considers applicable ADC development standards as follows: Article 4 Commercial and Industrial Zoning Districts Article 8 Design Standards Article 9 On-Site Development and Environmental Standards Article 3 Signs Applicable standards from ADC Article 2 Public Improvements, were considered previously under Criteria through 4. Applicable standards regarding Article 6 Natural Resource Districts, Article 7 Historic Overlay District, and Airport Approach standards are considered under later in this report under criterion 6. As discussed in detail below, analysis in this report finds that as conditioned, the proposal satisfies applicable development standards and is thus, consistent with the Site Plan Review Criteria. SURROUNDING DEVELOPMENT & OPERATING CHARACTERISTICS The subject site is located on the north side of Highway 99E, and the west side of Sherman Street, in a Community Commercial (CC) zone. The lots to the north, west, and northwest of the site are each developed with a parking lots and commercial buildings, as is the adjacent lot east of the site, across Sherman Street. Properties Staff Report/SP-3-5, Page 4

5 south of the site, across Highway 99E, are in the Residential Medium Density (RM) zone and are developed primarily with duplexes. The proposed 366 sq. ft. drive-through coffee kiosk with two serving windows is the same use as currently operating on the site. The proposed use would not alter existing business operations with respect to traffic generation and hours of operation. The site is proposed and required to be improved to meet current development standards. This includes the installation of a 0-ft wide landscaped front yard on Highway 99E and Sherman Street, a longer vehicle stacking area, and a pedestrian connection to the kiosk from Highway 99E. In general, these operating characteristics are similar to the characteristics of abutting commercial uses, and those of the existing use on the site, consistent with review criterion ADC 2.450(5). ARTICLE 4 COMMERCIAL AND INDUSTRIAL ZONING DISTRICTS Table 4-2 provides commercial and industrial district development standards. Commercial and Industrial District Development Standards STANDARD OP NC CC RC TD IP LI HI MINIMUMS Lot size (sq. ft.)() None None(2) None None None 3 acres(4) None None Lot width None None None None None None None None Lot depth None None None None None None None None Front setback () 5 () 5 Interior setbacks - abutting non-res l 5 None None None None 5 (6) None None Interior setbacks - abutting res l district MAXIMUMS 0 (5) 0 (5) 0 (5) 0 (5)(6) 0 (5)(6) 30 () 40 () Building Size None(0) None(0) 00,000 (3) None None None(0) None None Lot size (sq. ft.) None 30,000(2) None None None None None None Height (8) None None 50 (2) None None Lot Coverage (7) 70% 80% 90% 90% None 80% None None Landscaped Area (3) 00% 00% 00% 00% 00% 00% 00% 00% Open Space (9) (9) (9) N/A N/A N/A N/A N/A As shown in the above table, there are not minimum lot size, lot width, or lot depth requirements in the CC zone. A 0-ft wide front setback is required on yards abutting streets. As shown in Attachment B.39 a 0-ft landscaped front yard is proposed along Highway 99E and Sherman Street, except for areas where there are driveways. The subject site abuts non-residential uses, and per the above table, five feet wide interior setbacks are required when abutting non-residential uses. The building is setback roughly 32-ft from the nearest property line. Albany Development Code prohibits parking lots from being in required setback areas. The proposed parking area is just over five feet from the north lot line. The 366 sq. ft. building is less than the 00,000 sq. ft. maximum permitted in the zone. The building would be approximately 2-ft high, which is less than the maximum 50-ft permitted in the CC zone. The proposed lot coverage is 78% of the site, which is less than the permitted CC zone maximum of 90%. As described in the application and stated above, the proposal complies with applicable development standards in ADC Table Staff Report/SP-3-5, Page 5

6 Off-Street Parking and Loading Requirements Per ADC 4.260, loading areas are required for all uses except office and residential uses. The minimum required loading area is 250 sq. ft. for buildings of 5,000 to 20,000 sq. ft. The proposed building is only 366 sq. ft. and is not required to provide a loading area. Outdoor Storage and Refuse Containers The applicant does not propose any outside storage except for a refuse container, which would be located along the west property line. Refuse containers are required to satisfy the standards in ADC 4.300, below Screening of Refuse Containers. The following standards apply to all development, except for oneand two-family dwellings. Any refuse container or disposal area that would otherwise be visible from a public street, customer or resident parking area, any public facility, or any residential area, must be screened from view by placement of a sight-obscuring fence, wall, or hedge at least 6 feet tall. All refuse materials must be contained within the screened area. Refuse disposal areas may not be located in required setbacks or buffer yards and must be placed at least 5 feet from any dwelling window. The applicant proposes a screened refuse container along its westernmost property line (Attachment B.39). As shown in the table above, there are no interior setback requirements for non-residential lots abutting other nonresidential lots in the CC zone. As proposed, the refuse container meets applicable location and screening requirements. ARTICLE 8 DESIGN STANDARDS According to ADC 8.35, the Commercial and Industrial Site Design standards in Article 8 apply to the design of new commercial development. These standards are listed below. If there is a checked box symbol ( ) preceding a standard, it means that staff has compared the applicant s findings and plans to the standard(s) and find the standard(s) is met without comment. If the box is unchecked ( ), staff has provided findings and conclusions as to the reason(s) why the standard is not met, and has added a condition. "NA" preceding the standard means it is not applicable to this particular development. ADC Relationship to Historic Overlay Districts Applicable only for residential property inside the Monteith or Hackleman Historic Overlay Districts, see Article 7 for additional historic review criteria. ADC Building Orientation Building orientation and maximum setback standards are established to help create an attractive streetscape and pleasant pedestrian environment. () New buildings shall be oriented to existing or new public streets. Building orientation is demonstrated by placing buildings and their public entrances close to streets so pedestrians have a direct and convenient route from the street sidewalk to building entrances. (a) On sites smaller than three acres, new buildings shall be oriented to the public street/sidewalk and off-street parking shall be located to the side or rear of the building(s), except where it is not feasible due to limited or no street frontage, the site is an infill site less than one acre, conservation of natural resources, or where there are access restrictions. Buildings on sites larger than three acres may be setback from the public street and oriented to traffic aisles on private property, if the on-site circulation system is developed like a public street with pedestrian access, landscape strips and street trees. (b) Customer entrances should be clearly defined, highly visible, using features such as canopies, porticos, arcades, arches, wing walls, and planters. Staff Report/SP-3-5, Page 6

7 The proposed building is a drive-through coffee kiosk. Drive-through uses are permitted in the CC zone, and as discussed later in this report, traffic aisles may be permitted between buildings and the street where drive-through windows are permitted. The drive aisles causes the building to be set back from Highway 99E approximately 27- ft. While the building is designed primarily for pass-through vehicle use, a pedestrian connection from Highway 99E to the west edge of the canopy over the order window is proposed. As such, the proposal is consistent with ADC 8.330() (Attachments B.39, 43, and 44). Consistent with ADC 8.330()(a), parking is located to the rear of the building, along the north property line. Consistent with ADC 8.330()(b), both customer entrances are clearly defined through the use of canopies and order windows (Attachment B.44). ADC General Building Design New commercial buildings 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, except when not feasible. () Ground floor windows shall be provided along frontages adjacent to sidewalks. The main front elevation(s) of buildings shall provide windows or transparency at the pedestrian level in the following minimum proportions: CC District 25 percent transparency. The minimum window and door requirements are measured between 2 and 8 feet from the ground. Only the glass portion of doors may be used in the calculation. (2) Walls that are visible from a public street shall include a combination of architectural elements and features such as offsets, windows, entry treatments, wood siding, brick stucco, synthetic stucco, textured concrete block, textured concrete, and landscaping. The proposed development has street frontage on its south and east sides. As required by ADC 8.340(), windows are proposed on both elevations. The main elevation faces Highway 99E. This elevation has an area of 80 sq. ft. as measured between 2 and 8 feet, requiring 45 sq. ft. of transparency. The proposed building design includes 45 sq. ft. of window transparency as shown in Attachment B.44. Per ADC 8.340(2), walls visible from streets include canopies, windows, accent trim, and stucco walls. Landscaping is provided in front yard areas adjacent to the building. ADC Street Connectivity and Internal Circulation The standards apply to both public and private streets. () New commercial buildings may be required to provide street or driveway stubs and reciprocal access easements to promote efficient circulation between uses and properties, and to promote connectivity and dispersal of traffic. (2) The internal vehicle circulation system of a commercial development shall continue the adjacent public street pattern wherever possible and promote street connectivity. The vehicle circulation system shall mimic a traditional local street network and break the development into numerous smaller blocks. (3) Traffic aisles shall not be located between the building(s) and the sidewalk(s), except as provided in (4) below, or where drive-through windows are permitted, sites are constrained by natural resources, or are infill sites less than one acre. [Ord. 5832, 4/9/4] (4) Where drop off facilities are provided, they shall be designed to meet the requirements of the American with Disabilities Act but still provide for direct pedestrian circulation. (5) Internal roadways shall be designed to slow traffic speeds. This can be achieved by keeping road widths to a minimum, allowing parallel parking, and planting street trees to visually narrow the road. [Ord. 5445, 4/2/00] The applicant is not proposing, and is not required to, provide street or driveway stubs or reciprocal access easements as contemplated in ADC.350(). However, consistent with this standard, an existing access easement and driveway connection with the property to the north is proposed to be retained, allowing circulation between the subject site and abutting property to the north. Staff Report/SP-3-5, Page 7

8 The proposed design maintains the existing site circulation pattern of vehicles entering the site via driveways off Sherman Street or Highway 99E. Due to the nature and size of the development, the applicant is not required to break the development into smaller blocks. As such, ADC 8.350(2) is satisfied. As noted previously, a traffic aisle is proposed between the building and the sidewalk along Highway 99E. This is permitted under ADC 8.350(3) because drive-through windows are permitted in the CC zone. Drop-off facilities and internal roadways are not proposed, therefore, ADC 8.350(4) and (5) do not apply. ADC Pedestrian Amenities () All new commercial structures and improvements to existing sites shall provide pedestrian amenities. The number of pedestrian amenities shall comply with the following sliding scale. Size of Structure or Improvement Number of Amenities Less than 5,000 square feet 5,000 0,000 square feet 2 0,00 50,000 square feet 3 (2) Acceptable pedestrian amenities include the following improvements. No more than two of any item may be used to fulfill the requirement: (a) (b) (c) (d) (e) (f) (g) (h) Sidewalks at least ten feet wide with ornamental treatments (e.g., brick pavers), or sidewalks which are 50 percent wider than required by the Code. Benches and public outdoors seating for at least four people. Sidewalk planter(s) enclosing a total of eight square feet. Pocket parks or decorative gardens (minimum usable area of 300 square feet). Plazas (minimum usable area of 300 square feet). Street trees that are 50 percent larger than required by the Code. Weather protection (awnings, etc.). Other pedestrian amenities that are not listed but are similar in scale and benefit. (3) Pedestrian amenities shall comply with the following standards: (a) (b) (c) Amenities shall be located outside the building main entrance, along pedestrian corridors, or near transit stops. Amenities shall be visible and accessible to the general public from an improved public or private street. Access to pocket parks, plazas, and sidewalks must be provided via a public right-of-way or a public access easement. Amenities are not subject to setback requirements. Amenities are 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 should be suitable for outdoor use, easily maintained, and have a reasonably long life cycle (e.g., 0 years before replacement). N/A (4) On sites at major transit stops provide the following: (a) Either locate buildings within 20 feet of the transit stop, a transit street or an intersecting street or provide a pedestrian plaza at the transit stop or a street intersection. Staff Report/SP-3-5, Page 8

9 (b) (c) (d) (e) A reasonable direct pedestrian connection between the transit stop and building entrances on the site. A transit passenger landing pad accessible to the disabled. An easement or dedication for a passenger shelter if requested by the transit provider. Lighting at the transit stop. The proposed building is 366 sq. ft., requiring one pedestrian amenity. The applicant proposes a 6.5-foot wide concrete walk that includes two benches and surrounds a landscaped area (Attachment B.39). These features satisfy the pedestrian amenity requirements in ADC 8.360(2). As required by ADC 8.360(3), the amenities are near the main entrance of the building and along the adjacent public sidewalks, and are consistent with the character and scale of surrounding commercial and residential developments. Albany Development Code 8.360(4) does not apply because the site is not at a major transit stop. ADC Pedestrian Connections Pedestrian Connections (ADC 8.370). () New retail, office and institutional buildings at or near existing or planned transit stops shall provide for convenient pedestrian access to transit. (2) Walkways shall be provided connecting building entrances and streets adjoining the site. (3) Pedestrian connections to adjoining properties shall be provided except where such a connection is impractical. Pedestrian connections shall connect the on-site circulation system to existing or proposed streets, walkways, and driveways that abut the property. Where adjacent properties are undeveloped or have potential of redevelopment, streets, access ways and walkways on site shall be laid out or stubbed to allow for extension the adjoining property. There are no existing or planned transit stops near the site. The proposed building is not intended for customers to enter. However, a walkway connects the public sidewalk along Highway 99E to the canopy and order window, and continues on to the accessible parking space, delineating a path of travel for pedestrians who may park and walk to the building. As proposed, the application satisfies applicable standards in ADC ADC Compatibility Details Commercial development shall be designed to comply with the following applicable details and any other details warranted by the local conditions: () On-site lighting is arranged so that light is reflected away from adjoining properties and/or streets. (2) Any undesirable impacts produced on the site, such as noise, glare, odors, dust or vibrations have been adequately screened from adjacent properties. (3) The site is protected from any undesirable impacts that are generated on abutting properties. (4) Unsightly exterior improvements and items such as trash receptacles, exterior vents and mechanical devices have been adequately screened. (5) Storage areas, trash collection facilities and noise generating equipment are located away from public streets, abutting residential districts or development, or sight obscuring fencing has been provided. Staff Report/SP-3-5, Page 9

10 (6) Where needed, loading facilities are provided on-site and are of sufficient size and number to adequately handle the delivery or shipping of goods or people. Where possible, loading areas should be designed so that vehicles enter and exit the site in a forward motion. The applicant states that all exterior light fixtures are designed to shine downward to avoid glare on adjacent properties. To ensure that light does not glare onto adjacent properties, Condition of Approval requires all exterior lights to be a shielded, full cut-off design. The proposed coffee kiosk use is the same use as currently in operation on the site. This use is permitted in the CC zoning district, and as proposed and conditioned is not expected to generate undesirable impacts upon adjacent properties. Similarly, the applicant notes that there are no historical impacts generated on adjacent uses that negatively affect the subject site. The applicant proposes to place the trash receptacle along the west property line, which abuts the parking lot of a commercial use in a CC zone. The trash receptacle is proposed to be screened as required by the ADC. Exterior mechanical equipment is not proposed, except for a roof mounted air conditioning unit, but this is not anticipated to be unsightly or negatively impact surrounding uses. Loading facilities are not required because the proposed building is less than 5,000 sq. ft. Given the above, the proposal complies with the applicable design standards in ADC ARTICLE 9 ON-SITE DEVELOPMENT AND ENVIRONMENTAL STANDARDS Off-street Parking The following evaluates applicable standards in ADC Article 9 related to off-street parking. Required Number of Spaces According to ADC 9.020(), for the purposes of calculating required parking, the relevant square footage equals the total square footage minus areas such as restrooms, storage rooms, and vent shafts. Based on this, parking calculations for the building are based on 97 sq. ft. (Attachments B.23 and B.39). Albany Development Code Table 9-: Parking Requirements, requires drive through restaurants to provide one vehicle parking space per every 00 sq. ft. of building area. This results in a need for two parking spaces. The applicant proposes three parking spaces, including one accessible space. Parking Lot Design and Construction ADC 9.20 includes standards for parking lots. Parking lots must have a durable, dust-free surface; a drainage system; perimeter curb; wheel bumpers; and striping. ADC 9.30, Table, includes dimensional standards for parking lots. As noted previously in this report under Criterion 4 Parking Areas, the design of the site s interior parking lot travel aisles and parking stalls comply with the design standards contained in ADC 9.20 and Condition of Approval 2 ensures the existing access to the abutting property to the north is retained, as required by ADC 9.20(9). Bicycle Parking ADC 9.20(3) requires commercial developments to provide at least two spaces plus one bicycle parking space for every ten automobile parking spaces required. Per ADC 9.20(3)(h), at least one-half of required bicycle parking spaces must be sheltered. The project requires two vehicle parking spaces; therefore, the project is only required to provide two bicycle parking spaces, one of which must be covered. The applicant proposes a 4-ft x 6- ft covered bicycle-parking shelter housing two bicycle parking spaces. The bicycle parking shelter is proposed between the coffee kiosk and Highway 99E, next to the pedestrian walkway connecting this street to the kiosk. Condition of Approval 5 ensures the required bicycle parking spaces will be constructed to the design and dimensional standards in ADC 9.20(3)(f-h). Staff Report/SP-3-5, Page 0

11 Lighting ADC 9.20(4) requires lights provided to illuminate parking areas to be arranged to reflect the light away from any abutting or adjacent properties. The application states that lights are not proposed to illuminate parking areas. Lights are proposed on the building are proposed to be directed downward with cutoff shields to prevent light trespass (Condition of Approval ). Pedestrian Access ADC 9.20(5) states that walkways and access ways shall be provided in all new off-street parking lots and additions to connect sidewalks adjacent to the development to the entrance of new buildings. The site is corner lot abutting two streets. Consistent with ADC 9.20(5), a designated walkway is proposed to connect the parking area to the entrance of the coffee kiosk. The same walkway continues on to connect with the public sidewalk along Highway 99E. Landscaping The following section evaluates the proposal for conformance with applicable landscaping standards in Article 9. ADC 9.40(2) - Landscaping Required Non-Residential All required front and interior setbacks, exclusive of access ways and other permitted intrusions, must be landscaped before an occupancy permit will be issued. Minimum landscaping acceptable for every,000 square feet of required setbacks in all commercial and industrial districts is as follows: (a) One tree at least 6 feet tall for every 30 feet of street frontage. (b) Five 5-gallon or eight -gallon shrubs, trees or accent plants. (c) The remaining area treated with suitable living ground cover, lawn, or decorative treatment of bark, rock, or other attractive ground cover. (d) When the yard adjacent to a street of an industrially zoned property is across a right-of-way from other industrially or commercially zoned property, only 30 percent of such setback area must be landscaped. The application shows that each of its front yard areas (along Highway 99E and Sherman St.) is at least 0-ft wide and proposed to be landscaped with a mix of vegetation and groundcover. The site s frontage along Highway 99E is approximately 27-ft (,270 sq. ft. of landscape area), requiring at least four trees. Three trees are located in this setback, requiring the applicant to install at least one more. The Sherman Street frontage is approximately 06-ft long (,060 sq. ft. of landscape area), also requiring four trees. Six 5-gallon or 0 -gallon shrubs, trees, or accent plants are required along Highway 99E, and five 5-gallon or eight -gallon shrubs, trees, or accent plants are required along Sherman Street. The remaining area is required to be treated with ground cover per ADC 9.40(2)(c) (Condition of Approval 3). ADC Landscaping within Parking Lot The purpose of landscaping in parking lots is to provide shade, reduce storm water runoff, and direct traffic. Parking lots must be landscaped in accordance with the following minimum standards: () Planter Bays. Parking areas shall be divided into bays of not more than 2 parking spaces. At both ends of each parking bay there shall be curbed planters at least five (5) feet wide, excluding the curb. Each planter shall contain one canopy tree at least 0 feet high and decorative ground cover containing at least two (2) shrubs for every 00 square feet of landscape area. Neither planter bays nor their contents may impede access on required public sidewalks or paths, or handicapped-accessible parking spaces. (2) Entryway Landscaping. Both sides of a parking lot entrance shall be bordered by a minimum five (5) foot wide landscape planter strip meeting the same landscaping Staff Report/SP-3-5, Page

12 provisions as planter bays, except that no sight-obscuring trees or shrubs are permitted. (3) Parking Space Buffers. Parking areas shall be separated from the exterior wall of a structure by pedestrian walkways or loading areas or by a 5 foot strip of landscaping materials. The applicant proposes a new parking area along the north side of the site. At each end of the parking bay are planter areas that satisfy the dimensional requirements in ADC 9.50(). A planter area is provided on each side of both driveways into the site and parking area. However, the landscaped area on the west side of the driveway to Highway 99E is approximately 2.5-ft wide, not 5-ft wide as required by ADC 9.50(2). Condition of Approval 4 requires this area to be widened to 5-ft. The parking area is separated from the exterior wall of the proposed building by approximately 32 feet. The site plan does not show landscaping in the parking lot areas noted above, however, the applicant proposes to provide a landscaping plan during the Building Permit review process. Condition of Approval 3 ensures a landscaping plan is provided and landscaping is installed to the satisfaction of ADC 9.50 and the buffering requirements in 9.240, which are discussed below. Irrigation System ADC 9.60 states that all required landscape areas be provided with a piped underground irrigation system, unless a licensed landscape architect or certified nurseryman submits written verification that the proposed plant materials do not require irrigation. A detailed irrigation plan was not provided with the subject application, however, the applicant proposes to provide such a plan and install irrigation through the Building Permit process. Condition of Approval 3 requires the applicant to provide a detailed irrigation plan and install irrigation prior to issuance of a Certificate of Occupancy. Buffering and Screening ADC 9.20 requires buffering and screening in accordance with Table 9-4 in ADC Per this table, screening is not required because the proposed use is in a commercial zone, which only abuts other commercial zones. However, because the site is adjacent to residentially zoned property, buffering is required along the south property line in accordance with ADC 9.240, which states: Buffering. The minimum improvements within a buffer area consist of the following: () At least one row of trees. These trees will be not less than 0 feet high at time of planting for deciduous trees and spaced not more than 30 feet apart and 5 feet high at time of planting for evergreen trees and spaced not more than 5 feet apart. This requirement may be waived by the Director when it can be demonstrated that such trees would conflict with other purposes of this Code (e.g. solar access). (2) At least five 5-gallon shrubs or ten -gallon shrubs for each,000 square feet of required buffer area. (3) The remaining area treated with attractive ground cover (e.g., lawn, bark, rock, ivy, evergreen shrubs). Condition of Approval 3, which is also discussed earlier in this report requires the landscaping to be installed consistent with the above standards prior to issuance of a Certificate of Occupancy. Alternatively, per ADC 9.270, the applicant may submit a detailed landscaping plan, which provides the same degree of desired buffering using alternative designs. Fences ADC lists the standards for fences. The applicant does not propose to install fencing for this development except for the enclosure to screen the refuse disposal area. Staff Report/SP-3-5, Page 2

13 Environmental Standards ADC include environmental standards related to noise, visible emissions, vibrations, odors, glare, heat, insects, rodents, and hazardous waste. No adverse environmental impacts are expected from this development, and as proposed, the application complies with these criteria. Article 3 - Signs Signage will be reviewed separately from this Site Plan Review application. Planning will review applications for sign permits when they are submitted to the Building Division. See ADC for regulations regarding sign size and number allowances in the Community Commercial zoning district. SUMMARY OF CONCLUSIONS As explained above, as conditioned, the proposal satisfies applicable development standards in ADC Articles 4, 8, and 9. Compliance with sign standards will be ensured through a subsequent review of a separate sign permit. Given that the proposal satisfies applicable development standards and is a permitted use in the CC zone, its design and operating characteristics are reasonably compatible with surrounding development and land uses to the satisfaction of ADC 2.450(5). CONDITIONS OF APPROVAL. Lighting All exterior lighting fixtures, including pole-mounted lights, shall be of a shielded, full cut-off design. 2. Parking Lot Design Prior to issuance of a Certificate of Occupancy, the parking lot shall be designed and constructed to applicable standards in ADC 9.20 and The existing access to the abutting property to the north shall be retained. 3. Landscaping and Irrigation Prior to issuance of a Certificate of Occupancy, the applicant shall submit a detailed landscaping and irrigation plan demonstrating compliance with the landscaping and irrigation requirements in ADC 9.40(2) Non-Residential Landscaping, ADC 9.50 Parking Lot Landscaping, ADC 9.60 Irrigation of Required Landscaping, and ADC Buffering. Prior to issuance of a Certificate of Occupancy, the irrigation system and landscaping must be installed in accordance with the approved landscape plans. ADC 9.90 allows occupancy of a development prior to the complete installation of all required landscaping and irrigation only if occupancy is requested between December and March and other requirements are met. 4. Entryway Landscaping Prior to issuance of a Certificate of Occupancy, a 5-foot wide landscape strip shall be installed on the west side of the driveway accessing Highway 99E in accordance with ADC 9.50(2). 5. Bicycle Parking Prior to issuance of a Certificate of Occupancy, the applicant shall install bicycle parking spaces to the standards in ADC 9.20(3)(f-h). CRITERION 6 SPECIAL PURPOSE DISTRICTS ADC 2.450(6) Activities and developments within special purpose districts must comply with the regulations described in Articles 4 (Airport Approach), 6 (Natural Resources), and 7 (Historic), as applicable. AIRPORT APPROACH The subject property is located within the outer edge of the Airport Conical Surface area. The highest elevation on the property is approximately 225 feet. The conical surface has an elevation of 472 feet. The elevation drawings show the highest point of the newly constructed building will be no more than 23 feet high, for an Staff Report/SP-3-5, Page 3

14 overall maximum elevation on site of 448 feet. This will not penetrate the elevation of the Airport Horizontal Surface area. STEEP SLOPES Article 6 Steep Slopes, Comprehensive Plan Plate 7 shows that there are no areas of steep slopes on the subject properties. FLOODPLAIN Article 6 Floodplains, Comprehensive Plan Plate 5 does not show the subject site in a 00-year floodplain. FEMA/FIRM Community Panel No. 4043C024G, dated September 29, 200, shows that this property is in Zone X, an area determined to be outside any 500-year floodplain. WETLANDS Article 6 Wetlands, Comprehensive Plan Plate 6 does not show any wetlands on the subject site; the National Wetlands Inventory does not show any wetlands on the property. HISTORIC DISTRICTS Article 7 Historic Districts, Comprehensive Plan Plate 9 shows the subject property is not in any historic district. There are no known archaeological sites on the property. SUMMARY OF CONCLUSIONS The site is located within the Airport Approach district; however, the highest point of the proposed development is less than the height limit of this special purpose district. Other than the Airport Approach district, the site is not located within any special purpose districts. This criterion is met without conditions. CONDITIONS OF APPROVAL No conditions of approval are required to satisfy criterion ADC 2.450(6). CRITERION 7 COMPLIANCE WITH PRIOR LAND USE APPROVALS ADC 2.450(7) The site is in compliance with prior land use approvals. In 2000, a Site Plan Review permit (SP-8-00) was approved allowing the construction of a gas station with three pump islands. In 2003, a Site Plan Review Permit and Variance application (SP-2-03 / VR-03-03) were approved allowing the construction of an automatic drive-through car wash and an espresso stand. The variance permitted a drive through lane between the building and street. This approval included several conditions; however, those conditions have either all been satisfied, or are being supplanted by the current proposal and associated conditions of approval. CONDITIONS OF APPROVAL No conditions of approval are required to satisfy the above criterion. CRITERION 8 NONCONFORMING STATUS Sites that have lost their nonconforming status must be brought into compliance, and may be brought into compliance incrementally in accordance with Section The entire site is proposed to be redeveloped and it is not considered nonconforming. As such, this criterion is satisfied. Staff Report/SP-3-5, Page 4

15 OVERALL CONCLUSIONS This report contains an evaluation of a Site Plan Review permit application to construct a 366 sq. ft. drive-through coffee kiosk at 4 9th Ave SE, including associated site improvements such as automobile and bicycle parking, pedestrian amenities and landscaping. As Conditioned, the proposal satisfies applicable review criteria and standards in the Albany Development Code. LIST OF ALL CONDITIONS OF APPROVAL. Lighting All exterior lighting fixtures, including pole-mounted lights, shall be of a shielded, full cut-off design. 2. Parking Lot Design Prior to issuance of a Certificate of Occupancy, the parking lot shall be designed and constructed to applicable standards in ADC 9.20 and The existing access to the abutting property to the north shall be retained. 3. Landscaping and Irrigation Prior to issuance of a Certificate of Occupancy, the applicant shall submit a detailed landscaping and irrigation plan demonstrating compliance with the landscaping and irrigation requirements in ADC 9.40(2) Non-Residential Landscaping, ADC 9.50 Parking Lot Landscaping, ADC 9.60 Irrigation of Required Landscaping, and ADC Buffering. Prior to issuance of a Certificate of Occupancy, the irrigation system and landscaping must be installed in accordance with the approved landscape plans. ADC 9.90 allows occupancy of a development prior to the complete installation of all required landscaping and irrigation only if occupancy is requested between December and March and other requirements are met. 4. Entryway Landscaping Prior to issuance of a Certificate of Occupancy, a 5-ft wide landscape strip shall be installed on the west side of the driveway accessing Highway 99E in accordance with ADC 9.50(2). 5. Bicycle Parking Prior to issuance of a Certificate of Occupancy, the applicant shall install bicycle parking spaces to the standards in ADC 9.20(3)(f-h). ATTACHMENTS A. Location Map B. Applicant s Submittal C. Comment from the Oregon Department of Transportation (ODOT) dated 8/3/5. ACRONYMS ADC CC DS ITE LOS ODOT RL ROW SP TSP V/C Albany Development Code Community Commercial Zoning District Design Standard Institute of Transportation Engineers Level of Service Oregon Department of Transportation Replat Right of Way Site Plan Review City of Albany s Transportation System Plan Volume to Capacity Staff Report/SP-3-5, Page 5

16 Main St. Main St. Sherman St. Sherman St. Oak St. Main St. 7th Ave. 7th Ave. Pine St. Highway 99E Dutch Bros. Coffee Kiosk Highway 99E 0th Ave. 0th Ave. (Private) th Ave. Sherman St. Location Map: 25 9th Avenue SE The City of Albany's Infrastructure records, drawings, and other documents have been gathered over many decades, using differing standards for quality control, documentation, and verification. All of the data provided represents current information in a readily available format. While the data provided is generally believed to be accurate, occasionally it proves to be incorrect; thus its accuracy is not warranted. Prior to making any property purchases or other investments based in full or in part upon the material provided, it is specifically advised that you independently field verify the March Feet 9, 205 Planning Division City of Albany Broadalbin St. SW, Albany, Oregon 9732 (54)

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19 DUTCH BROS. COFFEE STAND SITE PLAN REVIEW APPLICATION SITE PLAN REVIEW NARRATIVE APPLICANT: OWNER: ENGINEER/ SURVEYOR: Aaron Eastman 5463 Basil Lane NE Salem, OR 9737 Michael D & Roberta Newman 3749 Dunlap Ave NE Albany, OR Udell Engineering and Land Surveying, LLC Brian Vandetta 63 E. Ash St. Lebanon, OR PROPERTY LOCATION: 4 9 th Ave ASSESSOR S MAP: S-03W-07AA AND TAX LOT: 2800 ZONE DESIGNATION: Community Commercial (CC) COMP PLAN DESIGNATION: General Commercial (GC) Page

20 BACKGROUND AND SUMMARY OF REQUEST General Background The property is located in the northwest quadrant of the intersection of SE Sherman Street and SE 9 th Avenue in Albany. The current zoning designated for the property in the City of Albany Zoning Map is Community Commercial (CC). The property is approximately 32 feet x 0 feet and currently contains a drive-thru coffee stand. Summary of Request: This proposal entails development which will convert the current drive-thru coffee stand from a temporary to a permanent structure. As such, the proposed development could be called an extensive remodel of the existing use. None of the operational details or nature of the use and commercial activity will be altered. The existing stand will remain in use during construction of the proposed building. Upon project completion, the existing temporary stand will be removed. The proposed development will include one single-story 366-square-foot drive-thru coffee stand with associated site improvements such as a parking area, covered bicycle parking, walkways, a pedestrian amenity area, and landscaping. The proposed development will be serviced by existing utilities. Both existing pedestrian and vehicular access will not be impacted by the proposed development. Current and proposed vehicle access to the site is facilitated by existing driveways off of Sherman Street and 9 th Avenue. Vehicles currently enter the site from one street and exit onto the other maintaining a one-way traffic flow on-site. The proposed development is designed to facilitate the same flow of traffic. Existing vehicle stacking is three to four car lengths. The proposal maintains three to four car lengths stacking from both Sherman Street and 9 th Avenue. Pedestrian access to the site is facilitated by existing sidewalks along Sherman Street and 9 th Avenue which will not be impacted by the proposed development. There is a walkway included in the proposed development connecting the walk-up window of the proposed coffee stand to the parking area and the sidewalk along 9 th Avenue. Additional site improvements included in the proposed development include two regular parking spots, one ADAaccessible parking spot, a pedestrian amenity area, and landscaping areas. Details of the pedestrian amenity area and the landscaping will be finalized during the building permit review process. Page 2

21 SITE PLAN REVIEW CRITERIA The following narrative section provides findings that support compliance with applicable City of Albany Site Plan Review Criteria. The City criterion is shown in italicized print and the findings and conclusions are in bold print. Criterion: Public Utilities can accommodate the proposed development. Findings:. The subject parcel and existing development is currently served by existing public utilities. The proposal will not impact business operations or impact existing public utility services and infrastructure. 2. There is an existing 4 public sanitary line along the north property line of the parcel which currently services the existing use. The proposed development will use the existing 4 public sanitary service line. There is a 4 private sanitary sewer extension from the existing service lateral proposed for the new building which will not interrupt services to existing coffee stand. 3. There is an existing ¾ public water line along Sherman Street to the east of the parcel which currently services the existing use. The proposed development will use the existing ¾ public water line. There is a ¾ private domestic water supply extension proposed from the existing water line along Sherman Street to within five feet of the proposed building which will not interrupt service to existing coffee stand. 4. A 2 public storm drain main exists in Geary Street to the south and west of the subject property. A private storm drain line will be constructed prior to development which drains into an existing private storm drain system. The existing storm drain system was designed with on-site detention to accommodate the proposed impervious area increase. 5. A phone pedestal exists in the south-east corner of the parcel adjacent the existing stop sign along Sherman Street. There is an existing phone line to the parcel from the pedestal. 6. There is an existing underground power line along the west property line which currently services the site from the north-west corner of the parcel. The existing underground power line in the parcel is connected to a meter at the exiting building structure which will be rerouted to serve the proposed permanent building. 7. There are existing gas lines along Sherman Street to the east of the parcel and along 9 th Avenue to the south of the parcel. Page 3

22 Conclusion: Existing public utilities can accommodate the proposed development. Criterion: The proposed post-construction stormwater quality facilities (private and/or public) can accommodate the proposed development, consistent with Title 2 of the Albany Municipal Code. Findings:. The proposed development site is 4,56 square-feet, approximately 0.33 acres. 2. A post-construction storm water quality permit is required under Albany Municipal Code section , which states A postconstruction stormwater quality permit shall be obtained for all new development and/or redevelopment projects on a parcel(s) equal to or greater than one acre, including all phases of the development. (Ord , 204). 3. There is no post-construction stromwater quality facilities required or proposed as part of the proposed development due to the development site being less than required size. 4. The existing stormwater system was designed with detention and flow control for full site build out. The addition of the proposed 2,00 sq. ft. of impervious surfaces is still less area than the full build out design. Conclusion: The proposed development has a total site area less than the threshold requiring a post-construction storm water quality permit. Criterion: The transportation system can safely and adequately accommodate the proposed development. Findings:. 9 th Avenue is adjacent to the subject parcel and is designated in the City of Albany Transportation System Plan as a Principal Arterial. 9 th Avenue is south of the parcel and has a one-way flow of traffic east-bound. It is physically improved with sidewalks, three travel lanes for vehicles, and a travel lane for bicycles. The parcel is currently accessed from 9 th Avenue by an improved 33-foot wide two-way driveway. 2. Sherman Street is adjacent to the subject parcel on the east side and is designated in the City of Albany Transportation System Plan as a Minor Collector. The west side of the street adjacent the parcel has a sidewalk. The parcel is currently accessed from Sherman Street by an improved 38.5-foot wide two-way driveway. 3. The proposed development will not alter existing business operations nor does it alter existing transportation infrastructure such as sidewalks and driveways. Current site design allows space for three to four vehicles stacked from both driveways. The proposed site design will maintain space for three to four vehicles stacked from both driveways. Page 4

23 Conclusion: The existing transportation system will not be impacted by the proposed development and can thus safely and adequately accommodate the proposed development. Criterion: Parking areas and entrance-exit points are designed to facilitate traffic and pedestrian safety and avoid congestion. Findings:. The parking area is designed per the City of Albany Development Standards with respect to direct access to a public street, required number of parking stalls, parking stall sizes, and drive aisle width. 2. The parking area is designed with a 3 foot wide walkway which provides pedestrians direct access from the parking area to the walk up window of the proposed coffee stand and existing sidewalk along 9 th Avenue. 3. The minimum number of required parking stalls is two per the City of Albany Development Code. There are three parking stalls included in the proposed development. 4. The proposed parking area has a 26 foot wide aisle space for maneuvering. 5. Current and proposed site design allows stacking space for three to four vehicles. 6. Vision clearance triangles on both driveways are noted on Sheet 3 of the attached Plan Set and will be landscaped pursuant applicable standards of Article 9. Details of the landscaping will be finalized in final landscape plan submitted during building permit review process. Conclusion: The parking area and entrance-exit points as designed will facilitate traffic entering and exiting the proposed development while providing pedestrian safety and avoid congestion. Criterion: The design and operating characteristics of the proposed development are reasonably compatible with surrounding development and land uses, and any negative impacts have been sufficiently minimized. Findings:. The proposed development will not alter existing use. Page 5

24 2. The subject parcel is zoned Community Commercial (CC). The property is adjacent to a Principal Arterial designated street, 9 th Avenue, and a Minor Collector designated street, Sherman Street. 2. The proposed development is a single story 366 square foot drivethru coffee stand with associated site improvement which is a permissible use under Community Commercial (CC) zoning designation. 4. The intent of the Community Commercial (CC) zone is to provide for small to medium-scale businesses located on arterial streets and highways which enhance community image and mitigate potential impacts to adjacent residential areas (Albany Development Code (ADC) 4.020(3)). 5. The proposed development includes a 0 foot front yard required setback along 9 th Avenue which will be permanently landscaped pursuant all applicable development standards in Article 9. Details of the landscaping will be finalized during final landscaping plan submitted during building permit review process. 6. The proposal does not alter existing business operations with respect to traffic generation and hours of operation which adjacent commercial and residential areas are accustomed to and compatible with. Conclusion: The proposed development is maintaining a small business along 9 th Avenue, a Principal Arterial. The building characteristics and site design are compatible with the surrounding developments. With the use of screening and buffering finalized during the final landscaping plan, any potential adverse impacts to the adjacent properties will be sufficiently mitigated. Criterion: Activities and developments within special purpose districts must comply with the regulations described in Articles 4 (Airport Approach), 6(Natural Resources), and 7(Historic), as applicable. Findings:. Existing records indicate the subject property is not within a mapped floodplain, hillside area, mapped wetland, riparian corridor, historic site, or archeological site. 2. The property has no topographic or other known hazards. 3. The property lies within the Airport Approach special purpose district. Conclusion: The only applicable special purpose area (Airport Approach), restricts building heights in the area of the subject property. The proposed Page 6

25 development under 30 feet tall, and will not conflict with height restrictions. Criterion: The site is in compliance with prior land use approvals. Findings:. SP and VR are prior land use application approvals pertaining to the subject parcel. The land use applications were a site plan review for carwash and coffee stand, and a variance to allow a driveway between the building and a street. 2. The proposed development includes a coffee-stand and a driveway between a building and a street. 3. The proposed development does not propose site design or use incompatible with prior conditions of approval. 4. The carwash approved in SP was not constructed and is not proposed to be constructed. Conclusion: The proposed development is compliant with prior land use approvals. Criterion: Sites that have lost their nonconforming status must be brought into compliance, and may be brought into compliance incrementally in accordance with Section Findings:. The site is conforming with the lot standards of the CC zone. 2. The proposed development will conform to all applicable standards of the Albany Development Code. Conclusion: There is no nonconforming status that needs to be addressed with the proposed development. Page 7

26 CITY OF ALBANY DEVELOPMENT CODE APPLICABLE STANDARDS ADDRESSED The following narrative section provides findings that support compliance with applicable City of Albany Development Code Articles 4, 8, and 9. The City requirements are shown in italicized print and the findings which demonstrate compliance are in bold print. Article 4: Commercial and Industrial Zoning Districts (3) CC COMMUNITY COMMERCIAL DISTRICT. The CC district recognizes the diversity of small to medium-scale businesses, services and sites mostly located on arterial streets and highways. Design guidelines, building location and front-yard landscaping will provide a coordinated and enhanced community image along these major transportation corridors as they develop or redevelop. Sound and visual buffers should be used to mitigate impacts on nearby residential areas. The proposed development satisfies the intent of the CC District in that it provides for a small business located on a principal arterial street. The proposal will not alter existing business operations in regards to traffic flow, noise generation, or visual impacts. The proposed development will make the existing temporary coffee stand into a permanent building and improve upon existing site features. The proposed development will not alter existing use which is already permissible and compatible with all adjacent uses, transportation infrastructure. This standard is satisfied. DEVELOPMENT STANDARDS Purpose. Development standards are intended to promote site planning and design that consider the natural environment; maintain the required dimensional standards while promoting energy conservation, privacy, safe and efficient parking areas; and improve the general living environment and economic life of a development. Table, on the following page, summarizes the basic development standards. It should be used with the sections immediately following the table, which address special circumstances and exceptions. Design standards for multiple-family and commercial development and zones are located in Article 8. Industrial uses in commercial, office or mixed-use zoning districts must also meet the design standards for commercial and office development. [Ord. 5445, 4/2/00, Ord. 5555, 2/7/03] The proposed drive-thru coffee stand is listed in the Schedule of Permitted Uses as permissible with a Site Plan Review. The following is a summary of compliance with the development standards identified in the City of Albany Development Code Table 4-2: Minimum Standard Code Required Standard Proposed Development Lot Size None 4,56 Sq. Ft. Lot width None 3.86 Lot depth None 0.05 Front setback 0 0 Page 8

27 Interior setback None None Maximum Standard Code Required Standard Proposed Development Building size 00, Sq. Ft. Lot size None 4,56 Sq. Ft. Building Height Lot Coverage 90% 78.95% Landscape Area 00% 00% Open Space None None All of the standards identified in the development code for the CC zone are satisfied. This standard is satisfied. SETBACKS 4.00 Minimum Standards. All setbacks must meet the minimum standards in Table 4-2, Development Standards. In addition to the setbacks in this Article, all development must comply with Section 2.80, Clear Vision Area. For residential accessory structures, See also Article 3, Table 2, Accessory Structure Standards. [Ord.5555, 2/7/03] The proposed development is in compliance with the minimum standards as demonstrated in the above table. Minimum standard requirements of Table 4-2 require a 0 foot front yard setback along 9 th Avenue. The proposed development includes a 0 foot setback. The Clear Vision Area and setback are identified on Sheet 3 of the attached Plan Set. All proposed setbacks comply with all minimum standards. This standard is satisfied. 4.0 Measurements. Setback distances must be measured perpendicular to all portions of a property line. [Ord. 5555, 2/7/03] Setback distances as identified on the submitted Plan Set are measured perpendicular to the property lines from the structure or curb lines. This standard is satisfied Setback Alternative in Developed Areas. The proposed development includes setback amounts required by Table 4-2. The proposal does not seek setback alternatives. This standard does not apply. Page 9

28 4.40 General Exceptions to Setback Requirements. The proposal does not include any depressed areas or building features which will project into the required setback. This standard does not apply Zero Lot Line. The proposed development is not located on a property line. This standard does not apply Interior Setbacks for Attached Dwellings. The proposed development does not include residential dwellings. This standard does not apply Setbacks and Fencing for Swimming Pools. The proposed development does not include a swimming pool. This standard does not apply Setbacks for Properties Abutting Future Street Rights-of-Way. Where the adopted Comprehensive Plan and future street plans include widening or connecting existing streets, or establishing new streets, the placement of all buildings and the establishment of all required setbacks must be in relation to the proposed street right-of-way boundaries. Also, no building may be erected on a lot that abuts a proposed street right-of-way unless the lot will have the width and depth needed to complete the street width plus the width and depth of the setbacks required on the lot. [Ord. 5742, 7/4/0] The streets adjacent the development site, Sherman Street and 9 th Avenue, are not identified in either the comprehensive plan nor any future street plans as being altered. This standard does not apply Special Noise Corridor Setbacks. The proposed development does not include any residential dwellings. This standard does not apply Special Setbacks for Educational and Religious Institutions, Public and Semi-Public Buildings. The proposed development does not include any new educational, religious institutions, public, or semi-public buildings. This standard does not apply. Page 0

29 4.220 Parking Restrictions in Setback Areas. Pursuant to setback requirements in CC zoning listed in ADC Table 4.2, there is a 0-foot required front yard setback and no required interior or side yard setback. The proposed development does not include parking spaces within the front yard setback. This standard is satisfied. HEIGHT Height Standards. The proposed building will be less than the 30-foot maximum stated in ADC Table 4-2 as shown under findings for above. This standard is satisfied. OFF STREET PARKING AND LOADING REQUIREMENTS Loading Standards. Loading spaces are required for all uses greater than 5,000 square feet except for office and residential use. The proposed development is 366 square feet. Therefore, loading areas are not required and are not proposed. This standard does not apply. LANDSCAPING General. Developments must comply with the site landscaping standards in Article 9 before occupancy or in accordance with Section [Ord. 5742, 7/4/0] The proposed development includes areas to be landscaped as shown on Sheet 3 in the attached Site Plan set. Landscaping details will be finalized in final landscape and irrigation plan submitted during the building permit review process. The proposed landscaping will be designed pursuant all applicable development standards of Article 9. This standard is satisfied. BUFFERING AND SCREENING General. Buffering and screening may be required in addition to the minimum landscaping to offset the impact of development. See Sections 9.20 through [Ord. 5445, 4/2/00, Ord. 5555, 2/7/03; Ord. 5742, 7/4/0] The proposed development includes a commercial use in a commercial district adjacent to other commercial uses in commercial districts to the north, east, and west and an arterial street to the south (9 th Avenue). As such, pursuant to ADC Table 9.400, there is only buffering required along the south side of the subject parcel.. As shown on Sheet 3 of the attached Plan Set, the proposed development includes a 0 foot wide landscaped area along the south side of the property adjacent 9 th Avenue. Details of the landscaping will be finalized in a final landscaping plan submitted during the building permit review Page

30 process. The proposed landscaping will be pursuant applicable standards of ADC This standard is satisfied. OUTSIDE STORAGE General. The proposed development does not include any outside storage. This standard does not apply Screening of Refuse Containers The following standards apply to all development, except for one- and two-family dwellings. Any refuse container or disposal area that would otherwise be visible from a public street, customer or resident parking area, any public facility, or any residential area, must be screened from view by placement of a sightobscuring fence, wall, or hedge at least 6 feet tall. All refuse materials must be contained within the screened area. Refuse disposal areas may not be located in required setbacks or buffer yards and must be placed at least 5 feet from any dwelling window. The proposed development includes a refuse container along its westernmost property line. As shown on Sheet 3 of the attached Plan Set, the existing refuse container is not located in a required setback area and is screened. This standard is satisfied. AIRPORT APPROACH Purpose Applicability Height Restrictions Other Interference Prohibited Noise Construction Standards The subject parcel is located just inside the westernmost boundary of the airport approach district. The proposed development is under 30 feet tall and hundreds of feet below the required height standards. The nature of the development, a drive-thru coffee stand, does not manipulate land or water which may interfere with airport traffic, navigation, or operations. The proposed development does pose a threat to airport operations. The standards of ADC are satisfied. Article 8: Design Standards Single-Family Homes and Multiple Family Design Standards The proposed development does not included residential dwellings. These standards do not apply. COMMERCIAL AND INSTITUTIONAL SITE DESIGN Page 2

31 8.30 Purpose. These sections are intended to set threshold standards for quality design in new commercial, mixed-use, and institutional development. Good design results in buildings that are visually compatible with one another and adjacent neighborhoods and contribute to a commercial district that is attractive, active and safe. These qualities in turn contribute to the creation of commercial districts that facilitate easy pedestrian movement and a rich mixture of land uses. [Ord. 5832, 4/9/4] The proposed development, including coffee-stand and site improvements, was professionally designed per all applicable standards of Article 8 of the City of Albany Development Code. The proposed development is an improvement to the existing structure, enhances site design amenities, and improves upon existing compatibility with surrounding developments. The Site design is efficient and safe both in respect to vehicular ingress and egress and pedestrian connectivity to public pedestrian facilities. This standard is satisfied Applicability. These standards apply to the design of new commercial, mixed-use, or institutional development and to the expansion of existing developments in any district. [Ord. 5445, 4/2/00; Ord. 5832, 4/9/4] The proposed development is a commercial use. Accordingly, design standards of Article 8 for commercial and institutional site design apply to this proposal Relationship to Historic Overlay Districts. For commercial property inside the Downtown Historic Overlay District, see Article 7 for additional historic review criteria. [Ord. 5445, 4/2/00] The proposed development is not located in the Downtown Historic Overlay District. This standard does not apply Building Orientation. Building orientation and maximum setback standards are established to help create an attractive streetscape and pleasant pedestrian environment. () New buildings shall be oriented to existing or new public streets. Building orientation is demonstrated by placing buildings and their public entrances close to streets so pedestrians have a direct and convenient route from the street sidewalk to building entrances. The proposed development is oriented to existing Sherman Street and 9 th Avenue. The proposed development is a drive-thru coffee stand and designed predominantly for vehicle traffic. Both the existing and proposed coffee stands are oriented for traffic entering and exiting the site from both streets. The proposed development will continue to use existing driveways located off of both streets. As such, the proposed development will not alter existing operations nor will it significantly alter existing traffic flow entering and exiting the site. Included in the proposed development is a marked pedestrian walkway connecting existing public sidewalk along 9 th Avenue directly to the walk-up window of the Page 3

32 proposed coffee stand. The walk-up window for pedestrian orders is oriented close to 9 th Avenue near the SW corner of the proposed building. Site design and pedestrian access features are shown on Sheet 3 of the attached Plan. This standard is satisfied. (a) On sites smaller than three acres, new buildings shall be oriented to the public street/sidewalk and off-street parking shall be located to the side or rear of the building(s), except where it is not feasible due to limited or no street frontage, the site is an infill site less than one acre, conservation of natural resources, or where there are access restrictions. The subject parcel is less than three acres. The proposed development includes a new building which will be oriented near 9 th Avenue but far enough north to accommodate vehicle traffic from both Sherman Street and 9 th Avenue. The proposed development will continue to use existing driveways off of both streets. Parking included in the proposal is located along the north side of the property line so as to not impede access to the drive-thru coffee stand which places it to the rear of the building from the 9 th Avenue perspective and to the side of the of the building based on the Sherman Street perspective. This standard is satisfied. b) Buildings on sites larger than three acres may be setback from the public street and oriented to traffic aisles on private property, if the on-site circulation system is developed like a public street with pedestrian access, landscape strips and street trees The subject parcel is less than three acres. This standard does not apply. (2) Customer entrances should be clearly defined, highly visible, using features such as canopies, porticos, arcades, arches, wing walls, and planters. [Ord. 5445, 4/2/00; Ord. 5832, 4/9/4] The proposed development is a drive-thru coffee stand and is not designed for customers to enter into it. The two drive-thru windows proposed include covered canopies which make them clearly defined and highly visible. A walk-up customer window is located under a logo sign and is almost as large as the west building wall upon which it is built which makes it clearly defined and highly visible as well. Design of the proposed coffee stand is shown on Elevations Sheets attached herein. This standard is satisfied General Building Design. New commercial buildings 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 except when not feasible. [Ord. 5555, 2/7/03] The proposed development includes covered canopies for the drive-thru windows and attractive design features - flags, logos, ample windows, and attractive color scheme - to provide architectural relief and interest. Due to the nature of the proposed development, a drive-thru coffee stand of 366 square-feet with two drive-thru windows and one walkup window, the proposed building is small, with limited wall space needing architectural Page 4

33 relief. There are no blank walls included in the proposed development. This standard is satisfied. ) Ground floor windows shall be provided along frontages adjacent to sidewalks. The main front elevation(s) of buildings shall provide windows or transparency at the pedestrian level in the following minimum proportions: CC = 25%. The minimum window and door requirements are measured between 2 and 8 feet from the ground. Only the glass portion of doors may be used in the calculation. [Ord. 5555, 2/7/03] If there are upper floor windows, they shall continue the vertical and horizontal character of the ground level windows. The proposed building s main front elevation is located adjacent to sidewalks along 9 th Avenue and is designed with multiple windows to provide for required transparency as calculated below. The following calculations are based on the area between 2 feet and 8 feet above the ground floor: Side Elevation 4 Transparency required is 80 sq. ft. x.25 (25%) = 45 sq. ft. Actual transparency provided = 45 sq. ft. Additional transparency design details will be finalized during final plans submitted for building permits. Final building design will comply with all transparency requirements. This standard is satisfied. (2) Walls that are visible from a public street shall include a combination of architectural elements and features such as offsets, windows, entry treatments, wood siding, brick, stucco, synthetic stucco, textured concrete block, textured concrete), and landscaping. [Ord. 5445, 4/2/00] The proposed building is visible from Sherman Street and 9 th Avenue both of which are adjacent to the subject parcel. The proposed coffee stand is designed with a combination of elements and features as well as landscaping to provide for a pleasant aesthetic consistent with the surrounding area. Elevations drawings are included herein. This standard is satisfied Street Connectivity and Internal Circulation. The following standards emphasize the importance of connections and circulation between uses and properties. The standards apply to both public and private streets. The interior circulation of the proposed development is safe and efficient. The proposed development will utilize existing driveways off Sherman Street and 9 th Avenue and maintain one-way flow of traffic in both directions through the parcel. The proposed development will not alter existing business operations, site access, or traffic flow. There is an existing access easement along and driveway connection with the property to the Page 5

34 north to provide circulation between the subject parcel and adjacent use. The proposed development does not modify this interconnection nor does it involve the addition or modification of public streets. This standard is satisfied. () New commercial buildings may be required to provide street or driveway stubs and reciprocal access easements to promote efficient circulation between uses and properties, and to promote connectivity and dispersal of traffic. The proposed development does include a new building. The bordering parcels are already developed as commercial uses. The proposed development does not alter existing improved public access in the area or adjacent parcels. There is an existing access easement and driveway connection with the property to the north to provide circulation between adjacent use. This standard is satisfied. (2) The internal vehicle circulation system of a commercial development shall continue the adjacent public street pattern wherever possible and promote street connectivity. The vehicle circulation system shall mimic a traditional local street network and break the development into numerous smaller blocks. The proposed development maintains existing inter vehicle circulation system of vehicles entering the site by existing driveways off of Sherman Street or 9 th Avenue and exiting onto the opposite street as one-way traffic flow. The existing and proposed site design and internal vehicle circulation system continue the adjacent public street patterns. Due to the nature and size of development, there is no need to break the proposed development up into smaller blocks. This standard is satisfied. (3) Traffic lanes shall be internal to the site and shall not be located between the building(s) and the sidewalk(s), except as provided in (4) below. The proposed development is designed with internal traffic maneuvering lanes which are located between the buildings and sidewalk. This design was approved as part of a prior land use application (VR ). This standard is satisfied with the continued application of the approved variance. (4) Where drop off facilities are provided, they shall be designed to meet the requirements of the American with Disabilities Act but still provide for direct pedestrian circulation. The proposed development does not include a designated drop off facility. This standard does not apply. (5) Internal roadways shall be designed to slow traffic speeds. This can be achieved by keeping road widths to a minimum, allowing parallel parking, and planting street trees to visually narrow the road. [Ord. 5445, 4/2/00] The proposed development does not include an internal roadway. This standard does not apply. Page 6

35 8.360 Pedestrian Amenities. Amenities such as awnings, seating, special paving and planters can have a dramatic affect on the pedestrian environment. Commercial developers should give as much thought to the pedestrian environment as they give to vehicle access, circulation and parking. The standards for pedestrian amenities are related to the scale of the development and also provide the flexibility for the developer to select the most appropriate amenities for the particular site and use. () All new commercial structures and improvements to existing sites shall provide pedestrian amenities. The number of pedestrian amenities shall comply with the following sliding scale. Size of Structure or Improvement Number of Amenities Less than 5,000 sf The proposed building is less than 5,000 square feet; therefore, one pedestrian amenity is required to be incorporated into the site design. The proposed development includes a pedestrian amenity consisting of a 6.5 foot concrete walk, two benches, and a landscaped area in the southeastern corner of the subject parcel as shown on Sheet 3 in the attached Plan Set. This standard is satisfied. (2) Acceptable pedestrian amenities include the following improvements. No more than two of any item may be used to fulfill the requirement: (a) Sidewalks at least 0 feet wide with ornamental treatments (e.g., brick pavers), or sidewalks that are 50 percent wider than required by the Code. (b) Benches or outdoor public seating for at least four people. (c) Sidewalk planter(s) enclosing a total of 8 square feet. (d) Pocket parks or decorative gardens (minimum usable area of 300 square feet). (e) Plazas (minimum usable area of 300 square feet). (f) Street trees 50 percent larger than required by the Code. (g) Weather protection (awnings, etc.). (h) Other pedestrian amenities that are not listed but are similar in scale and benefit. The proposed development includes a pedestrian amenity area with a 6.5 foot concrete walk, multiple benches, and a landscaped area. The details of the landscaped area will be designed to satisfy code requirements above as well as all applicable criteria in ADC Section 9 and will be included in the final landscape plan submitted during building Page 7

36 permit review process. This standard is satisfied. (3) Pervious pedestrian amenities can include approved vegetated post-construction stormwater quality improvements. [Ord.5842, /0/5] There is no vegetated post-construction stormwater quality improvement proposed as part of the pedestrian amenities. This standard does not apply. (4) Pedestrian amenities shall meet the following standards: (a) Amenities shall be located outside the building main entrance, along pedestrian corridors, or near transit stops. Amenities shall be visible and accessible to the general public from an improved public or private street. Access to pocket parks, plazas, and sidewalks must be provided by a public right-of-way or a public access easement. The proposed amenities are located in the southeast corner of the subject parcel, outside the main building entrance, and at the corner of Sherman Street and 9 th Avenue adjacent sidewalks. The amenities are visible from the sidewalk and directly accessible to the public from the existing sidewalk along 9 th Avenue. This standard is satisfied. (b) Amenities are not subject to setback requirements. The proposed amenities will partly occur in the required front yard setback area. The landscaped area of the public amenity is directly in the required front yard setback area. This standard is satisfied. (c) Amenities are 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 should be suitable for outdoor use, easily maintained, and have a reasonably long life cycle (e.g., 0 years before replacement). [Ord. 5445, 4/2/00] The proposed pedestrian amenities are designed in accordance with applicable code requirements to provide for consistent character with the surrounding developments. There are no other pedestrian amenities directly adjacent to the subject parcel. The materials used will be suitable for outdoor use, easily maintained, and have a long life cycle. Details of the materials of the pedestrian amenities will be finalized during building permit review process. This standard is satisfied Pedestrian Connections. () New retail, office and institutional buildings at or near existing or planned transit stops shall provide convenient pedestrian access to transit. The proposed development does not include retail, office, or an institutional building. This standard does not apply. Page 8

37 (2) Walkways shall be provided that connect building entrances and streets adjoining the site. The proposed development includes a walkway directly connecting the existing sidewalk along 9 th Avenue with the walk-up window of the proposed building. The proposed walkway is shown on Sheet 3 in the attached Plan Set. This standard is satisfied. (3) Pedestrian connections to adjoining properties shall be provided except where impractical. Pedestrian connections shall connect the on site circulation system to existing or proposed streets, walkways, and driveways that abut the property. When adjacent properties are undeveloped or have the potential to be redeveloped, streets, access ways and walkways on site shall be laid out or stubbed to allow for extension to the adjoining property. The adjacent properties to the subject parcel are already developed and have pedestrian access to them via public sidewalks. The proposed development will be predominantly frequented by vehicle traffic. The configuration of the adjacent development makes it impractical for pedestrian connections. The development to the north has no existing sidewalks to connect to at the property boundary. The development to the west includes a landscaped yard along the entire common property line. This standard is satisfied. (4) On sites at major transit stops provide the following: (a) Either locate buildings within 20 feet of the transit stop, a transit street or an intersecting street, or provide a pedestrian plaza at the transit stop or a street intersection; (b) A reasonably direct pedestrian connection between the transit stop and building entrances on the site; (c) A transit passenger landing pad accessible to disabled persons; (d) An easement or dedication for a passenger shelter, if requested by the transit provider; and (e) Lighting at the transit stop. [Ord. 528, 3/26/97; Ord. 5445, 4/2/00] The proposed development is not located at a major transit stop location. This standard does not apply Large Parking Areas The proposed development includes a 366 sq. ft. building and three parking spaces and is not considered a large commercial development. This standard does not apply Compatibility Details. Attention to detail can significantly increase the compatibility of commercial development with adjacent uses. Commercial development shall be designed to Page 9

38 comply with the following applicable details and any other details warranted by the local conditions: () On-site lighting is arranged so that light is reflected away from adjoining properties and/or streets. Lighting included in the proposed development will be arranged so light is reflected away from adjoining properties and streets and directly into the site. Details of the proposed lighting will be finalized during building permit review process. This standard is satisfied. (2) Any undesirable impacts produced on the site, such as noise, glare, odors, dust, or vibrations have been adequately screened from adjacent properties. The proposed development does not alter the existing use. Included in the proposed development is a 366 sq. ft. building, two drive-thru windows, one pedestrian walk-up window, three paved parking spaces, and additional landscaping along 9 th Avenue. The demolition of the existing drive-thru coffee stand is also included in this proposal. The subject parcel is adjacent to commercial uses in commercial districts to the north, east, and west; and adjacent to 9 th Avenue to the south with is classified as a Principal Arterial Street. Current use of the subject parcel is approved and adjacent properties are accustomed to the business activity. Accordingly, the proposed development s impacts will be comparable to existing approved levels and, pursuant ADC 9.20 and Table 9-4, screening is not required. This standard is satisfied. (3) The site is protected from any undesirable impacts that are generated on abutting properties. The proposed development is identical in nature to the existing development and use. There are no historical impacts that have been documented as undesirable from the neighboring properties. This standard is satisfied. (4) Unsightly exterior improvements and items such as trash receptacles, exterior vents and mechanical devices have been adequately screened. The proposed development includes a trash enclosure on the west property line. The trash area is enclosed and adequately screened. This standard is satisfied. (5) Storage areas, trash collection facilities and noise generating equipment are located away from public streets, abutting residential districts or development, or sight obscuring fencing has been provided. The proposed trash collection area is enclosed by a sight obscuring fence and located as far away from Sherman Street as possible and 57 feet from 9 th Avenue. This standard is satisfied. Page 20

39 (6) Where needed, loading facilities are provided on-site and are of sufficient size and number to adequately handle the delivery or shipping of goods or people. Where possible, loading areas should be designed so that vehicles enter and exit the site in a forward motion. As noted under finds for ADC above, the proposed development is smaller than 5,000 square feet and does not require loading facilities. This standard does not apply. Article 9: On-site Development and Environmental Standards OFF-STREET PARKING Space Requirements. Off-street parking and loading must be provided for all development in the amounts indicated in the table below subject to any applicable reductions permitted in this Article. All required parking must be developed in accordance with the standards in this Article. () Calculating Floor Area for Parking. The area measured is the combined floor area of each level of a building exclusive of vent shafts, court yards, stairwells, elevator shafts, restrooms, storage rooms and rooms designed and used for the purpose of storage and operation of maintenance equipment, and covered or enclosed parking areas. (2) Employees. The number of employees shall include those working on the premises, plus proprietors, during the largest shift at peak season. (3) Fractional Space Requirements shall be counted to the nearest whole space; half spaces will be rounded up. (4) Unspecified Uses and Alternative Standards. When a use is not specifically listed in the Table 9-: Parking Requirements, the Director will determine if the use is similar to a listed use in terms of parking needs. When a use is not similar to a use listed in Table 9- or the applicant has documentation that demonstrates a different parking demand, the Director may approve alternative parking standards. Acceptable documentation may include parking standards from other cities of similar size, company data on parking demand, parking demand studies, or the ITE Parking Generation Manual. [Ord. 5832, 4/9/4] (5) Off-street parking for one use shall not be considered as providing parking facilities for any other use except through the provisions of Section 9.080, Joint Use of Parking Facilities. (6) Downtown Assessment District. Parking spaces are not required for uses located within the Downtown Off-Street Assessment District as established by separate ordinance. (A map of the district is located at the end of this Article as Figure 9-2.) However, improvement of parking areas within this District must comply with the standards of this Article. (7) Maximum Parking in the ES, Elm Street Medical District. Parking provided with new development in the ES zone shall be only the minimum required. No additional off-street parking will be allowed for development in this district. Pursuant to ADC 9.020(), the relevant square footage of the proposed building equals the total square footage minus restrooms, storage rooms, and rooms used for the purpose of storage and operation of maintenance equipment. Accordingly, for the sake of calculating parking space requirements, the relevant square footage of the proposed building is calculated to be 97 square feet (366 total square feet 69 square feet of reduced space = 97 square feet) as shown on Sheet 3 in the attached Plan Set. Page 2

40 The proposed use is a drive-thru coffee stand and considered as a drive-thru restaurant for parking calculations listed in Table 9- which requires space for 00 square feet. ADC 9.020(3) requires spaces be rounded to the nearest numbers when calculating. Accordingly, two parking spaces are required for the proposed development. As shown on Sheet 3, the proposed development includes three parking spaces which is greater than the amount required. The proposed parking spaces are exclusively for use by the employees and patrons of the proposed development pursuant ADC 9.020(5) and the subject parcel is not located within either the Downtown Assessment District or the ES, Elm Street Medical district. The standards of ADC are satisfied Parking in the Public Right-of-Way. The proposed development does not include any parking in the public right-of-way. This standard does not apply Reductions or Exemptions to Minimum Parking Space Requirements. The proposed development includes greater than the amount of parking spaces required. This standard does not apply Responsibility/Prerequisite. Provision for and maintenance of off-street parking and loading spaces are responsibilities of the property owner. Plans showing property that is and will be available for exclusive use as off-street parking and loading must be presented before the city will issue building permits or approve land use applications. The proposed development includes three off-street parking spaces which will be maintained by the tenant or property owner. Proposed parking spaces and dimensions are shown on Sheet 3 of the attached Plan Set. This standard is satisfied Elimination of Existing Space. If a parking space has been provided in connection with an existing use or added to an existing use, the parking space may not be eliminated if elimination would result in less space than required by this Code. All the parking spaces included in the proposed development are connected to the existing coffee stand on-site. There are no parking spaces to be eliminated by the proposed development. This standard is satisfied Company Vehicles. Required parking spaces must be made available for the parking of passenger automobiles of residents, customers, patrons, and employees only, and may not be used for storage of company vehicles or materials. Spaces for company vehicles must be provided in addition to the number of spaces required by this Code. There are no company vehicle parking spaces required by the existing development. The proposed development will not alter business practices of the coffee stand and require company vehicle parking spaces. This standard is satisfied. Page 22

41 9.060 Maintenance. Parking lots must be maintained by the property owner or tenant in a condition free of litter and dust, and deteriorated conditions must be improved to comply with the standards of Section The parking spaces included in the proposed development will be maintained by the tenant as part of regular business operations. This standard is satisfied Mixed Uses. In the case of mixed uses, the total requirement for off-street parking spaces is the sum of the requirements for the various uses. Off-street parking facilities for one use may not be considered as providing parking facilities for any other use, except as provided below. The proposed development is not a mixed use, it is a commercial use. This standard does not apply Joint Use of Parking Facilities. The parking spaces included in the proposed development are not proposed for joint use. This standard does not apply Parking Plan. A parking plan, drawn to scale, must accompany land use applications. Depending on the nature and magnitude of the development, it may be possible to show the needed parking information on the site plan (See Section 8.20). The plan must show the following elements, which are necessary to indicate that the requirements of this Code are being met. () Delineation of individual parking spaces, including handicapped parking spaces. (2) Loading areas and docks. (3) Circulation area necessary to serve spaces. (4) Location of bicycle and motorcycle parking areas. (5) Access to streets, alleys, and properties to be served. (6) Curb cuts. (7) Type of landscaping, fencing or other screening materials. (8) Abutting land uses. (9) Grading, drainage, post-construction stormwater quality facilities, surfacing, and subgrading details. [Ord. 5842, /0/5] (0) Location of lighting fixtures. Page 23

42 () Delineation of all structures and obstacles to circulation on the site. (2) Specifications of signs and bumper guards. (3) Location of planter bays when required. (4) Proposed number of employees and amount of floor area applicable to the parking requirements for the proposed use. A plan set of drawings is attached herein which incorporate all of the above listed required information. The standards of ADC are satisfied Downtown Assessment District. The subject parcel is not located within the Downtown Assessment District. This standard does not apply Parking Area Improvement Standards. All public or private parking areas, loading areas and outdoor vehicle sales areas must be improved based on the following standards: () General. All parking spaces must be improved in accordance with these standards and available for use at the time of project completion. The proposed development includes a parking area which will be developed in accordance with the applicable standards in The City of Albany Development Code and it will be ready for use at the time of project completion. (2) Other Requirements. All parking areas shall conform to the setback, clear vision, landscaping, and buffering/screening provisions of this Code. The proposed development includes a parking area along the north property line where no setback is required. The clear vision triangle is noted Sheet 3 of the attached Plan Set. The parking area included in the proposed development includes perimeter parking area landscaping as noted on Sheet 3. The details of the landscaping will be pursuant to applicable code standards of ADC Article 9 and finalized in the final landscaping plan during the building permit review process. No buffering/screening is required along the parking areas. This standard is satisfied. (3) Surfacing. All required parking, including travel aisles and access, shall have a durable, dust-free surface of asphalt, cement concrete, or other materials approved by the Director. Parking lot surfacing shall not encroach upon the public right-of-way except when it abuts a concrete public sidewalk, or has been otherwise approved by the Director of Public Works. Pervious pavements, such as pervious asphalt or pervious concrete, may be allowed by the Director of Public Works. [Ord. 5832, 4/9/4; Ord. 5842, /0/5] The parking area included in the proposed development will be constructed of materials Page 24

43 approved during the building permit review process. This standard is satisfied. (4) Drainage. All parking lots must provide a drainage system to dispose of the runoff generated by the impervious surface. Post-construction stormwater quality facilities are required per Title 2 of the Albany Municipal Code when applicable. Provisions shall be made for the on-site collection of drainage water to eliminate sheet flow of such water onto sidewalks, public rights-of-way, and abutting private property. All drainage systems must be approved by the Director of Public Works. [Ord. 5842, /0/5] Drainage patterns of the parking area included in the proposed development are shown on Sheet 5 of the attached Plan Set. No post-construction stormwater quality facilities are required or proposed. As shown on Sheet 5, the proposed development is designed to eliminate sheet flow of such water onto sidewalks, public rights-of-way, and abutting private property. The existing system was designed with detention and flow control for full site build out. The addition of the proposed 2,00 sq. ft. of impervious surfaces is still less area than the full build out design. Therefore, no modifications to the existing system are warranted. This standard is satisfied. (5) Perimeter Curb. Perimeter curbing is required for protection of landscaped areas and pedestrian walkways, and to prevent runoff onto adjacent properties. All parking areas except those required in conjunction with a single- or two-family dwelling or approved overflow parking areas shall provide a curb at least 6 inches high along the perimeter of all parking areas. Exceptions may be allowed for connections to approved vegetated post-construction stormwater quality facilities. [Ord. 5832, 4/9/4; Ord. 5842, /0/5] The proposed development includes a perimeter curb as shown on Sheets 3-5 in the attached Plan Set. This standard is satisfied. (6) Wheel Bumper. All parking stalls fronting a sidewalk, alleyway, street or property line, except for those required in conjunction with a single- or two-family dwelling, shall provide a secured wheel bumper at least 6 inches high and at least 6 feet long, set back from the front of the stall at least 2-/2 feet, but no more than 3 feet. If the sidewalk is widened to 7 feet 6 inches to allow for vehicle encroachment, no wheel bumpers are required. Parking stalls include a perimeter curb so vehicles will not encroach onto the adjacent property. This standard is satisfied. (7) Turnaround. Except for single-family and duplex dwellings, groups of more than two parking spaces must be located and served by an aisle or turnaround so that their use will require no backing movements or other maneuvering in a street right-of-way other than an alley. The proposed development includes three parking spaces. The parking spaces are located 26 feet from the closest drive-thru lane (westbound entry lane from Sherman Street) as noted on Sheet 3 in the attached Plan Set. The space provided to access the parking spaces is equal than dimensions of the required aisle. This standard is satisfied. Page 25

44 (8) Striping. Lots containing more than two parking spaces must have all required spaces permanently and clearly striped. Stripes must be at least four inches wide. When motorcycle parking, compact, or handicapped parking spaces are provided, they shall be designated within the stall. As shown on Sheet 3 of the included Plan Set, the proposed development includes three parking spaces all shown to be marked. One of the parking spaces proposed is marked as handicapped and designated as such within the stall. Details of the striping of the proposed parking spaces will be finalized during building permit review process. This standard is satisfied. (9) Connecting to Adjacent Parking Areas. Where an existing or proposed parking area is adjacent to a developed or undeveloped site within the same zoning district, any modifications to the parking areas must be designed to connect to the existing or future adjacent parking area. This requirement may be waived by the Director when it is deemed impractical or inappropriate due to the nature of the adjoining uses. [Ord. 5832, 4/9/4] The proposed development includes a parking area adjacent to a developed site within the same zoning district. A gas station building is directly adjacent to the proposed parking spaces in the neighboring parcel. The northwestern most corner of the subject parcel is connected to the parcel to the north and gas station parking area. The proposed development will not remove this connecting drive. This standard is satisfied. (0) Parking Lot Landscaping. Parking lots shall be landscaped according to the standards in Section The proposed development includes perimeter parking landscaping. The landscaping details will be finalized in the final landscaping plan submitted during the building permit approval process. The landscaping will be designed pursuant ADC This standard is satisfied. () Compact Car Parking. No more than 40% of parking spaces provided may be designated for compact cars. Compact spaces must be signed and/or the space painted with the words Compact Car Only. There are no parking spaces designated for compact cars included in the proposed development. This standard does not apply. (2) Parking Accessible to the Disabled. All parking areas must provide accessible parking spaces in conformance with the Oregon Structural Specialty Code. The proposed development includes one parking stall and one access aisle designated for compliance with ADA parking standards. The stall will be stenciled with the handicap symbol and signage will be provided as required. This standard is satisfied. Page 26

45 (3) Bicycle Parking. Bicycle parking space requirements are as follows: (a) For multiple-family dwellings (three or more units) one space per four units. (b) For industrial development one space for every 0 automobile spaces required. (c) For commercial or office development - at least two spaces, plus one space for every 0 automobile spaces required. [Ord. 5832, 4/9/4] (d) Exemptions -- the Director may allow exemptions to or reductions in required bicycle spaces in connection with temporary uses or uses that are not likely to need bicycle parking. Bicycle parking spaces shall meet the following standards: (e) Required spaces should be visible and not hidden, and must be located as near as possible to building entrances used by automobile occupants. (f) Each required bicycle parking space must have a parking rack securely fastened to the ground. Parking racks must support each bicycle at a minimum of two points, including at least one point on the frame, and must allow the frame and at least one wheel to be locked with a U-type lock. (g) Bicycle parking areas must provide at least 3 feet of clearance around all 3 sides of a fully-loaded bicycle rack and have an overhead clearance of at least 7 feet. (h) At least one-half of required bicycle parking spaces must be sheltered. Spaces must be protected from precipitation by a roof overhang or a separate roof at least 7 feet tall. Bicycle parking spaces within roofed buildings and bike lockers are considered sheltered spaces. [Ord. 5673, 6/27/07] The proposed development includes a four foot by six foot covered bicycle parking area with two spaces with racks adjacent to the pedestrian walkway and landscaping along 9 th Avenue as shown on Sheet 3 in the attached Plan Set. Additional details of the bicycle parking racks will be finalized during building permit review process and will be designed pursuant development standards of ADC 9.20(3). This standard is satisfied. 4) Lighting. Any lights provided to illuminate any public or private parking area or vehicle sales area must be arranged to reflect the light away from any abutting or adjacent properties. There are not lights proposed to illuminate the proposed parking area. The proposed parking area will be illuminated by existing adjacent lights and lights mounted on the proposed building. New lights mounted on the proposed building will be directed downward with cutoff shields to prevent light casting on adjacent properties and streets. This standard is satisfied. (5) Pedestrian Access. Walkways and access ways shall be provided in all new off-street parking lots and additions to connect sidewalks adjacent to new development to the entrances of new buildings. All new public walkways and handicapped accessible parking spaces must meet the minimum requirements of the Oregon Structural Specialty Code. [Ord. 5720, 08/2/09] As shown on Sheet 3 of the attached Plan Set, the proposed development includes a walkway connecting the parking area to the walk up window and public sidewalk along 9 th Avenue. This standard is satisfied. Page 27

46 (6) When employee parking is designated in new developments, parking for carpools and vanpools shall be provided and located near the employee entrances to buildings The proposed development does not include employee specific designated parking. This standard does not apply Off-Street Parking Lot Design. All off-street parking lots must be designed in accordance with City standards for stalls and aisles as set forth in Table : Parking Lot Design and supplemental drawings. Stall dimensions are measured from inside the stripes. [Ord. 5720, 08/2/2009] () Compact spaces shall be at least 8 feet wide by 6 feet long. There are no compact spaces included in the proposed development. This standard does not apply. (2) Accessible spaces shall be a minimum of 9 feet wide and 7 feet long and designed in accordance with the Oregon Structural Specialty Code (OSSC). An adjacent access aisle must be provided that is at least 8 feet wide and 7 feet long for a van-accessible space, and 6 feet wide for a standard accessible space. There is one accessible space included in the proposed development that is nine feet wide and 5.5 feet long. There is an adjacent access aisle proposed that is eight feet wide and 5.5 feet long as well. This standard is satisfied. (3) Stall Width. Long-term parking spaces must be at least 8.5 feet wide. Parking stalls for grocery stores or adjacent to planter islands must be at least 9.5 feet wide. All of the parking spaces included in the proposed development are nine feet wide. This standard is satisfied. (4) Minimum Aisle Widths. Aisles for two-way traffic and emergency vehicle operations must be at least 24 feet wide. One-way aisles and one-way emergency vehicle access must be at least 20 feet wide. As shown on Sheet 3 of the attached Plan Set, there is at least a 26 foot wide aisle space adjacent to head-in parking providing enough room for emergency vehicles. This standard is satisfied. (5) The design of driveways and on-site maneuvering and loading areas for commercial and industrial developments shall include 20 feet of storage length for entering and exiting vehicles, in order to prevent vehicles from backing into the flow of traffic on the public street or causing unsafe conflicts with on-site circulation. Page 28

47 The proposed development is designed for one-way traffic through the site. The drivethru windows on the proposed building are greater than 20 feet from either driveway accessing the site. The parking area is located 50 feet from the closest public street back of sidewalk. There is greater than the required 20 feet of storage length provided in the proposed development for vehicles entering the site and maneuvering the parking area. This standard is satisfied. LANDSCAPING 9.40 General Requirements. Landscaping requirements by type of use are listed below: () Landscaping Required Residential. The proposed development is a commercial use and not residential. This standard does not apply. (2) Landscaping Required Non-Residential. All required front and interior setback yards, exclusive of access ways and other permitted intrusions, must be landscaped before an occupancy permit will be issued. Minimum landscaping acceptable for every,000 square feet of required setback yards in all commercial industrial districts is as follows: (a) One tree at least 6 feet tall for every 30 feet of street frontage. (b) Five 5-gallon or eight -gallon shrubs, trees or accent plants. (c) The remaining area treated with suitable living ground cover, lawn, or decorative treatment of bark, rock, or other attractive ground cover. (d) When the yard adjacent to a street of an industrially zoned property is across a right-ofway from other industrially or commercially zoned property, only 30 percent of such yard area must be landscaped. The proposed development Site Plan set identifies all of the areas which will be landscaped per the standards in Article 9. A Final Landscaping and Irrigation Plan will be submitted after Site Plan approval and prior to or concurrent with the building permit plan submittal. The Final Landscaping Plan will demonstrate compliance with the above listed standards. This standard is satisfied. (3) Alternate Plan Non-Residential The proposed development does not include an alternate plan. This standard does not apply Parking Lot Landscaping. The purpose of landscaping in parking lots is to provide shade, reduce storm water runoff, and direct traffic. Parking lots must be landscaped in accordance with the following minimum standards: [Ord. 5720, 08/2/2009] Page 29

48 () Planter Bays. Parking areas shall be divided into bays of not more than 2 parking spaces. At both ends of each parking bay there shall be curbed planters at least 5 feet wide, excluding the curb. Each planter shall contain one canopy tree at least 0 feet high and decorative ground cover containing at least two shrubs for every 00 square feet of landscape area. Neither planter bays nor their contents may impede access on required public sidewalks or paths, or handicapped-accessible parking spaces. [Ord. 5720, 08/2/2009] (2) Entryway Landscaping. Both sides of a parking lot entrance shall be bordered by a minimum 5-foot-wide landscape planter strip meeting the same landscaping provisions as planter bays, except that no sight-obscuring trees or shrubs are permitted. As shown on Sheet 3 of the attached Plan Set, the proposed development includes three parking spaces with perimeter landscaping on either ends greater than five feet in width. The details of the landscaping will be finalized in the final landscaping and irrigation plan submitted during the building permit review process. Standards of both ADC 9.50()-(2) are satisfied. (3) Parking Space Buffers. Parking areas shall be separated from the exterior wall of a structure by pedestrian walkways or loading areas or by a 5-foot strip of landscaping materials. The proposed development includes three parking spaces separated by the adjacent gas station building by perimeter landscaping greater than five feet in width. This standard is satisfied Irrigation of Required Landscaping. All required landscaped areas must be provided with a piped underground water supply irrigation system unless a licensed landscape architect or certified nurseryman submits written verification that the proposed plants do not require irrigation. Irrigation systems installed in the public right-of-way require an encroachment permit. The proposed development Site Plan set shows the areas which will be landscaped and irrigated. A Final Landscaping Plan will be submitted with the building permit plan set that will include irrigation plans which meet the standards of The City of Albany Development Code. This standard is satisfied Identification of Existing Trees. In all proposed developments, existing trees over 25 inches in circumference (8 inches in diameter) as measured 4.5 feet above mean ground level from the base of the trunk shall be noted on all development plans, with notations indicating whether they are to be removed or utilized in the development. To obtain the circumference of a tree with multiple trunks, add the individual trunk circumferences, which are greater than 6 inches in circumference. Clusters of trees in open space and floodplain areas may be noted in approximate locations. Page 30

49 There are no existing trees over 25 inches in circumference existing in the subject parcel. This standard does not apply Landscape Plans. The proposed development is required to submit a landscape plan. One will be submitted during the building permit review process. This standard is satisfied Street Trees Prohibited on Right-of-Ways. The proposed development does not include street trees in the right-of-way. This standard does not apply Trees Requiring Approval. It is unlawful to plant willow, cottonwood, or poplar trees anywhere in the City unless the Director of Public Works approves the site as one where the tree roots will not be likely to interfere with public sewers. Details of the landscaping plan will be finalized during the building permit review process. The landscaping plan will be compliant with all applicable standards in Article 9 of the Albany Development Code. This standard is satisfied Height Requirements in Rights-of-Way. Trees or shrubs growing in the right-of-way or on private property adjacent to a street right-of-way must be trimmed to maintain a minimum canopy height of 8 feet above sidewalks, or 4 feet above streets or alleys. No trees, shrubs, or plants more than 8 inches tall shall be planted in the public right-of-way abutting roads having no established curb and gutter. Details of the final landscaping plan will be addressed during the building permit review process. The landscaping plan will be compliant with applicable standards in Article 9 of the Albany Development Code. This standard is satisfied Trimming, Removal. The city manager or duly authorized representative may cause any vegetation in or upon any parking strip, street right-of-way or other public place in the City to be trimmed, pruned, or removed. Details of the landscaping plan will be finalized during the building permit review process. The landscaping plan will be compliant with applicable standards in Article 9 of the Albany Development Code. This standard is satisfied Planting in Roadways Having No Gutter, Curb. No trees, shrubs, or plantings more than 8 inches tall shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Both Sherman Street and 9 th Avenue adjacent the subject parcel have established curbs and gutter. This standard does not apply. Page 3

50 9.90 Completion Guarantees. Details of the landscaping plan will be finalized during the building permit review process. The landscaping plan will be compliant with applicable standards in Article 9 of the Albany Development Code. This standard is satisfied Maintenance of Landscaped Areas It shall be the continuing obligation of the property owner to maintain required landscaped areas in an attractive manner free of weeds and noxious vegetation. In addition, the minimum amount of required living landscape materials shall be maintained. Private post-construction stormwater quality facilities located in landscaped areas and required under Title 2 of the Albany Municipal Code shall be maintained consistent with the terms of any operation and maintenance agreements between the property owner and the City consistent with the requirements of Albany Municipal Code Title 2. Details of the landscaping plan will be finalized during the building permit review process. The landscaping plan will be compliant with applicable standards in Article 9 of the Albany Development Code. There are no stormwater quality facilities required or proposed. This standard is satisfied. TREE PROTECTION Purpose Definitions Applicability. Site Plan Review approval is required for the felling of 5 or more trees larger than 25 inches in circumference (approximately 8 inches in diameter) on a lot or property in contiguous single ownership in excess of 20,000 square feet in any zone Tree Felling Criteria The proposed development does not involve the felling of any trees. The standards of ADC do not apply. BUFFERING AND SCREENING 9.20 General Requirements/Matrix. In order to reduce the impacts on adjacent uses of a different type, buffering and screening is required in accordance with the matrix that follows Section The property owner of each proposed development is responsible for the installation and maintenance of such buffers and screens. The Director may waive the buffering/screening requirements of this section where such has been provided on the adjoining property in conformance with this Code. Where a use would be abutting another use except for separation by right-of-way, buffering (but not screening) shall be required as specified in the matrix. Where a proposed use abuts undeveloped property, only one half of the buffer width shall be required. [Ord. 5445, 4/2/2000] The proposed development includes a commercial use in a commercial district adjacent to other commercial uses in commercial districts to the north, east, and west and an Page 32

51 arterial street to the south (9 th Avenue). Pursuant to Table 9-4, no buffering or screening is required adjacent the other commercial uses on the north, east, or west boundaries of the subject parcel; a 0 foot wide landscaped area with buffering is required along the south border of the subject parcel along 9 th Avenue. As shown on Sheet 3 of the attached Plan Set, the proposed development includes a landscaping strip 0 foot wide along the south border of the parcel adjacent to 9 th Avenue. Details of the landscaping plan will be finalized during building permit review process and will comply with applicable standards of Albany Development Code Article 9 including buffering standards of This standard is satisfied Buffering. The minimum improvements within a buffer area consist of the following: () At least one row of trees. These trees will be not less than 0 feet high at time of planting for deciduous trees and spaced not more than 30 feet apart and 5 feet high at time of planting for evergreen trees and spaced not more than 5 feet apart. This requirement may be waived by the Director when it can be demonstrated that such trees would conflict with other purposes of this Code (e.g. solar access). (2) At least five 5-gallon shrubs or ten -gallon shrubs for each,000 square feet of required buffer area. (3) The remaining area treated with attractive ground cover (e.g., lawn, bark, rock, ivy, evergreen shrubs). The proposed development is required to provide buffering along the south border adjacent 9 th Avenue. A Final Landscaping Plan will be prepared and submitted with the building permit plan set which will include the above listed requirements in specific fashion. This standard is satisfied Screening. There is no screening required for this project. This standard does not apply Clear Vision. Buffering and screening provisions are superseded by the clear vision requirements of Section 2.80 and by the fence and wall height restrictions of the zone when applicable. [Ord. 5445, 4/2/2000] A Final Landscaping Plan will be prepared and submitted with the building permit plan set which will address landscaping details in the clear vision triangle shown on Sheet 3 of the attached Plan Set. This standard is satisfied Landscape Plan. In lieu of these standards a detailed landscape plan, which provides the same degree of desired buffering utilizing alternative designs, may be submitted for approval. Page 33

52 A Final Landscaping Plan will be prepared and submitted with the building permit plan set which will address landscaping details of Article 9. This standard is satisfied. FENCES Purpose Materials Standards Screening Non-conforming Fences The proposed development does not include any fences. If any fences are included in the finalized landscaping plan for screening or any other reason, they will be designed pursuant to all applicable standards of Article 9. These standards are satisfied. ENVIRONMENTAL Purpose Exemptions Relationship to Other Regulations Evidence of Compliance Responsibility Measurements Neighborhood Compatibility Noise Visible Emissions Water Quality Vibration Odors Glare and Heat Insects and Rodents Hazardous Waste. The proposed development includes a drive-thru coffee stand. The subject parcel is currently used as such. The proposed development will essentially transform the coffee stand from existing temporary structure to a permanent structure. The proposed development will not affect existing business operations. No adverse environmental impacts have been identified by the existing use which is in compliance with all known applicable standards and laws. The proposed development is compliant, as demonstrated herein by this lands use application, with all known applicable standards, criteria, and laws and will not generate any adverse environmental impacts. This standard is satisfied. Page 34

53 INDEX 84 - COVER SHEET 2 - EXISTING CONDITIONS 3 - SITE LAYOUT 4 - PRELIMINARY UTILITY LAYOUT 5 - PRELIMINARY GRADING/DRAINAGE PLAN Project Location PROPERTY 4/25 9TH AVE ALBANY, OREGON S-3W-7AA TAX LOT 2800 (PARCEL PP ) 4,56 S.F. (0.33 ACRES) GROSS/NET AREA ZONING - COMMUNITY COMMERCIAL (CC) CLIENT: AARON EASTMAN 5463 BASIL LANE NE SALEM, OR 9737 LOCATION MAP NOT TO SCALE SUBJECT PROPERTY APPLICANT AARON EASTMAN 5463 BASIL LANE NE SALEM, OR 9737 CIVIL ENGINEER/SURVEYOR BRIAN VANDETTA UDELL ENGINEERING AND LAND SURVEYING, LLC 63 E. ASH STREET LEBANON, OREGON (54) OWNER MICHEAL D. NEWMAN ROBERTA D. NEWMAN 3749 DUNLAP AVE. NE ALBANY, OR COVER SHEET UDELL ENGINEERING AND LAND SURVEYING, LLC 63 EAST ASH ST. LEBANON, OREGON (54) PH. (54) FAX SITE PLAN REVIEW 4 9TH AVE. ALBANY, OREGON VICINITY MAP NOT TO SCALE DATE: 8/6/5 PROJECT: ALBANY DB DRAWN BY: MLM, AAP CHECKED BY: BSV PLAN REVISIONS DATE Sheet of 5 SCALE: SEE BARSCALE

54 2 DEMOLITION NOTES EXISTING COFFEE KIOSK TO REMAIN DURING CONSTRUCTION & BE REMOVED UPON COMPLETION OF NEW STRUCTURE REMOVE EXISTING CURB 3 REMOVE EXISTING SIDEWALK CONNECTION (E) BUILDING PER AERIAL S03W07AA PACIFIC BOULEVARD LLC ALBANY, OR (LOT 2, BLOCK 2) ZONING: CC LAND USE: RETAIL FD 5/8" IR W/YPC HELD AS ' WITNESS PER C.S ' S03W07AA0250 JONES BERNADETTE ANN TR AGENT ALBANY, OR 9732 (LOT 7, BLOCK 2) 3.33' ZONING: CC LAND USE: COMMERCIAL (E) BUILDING PER AERIAL [N8 5'48"W 0.05'] FD 5/8" IR W/YPC C.S (E) 6" DECIDUOUS (E) LANDSCAPING S03W07AA02600 TRUAX CORPORATION CORVALLIS, OR (LOT 3, BLOCK 2) 0.00' PRIVATE SEWER EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 ZONING: CC LAND USE: GAS STATION (E) SD CB RIM S IE SUMP ' PRIVATE ACCESS EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 420, PG 780 (E) TRASH ENCLOSURE (E) 7" DECIDUOUS 0.00' PUE PER MF VOL 255, PG 7 20'X30' TV PRIVATE ACCESS EASEMENT BENEFITING LOT 7, BLOCK 2 PER MF VOL 462, PG 436 M [N80 59'40"E 3.98'] (E) SD CO RIM: IE E-W ' PRIVATE DRAINAGE EASMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 (E) BUILDING (E) 6" DECIDUOUS (E) GRAVEL PARKING S03W07AA02700 TRUAX CORPORATION CORVALLIS, OR (LOT 4, BLOCK 2) ZONING: CC LAND USE: GAS STATION 0.28' 0.00' PUE PER MF VOL 255, PG 22 GM (E) 6' SIDEWALK (E) 6" DECIDUOUS CONTROL # /2" IR W/RPC N E EL (E) DRIVE THRU (E) DRIVE THRU 3 36 SF LF ' 3 LF(E) SD CB RIM E IE SUMP ' (E) POWER METER SD MH RIM S 8" PVC IE 22.8 W 4" PVC IE N 4" PVC IE SUMP (E) SHED (E) DUTCH BROTHERS DRIVE UP COFFEE KIOSK SF (E) ARCO SIGN [S80 59'00"W 3.86'] (E) LANDSCAPING [S8 48'03"E 0.02'] (E) 6' SIDEWALK (E) SS MH RIM W 8" PVC IE E 8" PVC IE M (E) LANDSCAPING (E) 38.5' PAVED DRIVEWAY SHERMAN ST (66.00' R/W) (E) PHONE PEDESTAL (E) STOP SIGN SS SD MH CB CO PP IE FF R.O.W. FD CS IR R BO S.L. TC FH CI T.O.P. FL PUE (E) LP/PP 4 5 REMOVE EXISTING LANE STRIPING AS NECESSARY REMOVE EXISTING PAVEMENT EXISTING SYMBOL LEGEND - EXISTING CONTROL -5/8" IR W/RPC - EXISTING LIGHT POST - EXISTING SIGN - EXISTING GAS VALVE - EXISTING WATER VALVE - EXISTING WATER METER - EXISTING FIRE HYDRANT - EXISTING POWER POLE - EXISTING GUY WIRE - EXISTING 6' CYCLONE FENCE - EXISTING 6' WOOD FENCE - EXISTING SD LINE LOCATE - EXISTING SS LINE LOCATE - EXISTING WATER LINE LOCATE - EXISTING PHONE LINE LOCATE - EXISTING UNDERGROUND POWER LOCATE - EXISTING OVERHEAD POWER - EXISTING GAS LINE LOCATE - EXISTING RAILROAD TRACKS ABBREVIATIONS LEGEND - SANITARY SEWER - STORM DRAIN - MANHOLE - CATCH BASIN - CLEAN OUT - UTILITY POLE - INVERT ELEVATION (FLOW LINE) - FINISH FLOOR - RIGHT-OF-WAY - FOUND - COUNTY SURVEY - IRON ROD - RADIUS - BLOWOFF - STREET LIGHT - TOP FACE OF CURB - FIRE HYDRANT - CURB INLET - TOP OF PIPE - FLOW LINE - PUBLIC UTILITY EASEMENT - EXISTING - POWER POLE WITH STREET LAMP VERTICAL DATUM -- NGVD 29 NOTE: ELEVATIONS SHOWN ON THIS PLAN SET ARE BASED ON NGVD 29 VERTICAL DATUM (FOR NGVD 88 VERTICAL DATUM, ADD 3.32' TO ELEVATIONS SHOWN. UTILIZED LINN COUNTY GPS POINT 93272X 0' 5' 0' 5' CLIENT: UDELL ENGINEERING AND LAND SURVEYING, LLC 63 EAST ASH ST. LEBANON, OREGON (54) PH. (54) FAX EXISTING CONDITIONS/DEMO DATE: 8/6/5 SITE PLAN REVIEW 4 9TH AVE. ALBANY, OREGON PROJECT: AARON EASTMAN 5463 BASIL LANE NE SALEM, OR ALBANY DB DRAWN BY: MLM, AAP CHECKED BY: BSV (E) 33.0' PAVED DRIVEWAY 9TH ST (66.00' R/W) PLAN REVISIONS DATE Sheet of 2 5 SCALE: SEE BARSCALE

55 S03W07AA PACIFIC BOULEVARD LLC ALBANY, OR (LOT 2, BLOCK 2) ZONING: CC LAND USE: RETAIL S03W07AA02600 TRUAX CORPORATION CORVALLIS, OR (LOT 3, BLOCK 2) ZONING: CC LAND USE: GAS STATION S03W07AA02700 TRUAX CORPORATION CORVALLIS, OR (LOT 4, BLOCK 2) ZONING: CC LAND USE: GAS STATION 0.28' 0.00' PUE PER MF VOL 255, PG 22 0' 5' 0' 5' CLIENT: AARON EASTMAN 5463 BASIL LANE NE SALEM, OR 9737 (E) BUILDING PER AERIAL 20.84' S03W07AA0250 JONES BERNADETTE ANN TR AGENT ALBANY, OR 9732 (LOT 7, BLOCK 2) 3.33' ZONING: CC LAND USE: COMMERCIAL (E) BUILDING PER AERIAL FD 5/8" IR W/YPC [N8 5'48"W 0.05'] CLEAR VISION 0.00' PRIVATE SEWER EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 20' DRIVEWAY (E) 6" DECIDUOUS (E) LANDSCAPING 24.00' PRIVATE ACCESS EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 420, PG 780 (E) 7" DECIDUOUS 20' INTERCONNECTION 0 (E) TRASH ENCLOSURE FD 5/8" IR W/YPC 0.00' PUE PER MF VOL 255, PG 7 20'X30' TV PRIVATE ACCESS EASEMENT BENEFITING LOT 7, BLOCK 2 PER MF VOL 462, PG 436 M [N80 59'40"E 3.98'] 20' LF ' PRIVATE DRAINAGE EASMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 (P) DRIVE UP COFFEE BLDG (P) COVERED DRIVE UP WINDOW 65' QUEUING DISTANCE CLEAR VISION (E) BUILDING (P) WALK UP WINDOW 7 43 LF (E) 6" DECIDUOUS 20' GM (E) 6' SIDEWALK (E) 6" DECIDUOUS (P) COVERED DRIVE UP WINDOW 65' QUEUING DISTANCE (E) STORAGE BUILDING ON TEMPORARY FOUNDATION. TO BE REMOVED LF 0.00 LANDSCAPED FRONT YARD (P) LANDSCAPING 335 SF ' 8.03' (E) POWER METER (E) SHED (E) DUTCH BROTHERS DRIVE UP COFFEE KIOSK (E) ARCO SIGN [S80 59'00"W 3.86'] 3 20' ' CLEAR VISION (E) LANDSCAPING 20' [S8 48'03"E 0.02'] (P) LANDSCAPING 8 SF (E) 6' SIDEWALK 20' M (E) LANDSCAPING CLEAR VISION (E) 38.5' PAVED DRIVEWAY SHERMAN ST (66.00' R/W) (E) PHONE PEDESTAL (E) STOP SIGN SITE COVERAGE SUMMARY BUILDING: 972 S.F. (6.69%) PAVING: 9,45 S.F. EXISTING,,258 S.F. PROPOSED (73.77%) SIDEWALK: 233 S.F. (.6%) PAVING REPLACED WITH LANDSCAPING: 453 S.F. (3.2%) GROSS/NET SITE AREA: 4,56 S.F. TOTAL PERCENT COVERAGE: 78.95% PARKING SUMMARY GROSS FLOOR AREA: 366 S.F. NET FLOOR AREA: 97 (LESS BATHROOMS, COOLER AND STORAGE AREA AS PER CODE) PARKING REQUIRED: SPACE/00 S.F. = 2 SPACES PARKING PROVIDED: 3 SPACES (PARKING CALCULATED BASED UPON DRIVE THRU OCCUPANCY) BICYCLE PARKING 2 SPACES (COMMERCIAL MINIMUM) CONSTRUCTION NOTES CONSTRUCT PEDESTRIAN AMENITY: 6.5' CONCRETE WALK, BENCHES, & LANDSCAPED AREA PROPOSED PARKING LOT STRIPING PROPOSED CONCRETE SIDEWALK PER CITY OF ALBANY STANDARDS 4' x 6' COVERED BICYCLE PARKING AREA 2 SPACES WITH RACKS AREA OF EXISTING KIOSK TO BE REPAVED AFTER DEMOLITION CONSTRUCT 6" STRAIGHT CURB CONSTRUCT EXTRUDED CURB UDELL ENGINEERING AND LAND SURVEYING, LLC 63 EAST ASH ST. LEBANON, OREGON (54) PH. (54) FAX SITE LAYOUT DATE: 8/6/5 SITE PLAN REVIEW 4 9TH AVE. ALBANY, OREGON PROJECT: ALBANY DB DRAWN BY: MLM, AAP CHECKED BY: BSV (E) 33.0' PAVED DRIVEWAY 9TH ST (66.00' R/W) PLAN REVISIONS DATE Sheet of 3 5 SCALE: SEE BARSCALE

56 S03W07AA PACIFIC BOULEVARD LLC ALBANY, OR (LOT 2, BLOCK 2) ZONING: CC LAND USE: RETAIL S03W07AA02600 TRUAX CORPORATION CORVALLIS, OR (LOT 3, BLOCK 2) ZONING: CC LAND USE: GAS STATION S03W07AA02700 TRUAX CORPORATION CORVALLIS, OR (LOT 4, BLOCK 2) ZONING: CC LAND USE: GAS STATION 0.28' 0.00' PUE PER MF VOL 255, PG 22 (E) SS MH RIM W 8" PVC IE E 8" PVC IE ' 5' 0' 5' CLIENT: AARON EASTMAN 5463 BASIL LANE NE SALEM, OR 9737 (E) BUILDING PER AERIAL 20.84' 3.33' 0.00' PRIVATE SEWER EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 (E) SD CB RIM S IE SUMP ' PUE PER MF VOL 255, PG 7 [N80 59'40"E 3.98'] (E) BUILDING GM 4.20' SD MH RIM S 8" PVC IE 22.8 W 4" PVC IE N 4" PVC IE SUMP ' (E) SHED (E) LANDSCAPING (E) 6' SIDEWALK UDELL ENGINEERING AND LAND SURVEYING, LLC 63 EAST ASH ST. LEBANON, OREGON (54) PH. (54) FAX S03W07AA0250 JONES BERNADETTE ANN TR AGENT ALBANY, OR 9732 (LOT 7, BLOCK 2) ZONING: CC LAND USE: COMMERCIAL (E) BUILDING PER AERIAL [N8 5'48"W 0.05'] 24.00' PRIVATE ACCESS EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 420, PG 780 (E) TRASH ENCLOSURE (E) 6" DECIDUOUS TV (E) SD CO RIM: IE E-W ' PRIVATE DRAINAGE EASMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 (E) SD CB RIM E IE SUMP [S8 48'03"E 0.02'] M (E) 38.5' PAVED DRIVEWAY SEWER NOTES PROPOSED 4" PRIVATE SANITARY SEWER SERVICE EXTENSION TO EXISTING SERVICE LATERAL, NOT INTERRUPTING SERVICE TO EXISTING COFFEE STAND WATER NOTES PROPOSED " PRIVATE DOMESTIC WATER SUPPLY EXTENSION OF EXISTING SERVICE TO WITHIN 5' OF BUILDING, NOT INTERRUPTING SERVICE TO EXISTING COFFEE STAND 2 FRANCHISE UTILITY NOTES 2 PROPOSED GREASE TANK EXISTING FRANCHISE UTILITY SERVICE TO BE REROUTED TO SERVE NEW DEVELOPMENT, NOT INTERRUPTING SERVICE TO EXISTING COFFEE STAND PRELIMINARY UTILITY PLAN SITE PLAN REVIEW 4 9TH AVE. ALBANY, OREGON (E) POWER METER (E) LANDSCAPING (E (E) LANDSCAPING (E) 7" DECIDUOUS 20'X30' PRIVATE ACCESS EASEMENT BENEFITING LOT 7, BLOCK 2 PER MF VOL 462, PG 436 (E) 6" DECIDUOUS (E) 6" DECIDUOUS (E) ARCO SIGN [S80 59'00"W 3.86'] DATE: 8/6/5 PROJECT: ALBANY DB DRAWN BY: MLM, AAP CHECKED BY: BSV M (E) 6' SIDEWALK (E) 33.0' PAVED DRIVEWAY 9TH ST (66.00' R/W) PLAN REVISIONS DATE Sheet of 4 5 SCALE: SEE BARSCALE

57 STORM DRAIN NOTES PROPOSED STORM PIPE FOR ROOF DRAIN DOWNSPOUTS S03W07AA PACIFIC BOULEVARD LLC ALBANY, OR (LOT 2, BLOCK 2) ZONING: CC LAND USE: RETAIL S03W07AA02600 TRUAX CORPORATION CORVALLIS, OR (LOT 3, BLOCK 2) ZONING: CC LAND USE: GAS STATION S03W07AA02700 TRUAX CORPORATION CORVALLIS, OR (LOT 4, BLOCK 2) ZONING: CC LAND USE: GAS STATION 0.28' 0.00' PUE PER MF VOL 255, PG 22 (E) SS MH RIM W 8" PVC IE E 8" PVC IE DRAINAGE LEGEND 0' 5' 0' 5' CLIENT: AARON EASTMAN 5463 BASIL LANE NE SALEM, OR 9737 (E) BUILDING PER AERIAL 20.84' 3.33' 0.00' PRIVATE SEWER EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 (E) SD CB RIM S IE SUMP ' PUE PER MF VOL 255, PG 7 [N80 59'40"E 3.98'] P ' TC (E) BUILDING GM P ' TC P 225.7' TC P ' TC ' SD MH RIM S 8" PVC IE 22.8 W 4" PVC IE N 4" PVC IE SUMP ' (E) SHED (E) LANDSCAPING (E) 6' SIDEWALK IMPERVIOUS AREA P ' PROPOSED TOTAL IMPERVIOUS AREA: NET IMPERVIOUS INCREASE: PROPOSED SURFACE DRAINAGE FOR IMPERVIOUS AREAS PROPOSED SURFACE DRAINAGE FOR LANDSCAPED AREAS PROPOSED ELEVATION,46 S.F. 2,00 S.F. UDELL ENGINEERING AND LAND SURVEYING, LLC 63 EAST ASH ST. LEBANON, OREGON (54) PH. (54) FAX S03W07AA0250 JONES BERNADETTE ANN TR AGENT ALBANY, OR 9732 (LOT 7, BLOCK 2) ZONING: CC LAND USE: COMMERCIAL (E) BUILDING PER AERIAL [N8 5'48"W 0.05'] 24.00' PRIVATE ACCESS EASEMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 420, PG 780 (E) TRASH ENCLOSURE (E) 6" DECIDUOUS TV (E) SD CO RIM: IE E-W P ' TC ' PRIVATE DRAINAGE EASMENT BENEFITING LOT 3, BLOCK 2 PER MF VOL 477, PG 4 P ' P ' (E) SD CB RIM E IE SUMP [S8 48'03"E 0.02'] M (E) 38.5' PAVED DRIVEWAY S=.5% TYP. PROPOSED PARKING AREA EXISTING GROUND SLOPES TO NORTH CURB NORTH PROPERTY LINE TYPICAL SECTION NOT TO SCALE 5.'± LANDSCAPED AREA PROPERTY LINE PRELIM. GRADING/DRAINAGE PLAN SITE PLAN REVIEW 4 9TH AVE. ALBANY, OREGON (E) POWER METER (E) LANDSCAPING (E) LANDSCAPING (E) 7" DECIDUOUS 20'X30' PRIVATE ACCESS EASEMENT BENEFITING LOT 7, BLOCK 2 PER MF VOL 462, PG 436 (E) 6" DECIDUOUS (E) 6" DECIDUOUS (E) ARCO SIGN [S80 59'00"W 3.86'] DISTANCE VARIES PROPERTY LINE DATE: 8/6/5 PROJECT: ALBANY DB DRAWN BY: MLM, AAP CHECKED BY: BSV (E) 33.0' PAVED DRIVEWAY M (E) 6' SIDEWALK 9TH ST (66.00' R/W) DEVELOPED PARKING AREA CURB LANDSCAPED AREA DEVELOPED PROPERTY LINE TYPICAL SECTION NOT TO SCALE NO DEVELOPMENT PROPOSED ALONG SOUTH, EAST, OR WEST PROPERTY BOUNDARIES PLAN REVISIONS DATE Sheet of 5 5 SCALE: SEE BARSCALE

58 PROJECT GENERAL NOTES. DO NOT SCALE DRAWINGS. 2. FIGURED DIMENSIONS TAKE PRECEDENCE OVER SCALED DRAWINGS. WHERE DISCREPANCIES OCCUR, THEY SHALL BE REPORTED TO THE ARCHITECT FOR RESOLUTION. 3. DETAILED DRAWINGS AND LARGER SCALED DRAWINGS TAKE PRECEDENCE OVER SMALLER SCALED DRAWINGS. 4. CONCRETE DIMENSIONS ARE GIVEN TO FACE OF CONCRETE AND TO THE FACE OF ROUGH OPENINGS, U.N.O. 5. MASONRY DIMENSIONS ARE GIVEN TO FACE OF CMU AND TO THE FACE OF ROUGH OPENINGS. 6. PARTITION DIMENSIONS ARE GIVEN TO THE FACE OF STUD UNLESS OTHERWISE NOTED. 7. DOOR OPENING LOCATIONS ARE DIMENSIONED TO ROUGH OPENING OR CENTERLINE OF OPENING. 8. ALL NEW CONSTRUCTION TO COMPLY WITH THE AMERICANS WITH DISABILITY GUIDELINES (ADAAG) AND CABO/ANSI A UNLESS OTHERWISE INDICATED ON DRAWINGS, NOTES WHICH DO NOT READ "N.I.C.", "EXISTING", "EXISTING TO REMAIN", OR "BY OTHERS" SHALL INDICATE NEW WORK TO BE FURNISHED AND INSTALLED BY THE CONTRACTOR. 0. ALL MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS.. THE CONTRACTOR IS RESPONSIBLE FOR ALL PERMITS AND FEES NECESSARY TO EXECUTE THE INTENT OF THESE CONSTRUCTION DOCUMENTS. 2. THE CONTRACTOR SHALL KEEP ALL AREAS OF CONSTRUCTION CLEAN AND FREE OF DEBRIS. AFTER CONSTRUCTION IS COMPLETE, THE GENERAL CONTRACTOR SHALL PROVIDE FINAL CLEAN UP. 3. SUSPENDED CEILING SYSTEMS TO BE INSTALLED IN ACCORDANCE WITH ASTM C635 AND ASTM C636, AND CISA RECOMMENDATIONS FOR SEISMIC DESIGN CATEGORY "D". 4. EXIT SIGNAGE SHALL BE EXTERNALLY OR INTERNALLY ILLUMINATED BY THE PREMISES' WIRING, STORAGE BATTERIES, AND BE IN COMPLIANCE WITH IBC SECTION PROVIDE BLOCKING AS REQUIRED FOR ALL AREAS TO RECEIVE FUTURE CASEWORK AND WALL-MOUNTED ITEMS AS SHOWN IN PLANS. 6. THE DRAWINGS SPECIFY PRODUCTS, SURFACES, AND MATERIALS, WHILE THE NOTES ESSENTIALLY CONVEY DESIGN INTENT. THE PRODUCT INTENT IS TO PROVIDE FOR A COMPLETE WORKING MODEL. UPON COMPLETION OF THE PROJECT, ALL UTILITIES SHALL BE CONNECTED AND ALL PENETRATIONS THROUGH BUILDING SHELL SHALL BE WEATHER TIGHT. 7. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE LATEST ADOPTED BUILDING CODE DETERMINED BY THE JURISDICTION IN WHICH THE PROJECT IS LOCATED, AS WELL AS REQUIREMENTS AND SPECIFICATIONS OF THE OWNER. 8. SUBCONTRACTORS SHALL CAREFULLY EXAMINE THE SITE AND CONSTRUCTION DOCUMENTS OF THE WORK. ERRORS AND OMISSIONS IN THE PLANS AND SPECIFICATIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO CONSTRUCTION. FAILURE TO DO SO ON THE PART OF THE SUB CONTRACTOR DOES NOT RELIEVE THE SUB CONTRACTOR OF THE RESPONSIBILITY TO PROVIDE A CORRECT AND FINISHED PRODUCT. 9. GENERAL CONTRACTOR SHALL PROVIDE AND PAY FOR DUMPSTER, UTILITIES AND TEMPORARY TOILET FACILITIES FOR SUB CONTRACTOR USE. CONTRACTORS SHALL NOT USE THE EXISTING BUILDING'S TOILET FACILITIES AT ANY TIME. 20. CONTRACTOR IS RESPONSIBLE FOR LOCATION AND CONNECTION OF TEMPORARY UTILITY CONNECTIONS. 2. CONTRACTOR SHALL VERIFY ALL EXISTING UTILITIES SUCH AS SANITARY SEWER, STORM SEWER, WATER, NATURAL GAS, AND ELECTRICAL LINES. ELECTRICAL CONTRACTOR SHALL VERIFY EXISTING ELECTRICAL SERVICE AND SHALL PROVIDE ADDITIONAL SERVICE AS REQUIRED. 22. SMOKING IS NOT ALLOWED WITHIN THE FACILITY UNDER CONSTRUCTION. CONTRACTORS TO ASSURE THAT NO ACCUMULATION OF CIGARETTE BUTTS OCCURS AT BUILDING PERIMETER. 23. CONTRACTOR TO VERIFY WITH STRUCTURAL, MECHANICAL, PLUMBING AND ELECTRICAL REQUIREMENTS WITH INDIVIDUAL DISCIPLINES FOR ROUTING AND LOCATION COORDINATION. 24. NO STORAGE OUTSIDE THE BUILDING SHALL BE ALLOWED WITHOUT PRIOR WRITTEN CONSENT FROM THE GENERAL CONTRACTOR AND OWNER. PROJECT GENERAL NOTES (cont.) 25. ALL SUBSTITUTIONS SHALL BE SUBMITTED TO AND APPROVED BY GENERAL CONTRACTOR AND OWNER. 26. CONFINE OPERATIONS AT THE SITE TO AREAS PERMITTED BY LAW, ORDINANCES, PERMITS AND THE CONTRACT DOCUMENTS, AND DO NOT UNREASONABLY ENCUMBER THE SITE WITH ANY MATERIALS OR EQUIPMENT. 27. PATCHING, REPAIRING AND REPLACING OF SURFACE MATERIALS CUT OR DAMAGED IN THE EXECUTION OF WORK SHALL BE DONE WITH APPLICABLE MATERIALS SO THAT SURFACES REPLACED WILL, UPON SUBSTANTIAL COMPLETION, MATCH THE ADJACENT SURFACES, TEXTURE AND COLOR. 28. SEE COM-CHECK REPORT IN ATTACHED DOCUMENTS FOR BUILDING ENVELOPE COMPLIANCE WITH SECTION 802 FOR NEW CONSTRUCTION AND MODIFICATIONS TO THE EXISTING ENVELOPE. 29. OPENINGS AND PENETRATIONS IN THE BUILDING ENVELOPE SHALL BE SEALED WITH CAULKING MATERIALS OR CLOSED WITH A GASKETING SYSTEM COMPATIBLE WITH THE CONSTRUCTION MATERIALS AND LOCATIONS. JOINTS AND SEAMS SHALL BE SEALED IN THE SAME MANNER OR TAPED OR COVERED WITH A MOISTURE VAPOR-PERMIABLE WRAPPING MATERIAL. SEALING MATERIALS SPANNING JOINTS BETWEEN CONSTRUCTION MATERIALS SHALL ALLOW EXPANSION AND CONTRACTION OF INDIVIDUAL CONSTRUCTION MATERIALS. 30. EXIT DOORS SHALL BE MARKED SO THAT THEY ARE READILY DISTINGUISHABLE FROM THE ADJACENT CONSTRUCTION. 3. FLOOR ELEVATIONS AT BOTH SIDE OF DOORS SHALL BE THE SAME HEIGHT ON EACH SIDE. LANDINGS SHALL BE LEVEL EXCEPT FOR EXTERIOR LANDINGS, WHICH ARE PERMITTED TO HAVE A SLOPE NOT TO EXCEED /2" VERTICAL IN 2" HORIZONTAL RUN. 32. THRESHOLDS AT DOORWAYS SHALL NOT EXCEED /2" IN HEIGHT. RAISED THRESHOLD AND FLOOR LEVEL CHANGES GREATER THAN /4" SHALL BE BEVELED WITH A SLOPE NOT GREATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL. PROJECT GENERAL NOTES (cont.) 33. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT. 34. THE MEANS OF EGRESS SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 35. THE MEANS OF EGRESS SHALL BE ILLUMINATED WITH NOT LESS THAN FOOT-CANDLE AT THE FLOOR LEVEL. THE POWER SOURCE FOR SUCH ILLUMINATION SHALL BE BY BACK UP GENERATOR OR BATTERY POWER SOURCE FOR NOT LESS THAN 90 MINUTES. 36. EXITS AND EXIT ACCESS DOORS SHALL BE MARKED BY AN INTERNALLY ILLUMINATED EXIT SIGN READILY VISIBLE FROM ANY DIRECTION OF EGRESS TRAVEL. EXIT SIGN PLACEMENT SHALL BE SUCH THAT NO POINT IN AN EXIT ACCESS IS MORE THAN 00' OR THE LISTED VIEWING DISTANCE FOR THE SIGN, WHICHEVER IS LESS, FROM THE NEAREST VISIBLE EXIT SIGN. 37. OPERABLE PARTS OF CONSTRUCTION ELEMENTS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE OPERABLE PARTS SHALL BE 5 LBS MAXIMUM. 38. COUNTERS FOR SALES OR DISTRIBUTION OF GOODS OR SERVICES TO THE PUBLIC SHALL HAVE A PORTION OF THE COUNTER 36" LONG MINIMUM BY 36" HIGH MAXIMUM ABOVE THE FLOOR OR GROUND. 39. AIR DISTRIBUTION SYSTEMS SHALL BE EQUIPPED WITH SMOKE DETECTORS LISTED AND LABELED FOR INSTALLATION IN AIR DISTRIBUTION SYSTEMS PER APPLICABLE CODE. 40. AIR DISTRIBUTION SYSTEMS AND NATURAL VENTILATION REQUIREMENTS SHALL BE PART OF THE MECHANICAL SUB-CONTRACTOR'S DESIGN BUILD SUBMITTAL. 4. A 'KNOX BOX' BRAND ENTRY SYSTEM IS REQUIRED FOR THIS FACILITY. CONTACT THE RESPONDING FIRE DEPARTMENT STATION TO DETERMINE THE SPECIFIC LOCATION OF THE KEY BOX. THE BOX SHALL INCLUDE INFORMATION ACCEPTABLE BY THE RESPONDING FIRE STATION TO LOCATE REQUIRED PANELS, EQUIPMENT AND SYSTEMS PERTINENT TO FIRE FIGHTING OPERATIONS DURING FIRE FIGHTING AND EMERGENCY RESPONSE SITUATIONS. 42. DURING CONSTRUCTION, ALL EXTERIOR PORTIONS OF THE GROUND FLOOR MUST REMAIN WITHIN 50 FEET UNOBSTRUCTED TRAVEL DISTANCE FROM A PUBLIC STREET OR FIRE DEPARTMENT ACCESS ROADWAY. 43. A 3' CLEAR SPACE SHALL BE MAINTAINED AROUND THE CIRCUMFERENCE OF FIRE HYDRANTS. 44. BUILDING STREET ADDRESS NUMBERS SHALL BE PLAINLY VISIBLE FROM THE NAMED STREET WITH A MINIMUM OF 4" HIGH NUMBERS U.N.O. PER AUTHORITY HAVING JURISDICTION. ADDRESS NUMBERS SHALL BE POSTED PRIOR TO OCCUPANCY. 45. PROVIDE A MINIMUM OF ONE CLASS 2-A 0-B/C PORTABLE FIRE EXTINGUISHER FOR EVERY 3,000 SF OF FLOOR AREA AND PLACED SO THAT THE TRAVEL DISTANCE TO A FIRE EXTINGUISHER DOES NOT EXCEED 75'. PROJECT TEAM SHEET INDEX ARCHITECTURAL A0. COVER SHEET A. ELEVATIONS A2. FLOOR PLAN A3. BUILDING SECTION A3.2 BUILDING SECTION(S) A3.3 BUILDING SECTION A4. INTERIOR ELEVATIONS A4.2 REFLECTED CEILING AND ROOF PLAN A4.3 FINISH, DOOR AND WINDOW SCHEDULES FRANCHISEE DUTCH BROS. H.Q. <NAME> MIKE DENNIS <COMPANY> FRANCHISING DIRECTOR <ADDRESS> 300 NORTH VALLEY DR. <ADDRESS> GRANTS PASS, OR <PHONE> (54) STRUCTURAL ENGINEER CIVIL ENGINEER SYLAS E. ALLEN, PE JUSTIN T.R. GERLITZ, PE ZCS ENGINEERING, INC. ZCS ENGINEERING, INC. 550 SW 6th STREET, SUITE C 550 SW 6th STREET, SUITE C GRANTS PASS, OR GRANTS PASS, OR (54) (54) MEP ENGINEER <NAME> <COMPANY> <ADDRESS> <ADDRESS> <PHONE> ADDITIONAL CONTACTS ROOF PACKAGE MFR COOLER BOX MFR WARREN CATOIRE BILL ROGERS DURO-LAST ROOFING, INC. REFRIGERATION CONTRACTORS, INC. N. VALLEY DRIVE 7246 NE SAN RAFAEL ST. GRANTS PASS, OR PORTLAND, OR x3027 (503) STRUCTURAL #### STRUCTURAL NOTES, FOUNDATION PLAN & ROOF FRAMING PLAN #### STRUCTURAL DETAILS MECHANICAL #### MECHANICAL SPECIFICATIONS #### MECHANICAL PLAN, DETAILS AND SCHEDULES PLUMBING #### PLUMBING PLANS #### PLUMBING SCHEDULE AND DETAILS ELECTRICAL #### ELECTRICAL NOTES AND SYMBOLS #### POWER PLAN AND LIGHTING PLAN CODE INFORMATION XL 630 ITEM BLDG DESIGN BUILDING CODE 2009 IBC PLUMBING CODE 2009 UPC MECHANICAL CODE 2009 IMC ELECTRICAL CODE 2009 NEC ENERGY CODE 2009 IECC ACCESSIBILITY 2009 ICC A7. FIRE CODE 2009 IFC SITE DATA LEGAL ADDRESS <ADDRESS> <ADDRESS> TOWNSHIP/RANGE/SECTION <T/R/S> PARCEL NUMBER <PARCEL NUMBER> PROPERTY DESCRIPTION <PROP. DESCR.> ZONE <ZONE> BUILDING DATA GROSS BUILDING AREA 366 SF NUMBER OF STORIES BUILDING HEIGHT 2'-4" CONSTRUCTION TYPE V-B FIRE SPRINKLER NO FIRE ALARM NO PROJECT DATA OCCUPANCY CLASSIFICATION B - 4 OCCUPANTS EXITS REQUIRED (PROVIDED = ) EXIT WIDTH REQ'D 0.8" (PROVIDED = 36") PLUMBING REQ'D UNISEX RESTROOM MOP SINK PROVIDED HAND SINK PROVIDED 3-COMP. SINK PROVIDED 2 A0. VICINITY MAP NTS COVER SHEET