Loading...
HomeMy WebLinkAboutNotice PLANNER 3/22/2013 • • • M 1 NDLCD Notice of Proposed Amendment or ❑Periodic Review work Task Proposed Hearing or I—IUrban Growth Boundary or Urban Reserve Area THIS COMPLETED FORM, including the text of the amendment and any supplemental information, must be submitted to DLCD's Salem office at least 35 DAYS PRIOR TO THE FIRST EVIDENTIARY HEARING ORS 197.610,OAR 660-018-0020 and OAR 660-025-0080 Jurisdiction: City of Springfield Date of First Evidentiary Hearing: 04/02/2013 Local File Number: TYP313-00001 Date of Final Hearing: 04/02/2013 • Is this a REVISION to a previously submitted proposal? ®No ❑ Yes Original submittal date: ❑ Comprehensive Plan Text Amendment(s) ❑ Comprehensive Plan Map Amendment(s) ❑ Land Use Regulation Amendment(s) ® Zoning Map Amendment(s) ❑ Transportation System Plan Amendment(s) ❑ Urban Growth Boundary Amendment(s) ❑ Periodic Review Work Task Number ❑ Urban Reserve Area Amendment(s) ❑ Other(please describe): Briefly Summarize Proposal in plain language IN THIS SPACE(maximum 500 characters): Rezone a 15-acre parcel from Light-Medium Industrial (LMI)to Public Land and Open Space(PLO) to accommodate a planned neighborhood park development. The subject parcel is also contemplated for a future public school building, and both park and school uses are permitted in the proposed district. A request for annexation of the subject property, which will remove the Urbanizable Fringe Overlay District(UF-10), is being processed as a separate land use action for which notification will be given. Has sufficient information been included to advise DLCD of the effect of proposal? ®Yes, text is included Are Map changes included: minimum 81/2"xl I" color maps of Current and Proposed designations. ® Yes, Maps included Plan map change from: To: Zone map change from:Light Medium Industrial(LMI) To: PLO Location of property(Site address and TRS): No municipal address(vacant); Map 18-02-09-00,Tax Lot 102 Previous density range:N/A New density range: N/A Acres involved: 15.00 Applicable statewide planning goals: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 N ® ❑ ❑ ❑ ❑ ❑ N ® ❑ ® ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ Is an exception to a statewide planning goal proposed?❑ YES ® NO Goal(s): Affected state or federal agencies, local governments or special districts(It is jurisdiction's responsibility to notify these agencies. Emerald People's Utility District; Springfield Utility Board; Willamalane Park& Recreation District; Lane County Local Contact person(name and title): Andy Limbird,Senior Planner Phone: 541-726-3784 Extension: Address: 225 Fifth Street City: Springfield Zip: 97477- Fax Number: 541-726-3689 E-mail Address: alimbird @springfield-or.gov -FOR DLCD internal use only- DLCD File No Date Received:?/12j-dn-a Planner: AL SUBMITTAL INSTRUCTIONS This form must be submitted to DLCD at least 35 days prior to the first evidentiary hearing. per ORS 197.610,OAR Chapter 660, Division 18 and OAR Chapter 660, Division 25 I. This Form I must be submitted by a local jurisdiction. Individuals and organizations may not submit a comprehensive plan amendment for review or acknowledgment. 2. When submitting a plan amendment proposal, please print a completed copy of Form 1 on light green paper if available. 3. Text: Submittal of a proposed amendment to the text of a comprehensive plan or land use regulation must include the text of the amendment and any other information necessary to advise DLCD of the effect of the proposal. "Text" means the specific language proposed to be amended, added to or deleted from the currently acknowledged plan or land use regulation. A general description of the proposal is not adequate. Please submit Form 1 with ALL supporting documentation. 4. Maps: Submittal of a proposed map amendment must also include a map of the affected area showing existing and proposed plan and zone designations. The map must be legible, in color if applicable and printed on paper no smaller than 81/2 x I I inches. Please provide the specific location of property: include the site address (es) and Township/Range/Section/tax lot number. Include text regarding background,justification for the change, and the application if there was one accepted by the local government. 5. Exceptions: Submittal of proposed amendments that involve a goal exception must include the • proposed language of the exception. 6. Unless exempt by ORS 197.610(2), proposed amendments must be submitted to DLCD's Salem office at least 35 days before the first evidentiary hearing on the proposal. The 35 days begins the day of the postmark, or, if submitted by means other than US Postal Service, on the day DLCD receives the proposal in the Salem Office. The first evidentiary hearing is typically the first public hearing held by the jurisdiction's planning commission on the proposal. 7. Submit one paper copy of the proposed amendment including the text of the amendment and any supplemental information and maps (for maps see # 4 above). 8. Please mail the proposed amendment packet to: ATTENTION: PLAN AMENDMENT SPECIALIST DEPARTMENT OF LAND CONSERVATION AND DEVELOPMENT 635 CAPITOL STREET NE, SUITE 150 SALEM, OREGON 97301-2540 9. Need More Copies? Please print forms on 8% x11 green paper if available. If you have any questions or would like assistance, please contact your DLCD regional representative or contact the DLCD Salem Office at (503) 373-0050 x238 or e-mail plan.amendmentsAstate.or.us. http://www.oregon.gov/LCD/forms.shtml Updated February 14,2012 Date Received: 2- u '2-1°13 Planner: AL 0 • CURRENT ZONING PROPERTY PROPOSED FOR ZONING MAP AMENDMENT MAP 1$-02-09-00, TAX LOT 102 ,. .0 `1 ,N \ I i \\, .. \\I ■ . _ _S ,,...... .ua • -': :t.. As,.\V444. .\\ `� SITE I. TL 102 ' '\'‘\\'\ ZONING MAP LEGEND t Low Density Residential (LDR) N Light Medium Industrial (LMI) � Urbanizable Fringe Overlay District — • — • Springfield City Limits Date Received: Z '1 Planner: AL ' S 0 PROPOSED ZONING PROPERTY PROPOSED FOR ZONING MAP AMENDMENT MAP 18-02-09-00, TAX LOT 102 cn \\N ,/ ik \ 11 sus IP ,Pebble C• . I Abk\ ■ Qua . Aven e � I \N \ ' \\ \ \\ . .. ZONING MAP LEGEND t Low Density Residential (LDR) N Light Medium Industrial (LMI) MUrbanizable Fringe Overlay District Public Land and Open Space (PLO) — • — • Springfield City Limits Date Received: 2��� dvil Planner: AL • , • City of Springfield SPRINGFIELD Development Services Department 225 Fifth Street Springfield, OR 97477 ) Zoning Map Amendment, Type III " oRequireProet nfo�mat ont r:1(Appc icomp/eetehtssectin) Applicant Name: John Saraceno Phone: (541)726-3267 Company: Springfield Public Schools Fax: (541)744-6374 Address: 525 Mill/St, S ringfield, OR 97477 Applicant Signature:_] I I � s — Property Owner: J • n Sar ceno - Phone: (541)726-3267 Company: Spri gfield,Public Schools Fax: (541)744-6374 Address: 525 Mill St, Springfield, OR 97477 Owner Signature. _ If the applicant is other t •n the err ih wner hereby grants permission for the applicant to act in his or her behalf ASSESSOR'S MA 0: 8-02-09-00 TAX LOT NO(S): 102 No site addresses associated with this lot. Geographic Coordinates: X Property Address: 4284788/Y 869265 ; Latitude: 44.02630° Longitude: -122.925387° Area of Request Square Feet: 665,596.8 Acres: 15.28 Existing Use(s) of Property: Vacant/Unused Description of A request for review and decision on a proposed Zoning Map Amendment from LMI to PLO in order to facilitate future construction of improvements at Springfield Public Schools Jasper-Natron site. The project involves a recreational facility, including: natural turf fields, basketball court, The Proposal: playground, paths, parking, and associated infrastructure; i .7�iGZa"�.r '..:. 'L n i ire k.m./ :r..rxw�.s;°cti,�--...t i k„ r;a S7Ha l Rti,-' 'Faf tug`s,- Regwrea; Property Infer ormationr r(Crty In keuStaff. it omplete`t4 hrstisect.on) O _ O�( Received by: ,f Case No.: � --T�P,3t,s Date: 02- I I�I� (initials) VIi 4 Application Fee: 5! ' g . 00 Postage Fee: 3 65 • 0 0 Total Fee: 51 )62. 1i CI v —r Ukioe.J a/S Edited 7/19/2007 bjones Date Received: Date Received: FEB 21-x4,49/? 1 9 2013 • - - Planner: AL Original Submittal . • • Zoning Map Amendment Submittal Requirements Checklist 1. The application fee - Refer to the Development Code Fee Schedule for the appropriate application and postage fee. A copy of the Fee Schedule is available at the Development Services Department. 2. Deed - A copy of the deed to show ownership. 3. Vicinity Map - A map of the property and the surrounding vicinity which includes the existing zoning and plan designations. One copy must be reduced to 8 1/2" by 11" which will be mailed as part of the required neighboring property notification packet. 4. Findings - Before the Planning Commission can approve a Zone/Overlay District Change Request, there must be information submitted by the applicant which adequately supports the request. The Criteria the Planning Commission will consider in making their decision is listed below. If insufficient or unclear data is submitted by the applicant, there is a good change that the request will be denied or delayed. It is recommended that you hire a professional planner or land use attorney to prepare your findings. Criteria of Approval (Ouasi-iudiciall SDC 12.030 requires that in reaching a decision on these actions, the Planning Commission or Hearings Official map approve, approve with conditions or deny a quasi-judicial Zoning Map amendment based upon approval criteria (a)-(c), below. (a)Consistency with the Metro Plan policies and the Metro Plan Diagram; (b)Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and (c)The property is presently provided with adequate public facilities, services and • transportation networks to support the use, or these facilities, services and transportation networks are planned to be provided concurrently with the development of the property. lb ate Received: FE. 7 9 2013 Original Submittal,� Date Received: Lt. 1Q Planner AL ' • le ugns 1eu16u0 • &lo 833 • swwn.ui�as ioor,s wvax�.m.r - -..., ''�<. �1',A 8:76 oleo m" — 5 - n=w,s,nccari.uwWS �;,;: t l a 1 Q .r...l : ,_: AH121VD H �_ :z b Nvtd ails ,. r J x spawp.w pooAuagsluospagou NOL13 W V 0 `o ,�T I I i st �( 1 ill a 3.l ; t . '. /==1j1 hi! S ' ';i 11 II] H Ij11 a tea s I glj 3i1' RRPRJ / i - _ t_WE� let a ■ F 1 ra ' t -. nt 1 ; l I , I I i t r IiI , Foi 1 r its —T.� 1€ =i 1 l:}11. l IIr - .. hid 1 a •I. I . \ _-� _ - I iji#s III ° 1[ -- -- 11; adi - I'i# I ) !:1 ,6 111• I}i j is: 1 a?gr. II3 i ' i III w Inn� 1F111111 I J. 1 II ..VR h yt !z i #I e ; 111 �� ®1 girt Y9Ip 3�zi3J 1 gickF/1c" d a. �! a I®I r p -. i. hill "s Ilt. 0 S iar I 1 1' I { i I _ o illtitli J , l�t ®t ti'- , a■ ' 1 hi � �11}1Ill! li 1s ; AIit I \6ae :18 It I 'IT bi.. Fs l A' 1 g ' 1 , cy I + 1s 4 , � l j 3 1p I ,1t1 1 ;s s I f , a i { / I '1 - -` q _ W 8 t4 f __ M 7 /hit Y 1 _ _______ _______ :. Date Received: ?�-t-z/019/3 Planner AL • SPRINGFIELD PUBLIC SCHOOLS JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION SPRINGFIELD SCHOOL DISTRICT JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION :; cft . _ . 1.0 PROJECT INFORMATION Applicant's Request: The applicant, Springfield Public Schools, requests approval of a Zoning Map Amendment in advance of future improvements to its Jasper-Natron site. Property Owner: Tax Lot 102: Springfield Public Schools 525 Mill St Springfield, OR 97477 Applicant: John Saraceno Springfield Public Schools 525 Mill St, Springfield, OR 97477 541.726.3267 john.saraceno @springfield.kl2.or.us Applicant's Representative: Colin McArthur, AICP Principal Planner Cameron McCarthy 160 E. Broadway, Eugene, OR 97401 541.485.7385 colin @cameronmccarthy.com Project Name: Springfield Public Schools Jasper-Natron Site Improvements Subject Property: Assessor's Map 18-02-09-00 Date Received: 2/2-2-71/2v3 Tax Lot 102 Planner: AL Location: No site addresses associated with this lot. Geographic Coordinates: X 4284788 Y 869265 (State Plane X, Y) Latitude: 44.02630° Longitude: -122.925387° Property Size: .15.28 acres (665,597 square feet) Da a Received: Total Development Area: 6.45 acres (281,120 square feet) . FEB 9 2013 Original Submitta Cameron McCarthy INITIAL SUBMITTAL I February 19, 2013 1 • • • SPRINGFIELD PUBLIC SCHOOLS JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION Plan Designation: Low Density Residential (LDR) Plan Overlay Designation: N/A Zoning Designation: Light-Medium Industrial (LMI) Overlay Zoning Designation: Urbanizable Fringe Overlay (UF-10)* * removal pending Annexation request (ANX13-00002) Development Issues Meeting: PRE12-00011; September 13, 2012 Associated Applications: ANX13-00002 Date Received: 2/121)4/3 Planner: AL to Received: FEB 9 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL I February 19, 2013 2 SPRINGFIELD PUBLIC SCHOOLS JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION 2.0 DESCRIPTION OF PROPOSAL 2.1 Overview Springfield Public Schools (SPS) ("the Applicant") requests approval of a Zoning Map Amendment from Light-Medium Industrial (LMI) to Public Land and Open Space (PLO) to begin staging and construction of site improvements at its Jasper-Natron site. Future development on the site involves construction of a multi-use recreational facility including athletic fields, basketball court, playground, bicycle and vehicle parking, paths, and associated infrastructure. 2.2 Location The property (site, subject site, project site) is located entirely within the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) Boundary; it also lies completely within Springfield's Urban Growth Boundary (UGB). The site is located outside Springfield city limits but is contiguous to said boundary. The property is the subject of a prior Annexation request currently under review (ANX13-0002). The subject site is located in southeast Springfield. The Plan Set (Exhibit C) shows the site as east of Bob Straub Parkway, west of Weyerhaeuser Haul Road, and south of Quartz Avenue; all three streets abut the site. The majority of this site is located within a single parcel that is not proposed for subdivision. At 15.28 acres (665,597 square feet), the site is identified on Lane County Assessor's Map No. 18-02-09-00 as Tax Lot 102. Similar to the undeveloped, large tracts of rural land surrounding the property, the site in question is currently unused and vacant.' The site is surrounded by single-family residential development to the north, Weyerhaeuser Haul Road to the east, Bob Straub Parkway to the west, and pastureland to the south. As such, the area remains underserviced with stormwater infrastructure although the site is currently served by an unimproved open, channel storm system to the west.' Future development on the site will accordingly require connections to existing and proposed service lines and cables, extension of water and sewer service, and access improvements. Springfield Utility Board (SUB) owns fiber optic cables that are currently available for providing power to the site. A gravity trunk sewer pipe to serve this area is planned for construction to the east of the railroad tracks along Jasper Road; construction is planned for 2013. Upon completion of the Trunk Sewer project, future development will be ECONorthwest. Commercial and Industrial Buildable Lands Inventory and Economic Opportunities Analysis. Map 2-2: Commercial and Industrial Buildable Land by Classification and Nodal Overlay Status. 2009. http://www.ci.springfield.or.us/dsd/CIBL/Dft%2oSpringfield%20EOA 09 02 09(2).pdf. Accessed November, 2012. 2 City of Springfield. Stormwater Facilities Master Plan; October 2008. Page ES-4 and Appendix E-20- 25. Date Received:2/1y/R�3 Date eceived: Planner: AL FEB 1 2013 Cameron McCarthy INITIAL SUBMITTAL I February 19, 2013 3 frininai Submittal • • SPRINGFIELD PUBLIC SCHOOLS JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION allowed to connect.' Existing gas lines are currently adequate to serve the site and run throughout the public rights-of-way within the residential properties to the north.4 2.3 Purpose and Need The purpose of the request is detailed below: • Funding: A federal Qualified School Construction Bond (QSCB), which is authorized under the American Recovery and Reinvestment Act (ARRA) of 2009, awarded funding to SPS. The Applicant dedicated funding toward this project. • Coordination and Partnerships: Willamalane Park and Recreation District's (Willamalane) Park and Recreation Comprehensive Plan (October 2012) identifies this site as a "Phase One" high priority action and strategy.' Moreover, Willamalane plans to "Coordinate location and site design of parks and recreation facilities with schools,fire stations, libraries and other public facilities where possible to effectively and efficiently provide service."' This effort will also emphasize coordination with TEAM Springfield (Willamalane Park and Recreation District, City of Springfield, Springfield Public Schools, and SUB) and other agency partners, including Lane Transit District.' • Efficient Development: The proposed site is within Springfield's UGB. Accordingly, it is within an area that is planned for expansion and redevelopment, as the UGB defines the extent of urban building and service expansion over the planning period.' 3 City of Springfield. The City of Springfield, Oregon Capital Improvement Program:A Community Reinvestment Plan; 2013-2017. Page 119. 4 Branch Engineering, Inc. Springfield Schools Siting Study, Memorandum. May 24, 2010. Page 6. ' Willamalane Park and Recreation District. Park and Recreation Comprehensive Plan; October 2012. Pages 23, 24, 30, 54, 77, and 80. 6 Ibid. Page 75. 7 Ibid. Page 63. ' (a) City of Springfield. The City of Springfield, Oregon Capital Improvement Program:A Community Reinvestment Plan; 2013-2017. Pages 1, 3, 27, 28 (Map), 52, 114-116, and 119. Map of Current CIP Projects: http://www.ci.spri ngfield.or.us/Pu bworks/Enq i neeri ngTra nsportation/documents/CIPM ap8x11.pdf (b) City of Springfield. Stormwater Facilities Master Plan; October 2008. Page ES-4,Appendix E-20- 25, and Figure 5-1 (map): City of Springfield Stormwater Facilities Master Plan: Capital Improvement Priority Locations. (c) Lane Council of Governments (LCOG) (2002). TransPlan. http://www.lcoq.orq/docu ments/TransPlan/J ul02/Appendix%20A%20Maps/Constra inedRoadwayMa p .pdf. And: http://www.lcoq.orq/docu ments/TransPlan/J u 102/Appendix%20A%20Ma ps/Futu reRoadwayM ap.pdf. Accessed October 2012. (d) Eugene-Springfield Metropolitan Area General Plan, 2004 Update. Pages II-G-1 through 11-G-15. http://www.Icoq.orq/documents/metro/2004MetroPlanDiagramDiscl2-31-2009.pdf. Accessed October 2012. (e) Eugene-Springfield Metropolitan Area Public Facilities and Services Plan. Pages 8-18, 28, 31, 32. Maps 1, 2, and 3. https://scholarsbank.uoreqon.edu/xmlui/bitstream/handle/1794/4914/Eugene S rin field Facilities.p df?sequence=1. Accessed October 2012. Date, Received: 2/d-3-j> 3 Dat Received: Planner AL / FEB 1 013 Cameron McCarthy INITIAL SUBMITTAL I February 19, 2013 4 • • SPRINGFIELD PUBLIC SCHOOLS JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION • Future Needs for Availability: The Jasper-Natron area of Springfield is one of the last large, undeveloped areas within the City's current UGB. Upon its completion in.2009, Bob Straub Parkway opened this area for development. Growth in the area is expected to increase in the coming years, and demands on the Applicant's facilities will increase proportionately. In addition to providing quality education, SPS developed a list of further values it strives to meet. One of these values is to make recreational facilities available for after-hours use by the community, which includes the needs of SPS sports teams. 2.4 Land Use Requirements Future development, as planned, will require two (2) land use applications and approvals: (1) Zoning Map Amendment from Light-Medium Industrial (LMI) to PLO; and (2) Site Plan Review (SPR). This application requests Zoning Map Amendment approval. The Site Plan Review application will be submitted for evaluation following the acceptance of the Zoning Map Amendment application. The subject parcel is designated Low Density Residential (LDR) by the Metro Plan and is zoned LMI by the Springfield Development Code (SDC). In anticipation of a specific proposal under Site Plan Review, future development is designed to comply with all PLO district standards set forth in SDC 4.7-203 (Specific Development Standards for Public Land and Open Space) (Exhibit C Plan Set). FEMA Floodplain Map 41039C1170F shows the subject parcel to be located entirely outside the 500-year floodplain.9 The subject parcel lies outside of the Drinking Water Protection Overlay District according to the Wellhead Protection Area Map prepared by the City and SUB.70 The subject parcel contains jurisdictional wetlands and lies within the service boundaries of one suitable wetland mitigation bank, the Coyote Prairie North (CPN) Mitigation Bank, which is operated by the City of Eugene." As part of the wetland mitigation process, the Applicant is in process of obtaining Removal/Fill Permit approval from the Oregon Department of State Lands (DSL) and the U.S. Army Corps of Engineers (ACOE) for impacts to wetlands. Pursuant to SDC 5.9-120(B)(3), in accordance with ORS 183 and 197.040,12 and consistent with Oregon (f) HB 3337:http://www.leq.state.or.us/07req/measpdf/hb3300.dir/hb3337.a.pdf. Accessed October 2012. (g) ORS 197.297; ORS, 197.298. 9 Applicable Code: Sections 3.3-400; 5.17-125(D). 10 Springfield Public Works Department, Technical Services Division. Wellhead Protection Areas: Time of Travel Zones (February 2008 Delineations) and Contaminant Source Inventory. September 2011. Applicable Code: Section 3.3-200. 11 City of Eugene. http://www.euciene-or.gov/index.aspx?nid=497. Map of the Coyote Prairie North Mitigation Bank Service Area: http://www.eugene-or.qov/DocumentCenter/HomeNiew/3324. Accessed October 2011. Date,Received: 12 http://arcweb.sos.state.or.us/paqes/rules/oars 600/oar 660/660 016.html Date Received: FEB z/2-L/3-ei+ R2013 Planner: AL \ Cameron McCarthy INITIAL SUBMITTAL February 19, 2013 Original Submittal 6 SPRINGFIELD PUBLIC SCHOOLS JASPER-NATRON SITE IMPROVEMENTS ZONING MAP AMENDMENT APPLICATION Statewide Planning Goal 5 (OAR 660-015-0000(5)),13 which address the inventory of and mitigation of adverse effects on wetlands in order to protect natural resources,the Wetland Delineation Report identifies 9.99 acres of wetlands within the subject property.14 Future development will impact 4.31 acres of wetland;8,540 cubic yards of fill and 7,718 cubic yards of removal will occur as part of the provision of services to this site.15 Accordingly, compensatory mitigation for wetland impacts will be accomplished through the purchase of 4.31 wetland mitigation credits at the CPN Mitigation Bank. 2.5 Summary of Request As described above,this proposal is a request for: • Type Ill, Quasi-judicial, Zoning Map Amendment as specified in SDC 5.22-100. Upon acceptance, the Applicant will submit an additional application (submitted separately): • Type II Site Plan Review as specified in SDC 5.17-120. Findings demonstrating consistency with applicable SDC policies, approval criteria, and standards are provided in Section 6 Approval Criteria and Standards. The attached materials and enclosed findings demonstrate compliance with all Zoning Map Amendment application submittal requirements and criteria listed in SDC Sections: 5.22-100 Zoning Map Amendments; and 5.4-100, Development Applications. Da Received: FEB 9 2013 Original Submittal 13 http://www.oregon.gov/LCD/docs/goals/goal5.pdf 74 Mason, Bruce & Girard, Inc. Wetlands/Waters of the U.S. and State Delineation Report. June 2011. 15 Mason, Bruce, & Girard, Inc. Joint Permit Application Form: US Army Corps of Engineers (Portland District). Pages 2, 4, and 8. Date Received: y/v-lio'a Planner: AL Cameron McCarthy INITIAL SUBMITTAL I February 19, 2013 6