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Packet, DRC PLANNER 6/27/2013
CITY OF SPRINGFIELD•VELOPMENT REVIEW COMMITTEE DISTRIBUTION DATE July 1, 2013 RECEIVED TO: *Current Planning Staff: G. Karp, J. Donovan, Liz Miller, M. Metzger, L. Pauly,Tara Jones, Andy Limbird, Molly Markarian *Matt Stouder, Engineering- Public Works Department JUN 2:7 2013 Brian Barnett,Traffic Engineer/PE, Dev& Public Works Department(agenda only 2/02) - *Michael Liebler,Transportation Planning Engineer, Dev& Public Works Departm J'/7 f all)„ - *Gilbert Gordon, Deputy Fire Marshall, Fire&Life Safety Department �y• Il r Melissa Fechtel, Fire Agenda only I d *Ronni Price, Planner, Willamalane Park and Recreation District i 83 Kuri Gill, Chair, Historic Commission *Sanjeev King, Springfield Utility Board (Electric) - *Ray Meduna,Water Division Engineering Manager-Springfield Utility Board(Water) - *Bart McKee, Senior Civil Engineer-Springfield Utility Board(Water) Jack Foster, Springfield Utility Board(Energy Conservation) Amy Chinitz, Springfield Utility Board (Drinking Water) *Jim Henry, Central Lane Communications 911 Jennifer Dockery, Central Lane Communications 911 . Leo Lambert, US Postal Service "Billy Elder, Northwest Natural Gas (John Radosevich, alternate reviewer) *Bill Morgan, Lane County(Dan Ingram and Lydia McKinney reviewers) Thomas Jeffreys, Emerald People's Utility District(EPUD) George Ehlers, Lane County Sanitarian [Urban Transition Zone] Of applicable) Jamie Porter, Rainbow Water District(Dean Hill alternate reviewer) (*only if in the North Spfld area) Sally Markos, Lane Regional Air Pollution Authority (if applicable) • Tom Henerty, Comcast Cable Of applicable) Mark Oberle, EWEB(electric) (property) Rod Wade, EWEB(water)(*If in Glenwood) Jeff Towery -Assistant City Manager(agenda) - John Tamulonis, Economic&Community Development Manager (agenda) _ *David Bowlsby,AIC Building Official DPW *Lisa Hopper, Building Services Representative *Greg Ferschweiler, Keith Miyata, Brian Conlon, DPW Dept. • *Craig Fitzgerald, Maintenance DPW Dept Sunny Washburn, Environmental Works Dept., (agenda only) Police Chief, Jerry Smith, Police Department (agenda) *Will Mueller, LTD Norm Palmer, Quest Corporation (agenda *Scott Nelson, Planning&Development Manager,ODOT, State Highway Division - John Saraceno,Asst Dir. Maintenance Facilities; Springfield School District (agenda) William Lewis III, Financial Services, Springfield School District(agenda) Joe Leahy, City Attorney Chris Moorhead, City Surveyor Brenda Jones,Administrative Specialist-Annexation A request for land use action, as described on the attached agenda, has been received by the Development Services Office. Specific concerns of your division/department/agency should be addressed. If you have comments Or requirements of this proposal, please send them in writing to the assigned planner @ Development Services Department, 225 Fifth Street, Springfield, OR 97477. Your comments may also be sent via e-mail or if you are a DRC internal user attach as document within the Accela Automation. If your written comments are not received by Friday, July 12, 2013 • specific concerns of your division/department/agency will not be addressed unless you attend the meeting on Tuesday, July 16, 2013. The Development Review Committee holds staff review meetings on Tuesday @ 8:00-10:00 a.m. You should also plan to attend the staff meeting on Tuesday if you have specific concerns so that the Planning representative can discuss them prior to meeting with the applicant. If the Planner feels it is necessary for you to participate in the public meetings he/she will let you know on Tuesday. *full packet • • AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT AND PUBLIC WORKS DEPARTMENT 225 FIFTH STREET Conference Room 615 Staff Review: July 16, 2013 @ 9:00— 10:00 a.m. 1. SITE PLAN TENTATIVE #TYP213-00009 PATEL/ALKO INVESTMENTS 9:00 — 10:00 a.m. Assessor's Map: 17-03-33-44 TL 100 PRJ13-00012 Assessor's Map: 17-03-34-33 TL 700 Address: Vacant/3005 Franklin Blvd Existing Use: Vacant/Residential Applicant submitted plans to construct an approximately 45,230 sq ft., 5-story, 85-unit Candlewood Suites Hotel, with landscaping and parking for 86, with possible expansion on 2-lots on Franklin Blvd in Glenwood. The house, cottage and shed currently on site will be removed. Planner: Andy Limbird • The DRC informational packet for this meeting is available on-line for you to review or print out @ Laserfiche website: www.springfield-or.gov/weblink8/ 1 • • City of Springfield SPRINGFIELD Development Services Department 225 Fifth Street Springfield, OR 97477 �Av Site Plan Review Application Type (Applicant: check one) Site Plan Review Pre-Submittal: . Major Site Plan Modification Pre-Submittal: ❑ Site Plan Review Submittal: Major Site Plan Modification Submittal: [I Required Project Information (Applicant: complete this section) Applicant Name:Alpesh Patel Phone:541-544-8440 Company: Email: Email: alpatel9 @gmail.com Address: 1857 Franklin Blvd, Eugene, OR 97403 Applicant's Rep.: Richard M. Satre, AICP, ASLA, CSI, Principal phone:541-686-4540 Company:Schirmer Satre Group Email: rick @schirmersatre.com Address: 375 West 4th Avenue, Suite 201, Eugene, OR 97401 Property Owner:Same as Applicant Phone: Company: Email: Address: ASSESSOR'S MAP NO: 17033344; 17033433 TAX LOT NO(S): 100; 700 Property Address:not addressed 3 O u 5 r flL;4 (Q)1.__40 Size of Property:2.28 acres Acres 7 Square Feet n I Proposed Density:NA Proposed Name of Project:Candlewood Suites Hotel Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: See attached Existing Use: TL100: Vacant; TL700: Residential ;-to 1_352 New Impervious Surface Coverage (Including Bldg. Gross Floor Area) 6 sf Signatures: Please sign and irint our name and date in the a••ro•riate box on the next sage. Required Project Information (City Intake Staff: complete this section) •Associated Applications: A--nX (3 bh`1303 C R-nYl c) Signs: Pre-Sub Case No.: ift /3 -cap I Z Date: Reviewed by: Case No.: I ! t zit 3 - ( % Date: 6)2_,.6M Reviewed by: c� Application Fee: $ 5724 /. ID Technical Fee: $ o 0 7 c6 Postage Fee: $ TOTAL FEES: $ (0) 1 88 . Ho Date -+ � UMBER: , (2..) JUN 2 6 2013 Revised 2/27/12 EMM 1 of 11 Original Submittal • Owner Signatures This application form is used for both the required pre-submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. Pre-Submittal The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. I/we do hereby acknowledge that I/we are legally responsible for all statutory timelines, information, requests and requirements conveyed to my representative. Owner: I p!� t - Date: 4 i 13 S'. 4;t re tA-j pesk P°,s- L Print Submittal I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on this application at the Pre-Submittal Meeting, I affirm the Information Identified by the City as necessary for processing the application Is provided herein or the information will not be provided if not otherwise contained within the submittal, and the City may begin processing the application with the information as submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete application. Owner: ai , , Date: 673/13 ure Print Revised 2/27/12 EMM 2 of 11 • • Site Plan Review Application Process 1. Applicant Submits a Site Plan Review Application for Pre-Submittal • The application must conform to the Site Plan Review Submittal Requirements Checklist on pages 4-7 of this application packet. • A pre-submittal meeting to discuss completeness is mandatory, and pre-submittal meetings are conducted every Tuesday and Friday, from 10:00 am - noon. • Planning Division staff strives to conduct pre-submittal meetings within five to seven working days of receiving an application. 2. Applicant and the City Conduct the Pre-Submittal Meeting • The applicant, owner, and design team are strongly encouraged to attend the pre- submittal meeting. • The meeting is held with representatives from Public Works Engineering and • Transportation, Community Services (Building), Fire Marshall's office, and the Planning Division and is scheduled for 30 to 60 minutes. • The Planner provides the applicant with a Pre-Submittal Checklist specifying the items required to make the application complete if it is not already complete, and the applicant has 180 days submit a complete application to the City. 3. Applicant Submits a Complete Application, City Staff Review the Application and Issue a Decision • A complete application must conform to the Site Plan Review Submittal Requirements Checklist on pages 4-7 of this application packet. • A Type II decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14-day public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • At the applicant's request, the Planner can provide a copy of the draft land use decision prior to issuing the final land use decision. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 15 calendar days to the Planning Commission or Hearings Official. Revised 2/27/12 EMM 3 of 11 • • Site Plan Review Submittal Requirements Checklist NOTE: • ALL of the following items MUST be submitted for BOTH Pre-Submittal and Submittal. • If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. ✓ Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development Services Department. Any applicable application, technology, and postage fees are collected at the pre-submittal and submittal stages. V Site Plan Review Application Form V Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. The narrative should also include the proposed number of employees and future expansion plans, if known. V Copy of the Deed ✓ Copy of the Site Plan Reduced to 81/2"x 11", which will be mailed as part of the required neighboring property notification packet. ❑ State or Federal Permits Required - The applicant must demonstrate that an By City application has been submitted for any required federal or state permit and provide a copy of the application upon request. ✓ Completed Attached Scoping Sheet Ga Three (3) Copies of the Following Plan Sets for Pre-Submittal OR Three (3) Copies of the Following Plan Sets for Submittal: A All of the following plans must include the scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparation. 19 All plan sets must be folded to 81/2" by 11" and bound by rubber bands. Please Note: • These plans must provide enough information to enable the City to determine that the proposed development is feasible, but are not necessarily required to be detailed construction level documents. • The City's Engineering Design Standards Manual, while not land use criteria, may be used in whole or n part, by the City Engineer to determine the feasibility of a proposed plan. • Nothing herein should be interpreted as implying any requirement in contradiction of Oregon Statute or Oregon Administrative Regulation. Revised 2/27/12 EMM 4 of 11 a. Site Assessment of Existing Conditions O Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor O Vicinity Map S The name, location and dimensions of all existing site features including buildings, curb cuts, trees and impervious surface areas, clearly indicating what is remaining and what is being removed.. For existing structures to remain, also indicate present use, size, setbacks from property lines, and distance between buildings. O The name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development Services Department 12 The 100-year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision S The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Services Department 12 Physical features including, but not limited to trees 5" in diameter or greater when measured 4 1/2 feet above the ground (stands of more than five (5) trees may be shown as a cluster with mix of trees species noted), riparian areas, wetlands and rock outcroppings b. Site Plan O Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor 12 Proposed buildings: location, dimensions, size (gross floor area applicable to the parking requirement for the proposed use(s)), setbacks from property lines, and distance between buildings; measured setbacks shall be prepared by an Oregon licensed Surveyor when minimum setbacks are shown. 12 Location and height of existing or proposed fences, walls, outdoor equipment, storage, trash receptacles, and signs O Location, dimensions, and number of typical, compact and ADA parking spaces; including aisles, wheel bumpers, directional signs, and striping. ADA routes from public rights-of-way whall be designated including at grade connections IS Dimensions of the development area, as well as area and percentage of the site proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and other impervious surfaces S Observance of solar access requirements as specified in the applicable zoning district S On-site loading areas and vehicular and pedestrian circulation • Access to streets, alleys, and properties to be served, including the location and dimensions of existing and proposed curb cuts and curb cuts proposed to be closed 12 Location, type, and number of bicycle parking spaces 12 Note location of existing and planned Lane Transit District facilities (within '/2 mile) I'M Area and dimensions of all property to be conveyed, dedicated, or reserved for common open spaces, recreational areas, and other similar public and semi-public uses Revised 2/23/12 EMM 5 of 11 • • Fl Phased Development Plan — where applicable, the Site Plan application must include a phasing plan indicating any proposed phases for development, including the boundaries and sequencing of each phase. Phasing must progress in a defined sequence addressing street connectivity between the various phases and accommodating the logical extension of other required public improvements, including but to limited to, sanitary sewer, stormwater management, water and electricity. The applicant must clearly indicate which phases are proposed for approval under the current Site Plan application and which are deferred to future review procedures. c. Existing Improvement and Public Utilities Plan S Prepared by an Oregon licensed Architect, Landscape Architect, Civil Engineer or Surveyor O Location and width of all existing easements S Location, widths (of paving and right-of-way), and names of all existing streets, alleys, dedications or other right-of-ways within or adjacent to the proposed development, including jurisdictional status other than City. Indicate connection points for roof drainage. O Location and type of existing street lighting O Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units, waterline backflow preventers and similar public facilities S Location, width, and construction material of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails S Location and size of existing utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points. Detail must be proportionate to the complexity of the proposed project. S Show existing and proposed spot elevations or contours, and direction of drainage patterns. d. Proposed Grading, Paving, & Utilities Plan S Prepared by an Oregon licensed Civil Engineer, except where noted below S The approximate size and location of storm water management systems components S Location, widths (of paving and right-of-way), and names of proposed streets, alleys, dedications or other rights-of-ways within or adjacent to the proposed development S Location and width of all proposed easements S Location and type of proposed street lighting O Information on existing slopes over 5% shall be prepared by an Oregon licensed surveyor and be drawn with one foot contour interval lines; land with a slope over 10 percent shall be shown with 5 foot contour interval lines e. Landscape Plan Revised 2/23/12 EMM 6 of 11 • • O Prepared by an Architect, Landscape Architect, or other Landscape Professional approved by the Director O Location and dimensions of landscaping and open space areas to include calculation of landscape coverage 12 Where applicable, screening in accordance with SDC 4.4-110 5 Location of existing and proposed street trees f. Architectural Plans IN Where abutting residentially zoned properties, exterior elevations of all proposed structures over 140 square feet for the development site, including height, shall be shown g. On-Site Lighting Plan p Location, orientation, and maximum height of exterior light fixtures, both free standing and attached p Type and extent of shielding, including cut-off angles, and type of illumination, wattage, and luminous area Additional Materials That May be Deferred at the discretion of the applicant until Final Site Plan or Building Permit Submittal: S List in chart form the proposed types of landscape materials (trees, shrubs, ground cover). Include in the chart genus, species, common name, quantity, size and spacing E Where plants are proposed as part of the stormwater management system, a planting plan shall be provided. LAME Irrigation Plan showing of irrigation lines, required backflow preventers and above ground utilities. LATEW Photometric test report for each light source. p An applicant may submit conceptual floor plans in order to have staff address Resolution of potential nuisance conflicts Additional Materials That May be Required by the Director: IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: E Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. li A developer may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. fsg Where a multi-family development is proposed, any additional materials to Revised 2/23/12 EMM - 7 of 11 demonstrate compliance with SDC 3.2-240 Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW fJ A Geotechnical Report prepared by an engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table, or if required by the City Engineer Where the development area is within an overlay district, address the additional standards of the overlay district on plans and narratives LZI Where physical aspects of a proposed development, including but not limited to scale, odor noise, glare or vibration, will impact less intensive surrounding uses, the Director may request submittal of conceptual floor plans or other information necessary to determine compliance with applicable standards. el If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 -' VI A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property t The applicant must demonstrate that an application has been submitted for any required federal or state permit and provide a copy of the application upon request LATFR Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development I lam. Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 An Annexation shall be submitted prior to submission of application, as specified In SDC 5.7-100, where a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer Revised 2/23/12 EMM 8 of 11 • • SPRINGFIELD OOP 615017 Ate_T m .-UiA�-��\mot PUBLIC WORKS DEPARTMENT/ Engineering Division Phone: (541) 726-3753 Fax: (541) 736-1021 REQUIRED STORMWATER SCOPING SHEET USE POLICY: The use of stormwater scoping sheets will be required for all applications which require development review. All applications submitted to the City shall provide a completed stormwater scoping sheet with the application packet. PLEASE NOTE: SUBMITTED APPLICATIONS WILL NOW BE REQUIRED TO SUBMIT A COMPLETED STORMWATER SCOPING SHEET, STORMWATER STUDY AND PLANS IN CONFORMANCE WITH THE SCOPE REQUIREMENTS DIRECTIONS FOR USING STORMWATER SCOPING SHEETS ARE AS FOLLOWS: 1. Obtain scoping sheet from application packet,city website, or other location 2. Fill out project information (top half of front sheet) prior to commencement of work on stormwater study(note: do not sign scoping sheet until it is received from the City with requirements checked). 3. Mail,fax,or email all pages to: City of Springfield,Public Works Dept.,Attn: Matt Stouder 4. Receive completed scoping sheet(filled out by the City)indicating minimum requirements for a complete stormwater study 5. A complete scoping sheet(signed by engineer at the bottom of page 2),stormwater study and plans that comply with the minimum required scope with submittal of application packet. The scoping sheet shall be included as an attachment, inside the front cover of the stormwater study. Stormwater scoping sheets can be found with all application packets(City website and the Public Works front counter)as well as on the Public Works webpage at either:www.ci.sprino fie ld.or.us/Pubworks/whatsnew.htm or under the link for`Tillable forms"at www.ci.sprinefield.or.us/Pubworks/Design/start.htm . Thank you in advance for working with the City of Springfield with this new process. Sincerely, Matt Stouder, Civil Engineer City of Springfield, Public Works/Engineering Email: mstouder @ci.springfield.or.us Phone: (541)736-1035 Fax: (541)736-1021 9 of 11 • BPBniaFJmn • • PUBLIC WORKS DEPARTMENT/Engineering Division Phone:(541)726-3753 Fax:(541)736-1021 STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK (Area below this line filled out by Applicant)---- (Please return to Matt Stouder®City of Springfield Public Works Engineering;Fax#736-1021,Phone H 736-1035.) Project Name: Candlewood Suites Applicant: App.Rep:Richard M Salm Assessorf Parcel 17033433-00700 and 17033344-00100 Date: April 18 2013 Land Use(s): Proposed 85 Unit Hotel PttOne#: 541-688-4540, Project SizO (Dares): 98,334 sf(Approx.2.28 acres) Fax#: 541-686-4577 Appro0 Itn}pervio Ds 31,386 sf Email: rick@achlrmersatre,com HW. iiIIMPIPIRKP 111414 a1n"z.1115“4.1ral u 5sa;l a...iv � IgFe4a!5hiII P!.P'.11 111.1.11.t r . :1; I :,:�ai.'I41 Project Description(Include a copy of Assessor's map): Development of a 5-story,85-unit Candlewood Suites Hotel on Franklin Blvd in Glenwood. Includes primary access off of Franklin Blvd,parking for 86 vehicles,drive aisles and loading area;as well as landscaping and a vegetated stormwater swab of approximately 3,200 sf. • Drainage Proposal(Public connection(s),discharge location(s),etc. Attach additional sheet(s)if necessary: • On-site stormwater runoff will collect into catch basins which drain Into the proposed vegetated swab°. Runoff will be vegetatively pre-treated and allowed to either percolate or evaporate. Storm event flows will flow from the swabs Into the adjacent existing ripadanlwefland along the southern border of the site(Reach#4 of the Glenwood Slough). See attached Grading and Utility Plan and excerpt from Springfield Stormwater Master Plan. Proposed Stormwater Best Management Practices: Constructlon phase:Erosion control measures. Development 100%runoff will be vegetatively treated. —(Area below this line lilted out by the City and Returned to the Applicant)— (At a manimum,all boxes checked by the City on the front and back of this sheet shall be submitted I for an application to be complete for submitla(although other requirements may be necessary.) Drainage Study Tyne(EDSPM Section 4.03.2):(Note,UFI may be substituted for Rational Methods ❑ Small Site Study—(use Rational Method for calculations) ❑ Mid-Level Development Study—(use Unit Hydrograph Method for calculations) rtj Full Drainage Development Study—(use Unit Hydrograph Method for calculations) Environmental Considerations: Wellhead Zone: u/At ® Hillside Development: r.//,. ® Wetland/RQpariad: /-or„J ime.•n.s..nos —`7rt Floodway/Flood6lain: N/A ® Soil Tyne: 26 — e11-con,.Iis v.141 Clay „ OtheD 3woarrr rt; os>ar DovrnstreamAnalvsu: r3ewAt �K r-. a- N/A (,�Wc ❑ Flowjline for starting water surface elevation: ❑ Design'FIGL to use for starting water surface elevation: ❑ Manhole/Junction to take analysis to: Return to Matt Stonder @ City of Springfield,email:mstouder(a)c$.springfeld.or.us,FAX:(541)736-1021 10 of 11 • • COMPLETE STUDY ITEMS • porOmaalUseOnly: mats, *Based upon the Information provided on thefront of this shee4 the following represents a minimum ofwhat is neededfor an application to be complete for submittal with respect to drainage;however,this list should not be used in lieu of the Springfield Development;Code(SDC)or the City's Engineering Design Manual. Compliance with these requirements does not constitute site approval;Additional site specific information may be required. Note:Upon seeping sheet submittal,ensure completed fornt has been signed in the space provided below: Interim Design Standards/Water Quality(EDSPM Chapter 3) Re 'd N/,t ❑ All non-building rooftop(NBR)impervious surfaces shall be pre-treated(e.g.multi-chambered catchbasin w/oil . filtration media)for stormwater quality. Additionally,a minimum of 50%of the NB It impervious surface shall be treated by vegetated methods. al ❑Where required,vegetative stomwater design shall be consistent with interim design standards(EDSPM Section 3.02), set forth by the Bureau of Environmental Services(DES)or Clean Water Services(CWS). —E>..e t. sfr cam a o r b>; ® ❑ For new NBR impervious area less than 15,000 square feet,a simplified design approach may be followed as specified by ute BES for vegetative treatment. ® ❑ If a stormwater treatment swat is proposed,submit calculations/specifications for sizing,velocity,flow,side slopes, bottom slope,and seed mix consistent with either BES or CWS requirements. ❑ Water Quality calculations as required in Section 3.03.1 of the EDSPM ❑ All building rooftop mounted equipment,or other fluid containing equipment located outside of the building,shall ' belprovided with secondary containment or weather resistant enclosure. i General Study Requirements(EDSPM Section 4.03) ® ❑ Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. ❑ A complete drainage study,as required in EDSPM Section 4.03.1,including a hydrological study map. ' Calculations showing system capacity for a 2-year stow event and overflow effects of a 25-year storm event. S ❑ Thb time of concentration(To)shall be determined using a 10 minute start time for developed basins. - Review of Downstream System(EDSPM Section 4.03.4.C) ❑ A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the • Oregon Plumbing Specialty Code(OPSC). ❑ 7 Elevations of the HOL,and Bowlines for both city and private systems where applicable. I Design of Storm Systems(EDSPM Section 4.04) pal Flow lines,slopes,rim elevations,pipe type and sizes clearly indicated on the plan set. • ❑ W. Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, . or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb . load without failure of the pipe structure. ❑ G� Meoning'fl"n"values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to achieve a minimum velocity of three(3)feet per second at 0.5 pipe full based on Table 4-1 as well. Other/Misc F. ❑ Existing and proposed contours,located at one foot interval. Include spot elevations and site grades showing how site I_ drains . ❑ Private stomwater easements shall be clearly depicted on plans when private stormwater flows from one property to another ❑ ® Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs,with the exception of residential building roofs(EDSP Section 3.03.4A). Additional provisions apply to this as required by the DEQ. Refer to the.website: www.den.state.or.us/wq/groundwaiuiohome.hcrp for more information. ❑ s Detention panda shall be designed to limit runoff to pro-development rates for the 2 through 25-year storm events 1 *This form shall be included as an attachment,inside the front cover,of the stormwater study 1 • II •IMPORTANT.ENGINEER PLEASE READ BELOW AND SIGN! As the engineer of record,I hereby certify the above required items are complete and included with the submitted stormwater study and plan sot,1 Signature: ' �d./ami-'/I y j Date: ifirrh3 tier it • g �_ai.�'' - .$i� '�' fit' E:Cr-- �,x +3' 41 ✓m^. i—"; "...'j ..� y �;-- ,; j L S 1 — Ys 5y`,• 'yyr ' f 1,,Yr ` $ Sx/ i r , f N-it t Iyry91V r L,Wwm+ey^ � r ,l 8 —_, 4 ? ¢> 3r7 f 1ffp r \ i \3 e mi_ o —: 24'0 ` r '1 w Ja tii ElHV )— _ } � I � qo o TYP213-00009 Site Plan Tentative 17-03-33-44 TL 100; 17-03-34-33 TL 700 Vacant/3005 e Franklin Blvd Patel n Date Received: JUN 262013 Original Submittal • • . • ea-- F \$ g \ \ \ u S 55 z 'I \ N t ° \O \ \ i li — C\ I - U Pi-" \ \\ F 91 . fi ■Q_-.. \ \ = I ' \ 4 ma& p 8d0. , \ \ ilg \ IYN-" 1' p„k W W1 i 1 e I ,/ /4-- �t \ v_A v A ”\ $ +/ -...,/° A I P a \ a; .\ — " `_ 2 s\ Ouran. \ -is "� !-\! 8r !r Q I �i� � r \, \ \\ �j� \e k p1\ \ MO '/� vi r-%'.1 \� : . Y\ r \ I R ee ,// (�,.., X81 a ,- \ \ �Oe I�T ! .' 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Alpesh Patel with ALKO Investments, is requesting that the City of Springfield review this request and determine that the proposal complies with criteria contained in SDC 5.17-125 and that the requested site plan review can be approved. To aid Springfield staff in this endeavor, the following information is provided. I. The Site and Existing Conditions A. Subject Site The subject site is comprised of two tax lots (Map 17-03- � + - 33-44. Lot 100 and Map 17- --_ - 03-34-33. Lot 700). Lot 700 - - _.- ---- + - contains two older dwelling --- --... �� .1 units and an outbuilding. _ - The oldest of the dwellings is approximately 294 sf in size " and dates to 1919. The a newer dwelling, the one closest to Franklin Blvd, is about 3.180 sf and dates _ from 1931. The structures T are proposed for removal. V Subject Site I Image from Google Earth Lot 100 is vacant except for Subject Site August 2012 a temporary use as ODOT construction staging for the adjacent 1-5 Willamette River Bridge project. B. Planning and Zoning 1. Planning. The subject site is in the Glenwood neighborhood of Springfield. The Eugene-Springfield .0-0'7 Metropolitan Area General Plan (Metro Plan) 0,, designates the property as Mixed Use (MU) with a Nodal Development (ND) overlay. For portions 71. of the Glenwood neighborhood, including the subject property, the Metro Plan has been updated with the recently adopted Glenwood Refinement Plan. The Glenwood Refinement _and Plan was comprehensive in its scope. With the o,,.,..e.Malmo Glenwood Refinement Plan, the Metro Plan °"`""""" designation is as above and the refinement plan """'"""^"1. Cannwomi 111.1-Ur designation is Office Mixed Use. -°'°"w'a• —6nuMme...4u. ,^, L.',MW 0W.1.O.4•V 2. Zoning. With the adoption of the Glenwood Refinement '—rf:; Plan, zoning for the subject site is the same as y,11I the refinement plan -Office Mixed Use. Hotels are a permitted use in the Office Mixed Use zone. + LANDSCAPE ARCHITECTS t 375 West 4th,Suite 201, Eugene,OR 97401 SCHIRMER PLANNERS + LANDSCAPE ARCHITECTS + ENVIRONMENTAL SPECIALISTS Phone:541.686.4540 Fax:541.686.4577 SATRE� www.schirmersatre.com • • • Candlewood Suites Hotel Page 2 of 18 Site Plan review—Written Statement June 25.2013—Re-Submittal in Response to Completeness Review II. Site Plan Review—Applicable Criteria Site Plan Review Criteria are found in Section 5.17-125, Site Plan Review-Criteria, of the Springfield Development Code. Applicable sections of the Code are in italics, followed by proposed findings of facts in normal text. 5.17-125 Criteria. The Director shall approve or approve with conditions: a Type it Site Plan Review application upon determining that approval criteria in Subsections A. through E., below have been satisfied. if conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. Response: The applicable refinement plan is the recently adopted Glenwood Refinement Plan. The adoption of the Glenwood Refinement Plan updated the Metro Plan and Refinement Plan designations as well as the zoning for the site. The Metro Plan designation is Mixed Use (MU) with a Nodal Development overlay (ND), the Refinement Plan designation is Office Mixed Use and the zoning is Office Mixed Use. Given that the zoning was applied in concert with the plan designations for the site, zoning is consistent with the Metro Plan diagram and the applicable Refinement Plan. Therefore, this criterion is met. Furthermore, the project complies with the purpose of the Nodal Development Overlay District by offering design elements that support pedestrian environments by providing bike parking, a pedestrian connection to the public right of way and transit access within walking distance. B. Capacity requirements of public and private facilities, including. but not limited to, water and electricity: sanitary sewer and stormwater management facilities: and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. Response: Public and private facilities and services are available and have sufficient capacity to serve the site. The facility, provider and condition applicable to the site are as follows: Wastewater City Staff indicated at a Development Issues Meeting (PRE12-00020) that there is public - wastewater service of sufficient capacity available for the project. Specifically, wastewater service would be provided by - 4 connecting to the public system at an existing - manhole located just off the southeast corner of . - the tax lot to the east of the subject site (Map • 17-03-34-33, Lot 500). City Staff indicated that . , an easement on Tax Lot 500 could be provided , — - to accommodate the connection. (As the City °" ! ' owns Lot 500, staff has indicated that this ----_ easement will be granted.) The existing public -- - _. system is shown on the diagram to the right. i i _ The proposed wastewater connection is shown on the attached plans. ri Schirmer Satre Group•375 West 4t'Avenue, Suite 201, Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 •Candlewood Suites Hotel • Page 3 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review Stormwater At the same Development Issues Meeting, city personnel indicated that public stormwater service will be by way of connection to the existing Glenwood Slough which borders the subject site to the south. To satisfy city standards, stormwater collected on site will first be treated on site through the use of a vegetated swale. The size, shape and location of treatment facility are shown on the attached plans. Transportation Streets — The subject site abuts Franklin Blvd, an ODOT facility — McKenzie Highway 126. Franklin Blvd is classified as a Major Arterial, has its full right-of-way and is improved with pavement, curb and gutter, sidewalk and street lights along the subject property frontage. Access — Tax lot 100 has a vested right of access to Franklin Blvd by way of an agreement with ODOT (See Attachment 3 — Indenture of Access and Attachment 4 — Application and Permit to Construct Approach Road). This right of access will be utilized in the proposal by locating the access/driveway at the northeast corner of Lot 100, which, in turn, will connect to Lot 700. Secondary access will be provided by way of a future 24-foot wide driveway eastward from the site across Lot 500 connecting to an existing shared access/driveway on Lot 400. The shared nature of this driveway is on Lot 400 is based on information provided by the City of Springfield. As the City owns Lot 500, permission to cross Lot 500 will commemorated by way of a shared access easement to be granted by the City. Transit — Lane Transit District services Franklin Blvd with stops located nearby the intersection of Franklin Blvd and Glenwood Blvd. (See Attachment 1 —Vicinity Map.) Solid Waste Management Solid waste collection is provided by private firms, whose franchise territory granted by the City of Springfield includes the subject site. Regional disposal sites and the Short Mountain Landfill are operated by Lane County. Water and Electric Service Water and electric service is currently provided to the subject site. Glenwood Water District provides water service to Lot 700. Springfield Utility Board (SUB) provides water to Lot 100. (Upon annexation, SUB will provide water service for both lots. SUB provides electric service for both tax lots. Fire and Emergency Medical Services Glenwood Water District provides fire protection for Lot 700, while the City of Springfield provides fire protection for Lot 100. Upon annexation of Lot 700, fire protection will be provided by the city for both tax lots. Ambulance services are provided by the City of Springfield for both tax lots. Police Protection Police protection is currently provided by Lane County for Lot 700 and the City of Springfield for Lot 100. Upon annexation, Springfield will provide police protection for both tax lots. With annexation police protection will be consistent with service provision throughout the city. Springfield Police currently travel along Franklin Blvd to provide service to surrounding areas that are incorporated into the city of Springfield. Infill annexations and development in this area will increase the efficiency of service delivery. Parks and Recreation The site is included within the Willamalane Park and Recreation District. Recently approved Bond Measure 20-199 will provide $20 million in bond funds which will be used to help fund Schirmer Satre Group•375 West 4th Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • • Candlewood Suites Hotel • Page 4 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review • future City park acquisition and development throughout the city, including the Glenwood Refinement Plan's proposed riverfront linear park and urban park blocks. Pedestrian access to these facilities will be by way of street-side sidewalks along Franklin Blvd with crosswalk connections at signalized intersections and connecting access to the riverfront multi-use pathway system. Communication Facilities US West Communications and a variety of other telecommunications providers offer communication services throughout the Eugene/Springfield Area. Public Schools Eugene School District is the k-12 education service provider in Glenwood. Given the above regarding public and private facility availability, this criterion is met. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Response: Applicable public and private design and construction standards contained in the Springfield Development Code (SDC) and how compliance is met with this proposal is as follows. CHAPTER 3- LAND USE DISTRICTS SECTION 3.4-200- GLENWOOD RIVERFRONT MIXED-USE PLAN DISTRICT 3.4-265 Base Zone Development Standards The following base zone development standards are established for the Glenwood Riverfront Mixed-Use Plan District. Development Standard Office Mixed-Use Zone Minimum Development Area (1) 5 Acres Minimum Lot/Parcel Size None Minimum Street Frontage (2) None Minimum Lot/Parcel Coverage None Minimum Density(3) 50 du/net acre Built-to Lines/Building Setbacks Subsection 3.4-275H Landscape/Screening Setbacks Subsection 3.4-270F Minimum/Maximum Building Height Subsection 3.4-275D Additional Standards (4) (5) (6) (7) (1) Minimum Development Area. In the Franklin Riverfront, the minimum development area is necessary due to the number of small lots/parcels and the need to establish the local street grid and park blocks. In the McVay Riverfront, the minimum development area is necessary due to the number of small lots/parcels and in order to prevent piecemeal development of a number of large lots/parcels for compliance with Springfield Commercial and Industrial Buildable Lands Inventory, Economic Opportunities Analysis, and Economic Development Objectives and Implementation Strategies findings. EXCEPTIONS: (a) The developer may submit a letter to the Director stating that either abutting property owners are not willing to participate in the assembly of the minimum 5 acre development area; or there are smaller properties that cannot meet the 5 acre standard (for example, on the south side of Franklin Boulevard or on the west side of McVay Highway). (2) While there is no minimum frontage standard, all lots/parcels shall have frontage on a public street unless the proposed development has been approved as part of a Master Schirmer Satre Group•375 West 4th Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 Candlewood Suites Hotel • Page 5 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review Plan, Site Plan or land division, and access has been guaranteed via a private driveway with an irrevocable joint use/access easement agreement as specified in Subsection 4.2-120A. (3) The density standard applies to high-density residential housing in those Subareas where this type of housing is required or permitted. See Subsections 3.4-24513.1.a. and 3.4-2458.2.b. There is no maximum density. (4) Where an easement is larger than the required setback standard, no building or above grade structure, except a fence, may be built upon or over that easement. (5) When additional right-of-way is required, whether by City Engineering standards, the Metro Plan (including the TransPlan), or the City's Conceptual Street Plan, setbacks are based on future right-of-way locations. Right-of-way shall be dedicated prior to the issuance of any building permit that proposes parking spaces. (6) Architectural extensions including but not limited to: cornices; eave overhangs; and porches and balconies extending beyond an exterior wall of a building may protrude into any 5-foot or larger setback area or build-to line by not more than 2 feet. Response: Minimum Development Area (1): The 5-acre minimum development area standard cannot be met due to the existing condition of numerous small lots along the south side of Franklin Blvd. Per the permitted EXCEPTION above in SDC 3.4-265(1)(a) the applicant hereby submits this "Letter" requesting the exception' (Ex#1) be granted. Minimum Street Frontage (2): Both lots of the subject site have street frontage. Minimum Density (3): As this request does not include a residential component, this standard does not apply. Build-to/Building Setbacks: Refer to findings in Subsection 3.4-275 below. Landscape/Screening Setbacks: Refer to Subsection 3.4-270 below. Minimum/Maximum Building height: Refer to Subsection 3.4-275 below. Additional Standards (4)(5)(6)(7): (4): There are no easements larger than the proposed building setback.2 (5): Additional Right-of-Way is not required.3 (6): There are no building extensions which protrude into a building setback. (7): There is no footnote (7) in the code. Given the above, this standard, 3.4-265, is met. 3.4-270 Public and Private Development Standards A. Public Streets, Alleys and Sidewalks. 1. Public Streets, alleys and sidewalks in the Glenwood Riverfront shall be as described in the Glenwood Refinement Plan Transportation Chapter and designed and constructed as specified in the Springfield Engineering Design Standards and Procedures Manual. There are a few exceptions requested in this proposal,each will be numbered;this is#1. 2 There is an existing 25' ODOT Slope Easement which the city is working with ODOT to resolve. 3 While no additional ROW is required,the proposal includes a 10' ROW for future use if and when Franklin Blvd is rebuilt. Schirmer Satre Group•375 West 4`h Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 Candlewood Suites Hotel • Page 6 of 18 Site Plan review—Written Statement June 25. 2013—Re-Submittal in Response to Completeness Review 2. Applicable Glenwood Refinement Plan Transportation Policies and Implementation Strategies shall be as specified in Appendix 3. The following is an overview of the Glenwood Riverfront street network: a. Franklin Riverfront Arterial Street. Franklin Boulevard shall be designed and constructed as a hybrid multi-way boulevard. Response: The applicable street is Franklin Blvd, a state highway and major arterial. It is fully developed to current standards. It is in compliance with the Glenwood Refinement Plan Transportation Chapter, the Springfield Engineering Design Standards and Procedures Manual and the Glenwood Refinement Plan Transportation Policies and Implementation Strategies as specified in Appendix 3. We are asking for an exception (Ex #2) for the requirement to upgrade the frontage of the proposed development to comply with modern urban arterial design policies of Appendix 3 and the Engineering Design Standards and Procedures Manual because Franklin Blvd is still in the process of being redesigned and is years away from actually being constructed. In order to meet the requirements of the code we are granting a 10' Right of Way setback on the property which will allow the future construction of setback sidewalks, curbside planter strips and the undergrounding of utilities. Appendix 3 describes the corridor for Franklin Blvd abutting the subject property as: B.1.c....The corridor design envelope for the hybrid multi-way boulevard provides for alignment flexibility during final design to...provide design flexibility to minimize right-of-way impacts. B.1.c.2. Jenkins Drive to Glenwood Boulevard: The Corridor Envelope will narrow to approximately 110 feet west of the Glenwood Boulevard intersection, tapering to meet the facility cross-section within the 1-5 right-of-way. This section of the facility is planned as a modern urban arterial. As the subject site essentially abuts the 1-5 right-of-way to the west, the Franklin Blvd corridor at the subject property will be as the right-of-way is today. B. Street Trees and Curbside Planter Strips. Applicable Glenwood Refinement Plan Transportation Policies and Implementation Strategies shall be as specified in Appendix 3. Street trees, especially those that provide shade, and curbside planter strips in the public right-of-way shall be as specified in the Springfield Engineering Design Standards and Procedures Manual. Therefore, street trees will not be subject to the regulations of this Section and will not be counted toward any landscaping required by this Section. As a general rule, street trees shall be selected on the basis of providing shade and have a size relationship with the street landscape (e.g., the wider the street, the larger the trees). Trees at least 40 feet tall at maturity are required for pedestrian areas. Design considerations shall be focused on space requirements of the selected trees at all phases of their life cycle. Scale, soils, underground obstruction, overhead constraints, branch height, mature tree size, and shadow patterns are examples of design considerations. Proposed tree species shall provide continuity between one site and the next in the same block. Street trees shall be placed either directly in planter strips or within tree wells located between the sidewalk and the curb as specified in the Springfield Engineering Design Standards and Procedures Manual. Street trees and planter strips in the public right-of-way shall be shown on the required Site Plan. Response: The subject street, Franklin Blvd, is fully developed along the subject site frontage, including a curb-side sidewalk. Thus there are no planter strips and trees will be provided behind the sidewalk, outside of the right-of-way and on private property along the site's street frontage. A 10 Right of Way setbackl has been granted to accommodate the Schirmer Satre Group•375 West 401 Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • Candlewood Suites Hotel • Page 7 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review future upgrading of the site frontage once the design and construction of Franklin Boulevard has been completed. A. Street Trees: Design plans for projects requiring street trees shall show the street tree locations in a shaded format on the street lighting plan to ensure street tree locations do not conflict with street lights. Trees shall be at least 20 feet from decorative post top mounted streetlights, and 30 feet from cobra head streetlights. All locations will need to take into consideration Section I — DESIGN STANDARDS 6 - 2 EDSP Adopted December 03, 2012 the presence of overhead power when choosing street trees. Street trees shall not be planted in planter strips less than 4 feet wide. If the planter strip is less than 4 feet, tree placement shall be on the property side of the sidewalk. Tree wells set in concrete or sidewalk areas shall be a minimum of 4 foot x 4 foot. Street trees shall be planted at 30 foot intervals except where the planting interferes with traffic vision, street lighting, traffic signage, or public utilities, or as approved by the Street Supervisor, City Operations Division. When planting large canopy trees, tree spacing may be modified if approved by the City. See Appendix 6A — Approved Street Tree List for the approved street tree species. Response: There are no planter strips or tree wells; however a 10' right of way setback has been added to the site to accommodate future improvements including a setback sidewalk, planter strips, street trees and the undergrounding of utilities in order to comply with Franklin Boulevard Modern Urban Arterial design policies of Appendix 3 of the Glenwood Refinement Plan. With the current number of existing utility poles, cabling, overhead lines, signage, lighting, and vision clearance needs, opportunities for street trees are limited. The proposal includes street trees as shown on the attached plan set. The specified trees are included on the city's adopted street tree list. C. Lighting. 1. Applicable Glenwood Refinement Plan Transportation Policies and Implementation Strategies shall be as specified in Appendix 3. Decorative public street lighting and pedestrian level lighting, as may be permitted in the Springfield Engineering Design Standards and Procedures Manual, shall be included with all new developments or redevelopment. 2. Private on-site lighting shall comply with the Illuminating Engineering Society of North America recommended practices and shall: a. Be the minimum illumination necessary for a given application, including parking areas, as specified in Subsection 3.4-270G.9.d.; b. Be shielded or recessed so that direct glare and reflection are contained within the boundaries of the property; and directed downward and away from abutting properties, public rights-of-way, and riparian zones, wetlands and other protected areas identified in this Code; c. Create a safe and secure environment for pedestrians and bicyclists during hours of darkness and reduce or prevent light pollution by minimizing glare; and d. Provide private on-site pedestrian level lighting, whether free standing or attached to a building. Private onOsite pedestrian level lighting is distinct from public street lights described in Subsection 3.4-270C.1. because it is intended to light private property rather than public streets. The height of a freestanding or attached light fixture shall be 12-14 feet and in no case shall exceed 25 feet or the height of the permitted building or structure, whichever is less. In this case, Schirmer Satre Group•375 West 4th Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • • Candlewood Suites Hotel Page 8 of 18 Site Plan review—Written Statement - • June 25,2013—Re-Submittal in Response to Completeness Review height is measured as the vertical distance between the paved surface or finished grade and the bottom of the light fixture. Response: There is one existing public street light located at the northeast corner of Tax Lot 700. Private on-site lighting including pedestrian level lighting is as shown on the attached plan set. F. Private Property Landscape Standards. 3. General Landscaping Standards. a. Minimum Standards. The landscaping standards for the Glenwood Riverfront shall be minimums; higher standards can be substituted, provided all fence, wall or vegetation height limitations specified in this Section are met. Crime prevention should be considered when exceeding the landscaping standards because the height and density of vegetation may become a safety and/or visibility issue. b. Protection of Existing Vegetation. Existing vegetation may be used to meet the landscape standards if relocated on-site and/or protected and maintained during the construction phase of the development as specified in Subsections 3.4-27OF.5. and 6. Any necessary tree felling shall comply with Section 5.19-100. c. Selection of Materials. Landscape materials shall be selected and sited to produce a hardy and drought-resistant landscape area. Selection shall include consideration of the soil type and depth; the amount of maintenance required; spacing; exposure to the sun and wind; the slope and contours of the site; and compatibility with existing native vegetation preserved on the site. Shrubs resembling trees shall not be used to meet the tree standards. d. Plant Diversity. L Shrubs. If there are more than 25 required shrubs, no more than 75 percent of them shall be of one species. it Trees. If there are more than 8 required trees, no more than 40 percent of them shall be of one species. If there are more than 24 required trees, no more than 25 percent of them can be of one species. This standard does not apply to existing trees that are counted towards meeting the total number of trees required. e. Specific Tree Standards. i. In any required landscape area, trees shall be suitable for this region as may be approved during the land use review process. At the time of planting, deciduous trees shall be a minimum 2 inches in caliper and permitted conifer trees shall be fully branched, between 4-6 feet in height. Spacing and time of coverage of trees shall be as specified in Subsection 3.4-27OF.4. ii. The categories of trees are defined as follows: (a) Large trees in the public right-of-way or on private property are those trees over 40 feet tall and more than 35 feet wide branching at maturity; (b) Medium-sized trees on private property are those trees 25 feet to 40 feet tall and 16 feet to 35 feet wide branching at maturity; and (c) Small or narrow-stature trees on private property are those trees less than 25 feet tall and less than 16 feet wide branching at maturity. f. Specific Shrub and Ground Cover Standards. i. All of the landscaped area that is not planted with trees and shrubs shall be planted in ground cover plants, which may include grasses. Mulch (as a ground cover) shall be confined to areas underneath plants and shall not be a substitute for ground cover plants. ii. All shrubs shall be of sufficient size and number to meet the required height and coverage standards of this Subsection within 4 years of planting, unless Schirmer Satre Group•375 West 4th Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • Candlewood Suites Hotel • Page 9 of 18 Site Plan review—Written Statement June 25, 2013—Re-Submittal in Response to Completeness Review otherwise specified in Subsection F.4. Shrubs shall be at least the one-gallon container size at planting. iii. Ground cover plants other than grasses or sod shall be: (a) At least the 4 inch pot size; (b) Planted in triangular spacing at distances appropriate for the plant species; and (c) Planted at a density that will cover the entire area within 3 years, unless otherwise specified in this Section. iv. Any plants listed on the Nuisance Plants List as specified in the Springfield Engineering Design and Procedures Manual shall be prohibited from being planted in the Glenwood Riverfront. g. Installation. h. Maintenance. i. Irrigation. The intent of this standard is to ensure that plants will survive the critical establishment period when they are most vulnerable due to lack of watering. All landscaped areas shall provide an irrigation system as follows: i. A permanent built-in irrigation system with an automatic controller; 4. Landscape Standard Categories. a. The L1 standard is a landscape treatment that enhances open areas between buildings and in required setbacks or screening areas specified in Subsection 3.4-270F.2.b.; and along pedestrian mid-block connectors. While primarily consisting of ground cover plants, the L1 standard also includes a mixture of trees, high shrubs, and low shrubs. The tree standard shall be one large tree per 30 linear feet, one medium tree per 22 linear feet, or one small tree per 15 linear feet for each 1,000 square feet of landscaped area. Trees of different sizes may be combined to meet the standard. Trees may be grouped. The shrub standard shall be either two high shrubs or three low shrubs for each 300 square feet of landscape area. The shrubs and trees may be grouped. Ground cover plants shall full cover the remainder of the landscaped area. The L1 standard shall comply with the vision clearance standards specified in Section 4.2-130. b. The L2 standard is a landscape treatment to screen different abutting uses and parking lots, utilities, and trash and recycling bin areas. The L2 standard shall be applied as specified in Subsection 3.4-270F.4.b.i. along public streets and private driveway frontages where parking lots are permitted, specifically in Subarea D, south of the Union Pacific railroad trestle and outside of the nodal development area; common property lines and/or rear property lines; or at the interface of the linear park where there are no property lines. The L2 standard shall comply with the vision clearance standards specified in Section 4.2-130. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade. i. Separation of Uses. The L2 standard shall be designed to separate and mitigate the impact of abutting uses; and separate parking lots from public right-of-way and private common driveways to allow surveillance of the lot from the street or driveway, where visibility into areas is more important than a total visual screen. The intent is to partially conceal parked vehicles form public view. The L2 standard screening shall be set back 10 feet along the front property line and 7 feet along side and rear property lines, and driveways, where applicable. In this case, the L2 standard shall require: (a) Enough evergreen shrubs to form a continuous screen 3 feet high within 2 years of planting. The shrubs shall be properly maintained and shall be replaced with new shrubs when the screen ceases to serve the purpose of obscuring the view. (b) One large tree shall be required per 30 linear feet of landscaped area, one medium tree per 22 linear feet per landscape area or one small tree Schirmer Satre Group•375 West 4r"Avenue, Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 Candlewood Suites Hotel Page 10 of 18 Site Plan review—Written Statement June 25, 2013—Re-Submittal in Response to Completeness Review per 15 linear feet of landscaped area. Trees of different sizes may be combined to meet the standard. (c) Ground cover plants shall fully cover the remainder of the landscaped area. At least 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of the required screening area. The remaining area shall be planted in lawn or other living ground cover. ii. Screening Utilities. Ground-mounted utility equipment including, but not limited to: exterior transformers; mechanical units such as condensers and generators; switch gear, backflow preventers; utility pads; cable television; and telephone pedestals shall be placed underground or within buildings, where practicable. When placed above ground, equipment shall be located to minimize visual impact and screened with either an enclosure that blends with the proposed building design; landscaping; or both. When enclosures area used, they shall be tall enough to completely screen the equipment at the time of the equipment installation. Groundcover and shrubs, planted tall enough to completely screen the equipment and any required cover, shall attain 50% coverage after 2 years and 100 percent coverage within 4 years. c. The L3 standard is a landscape treatment that applies within parking lots, including interior courts, but not including any required landscape setbacks necessary for screening, as specified in Subsection F.4.b.i. At least 10 percent of the interior of a parking lot shall be landscaped. The L3 standard serves three purposes; to eliminate storm water runoff through infiltration swales and other measures; to provide shade; and for screening. Water quality features may be incorporated into planter islands and required setbacks. The L3 standard shall comply with the vision clearance standards as specified in Section 4.2-130. 1. Infiltration planter islands, infiltration planter basins between parking aisles, infiltration tree wells and required parking lot setbacks shall be used to accommodate storm water runoff as specified in the Springfield Engineering Design Standards and Procedures Manual. ii. Wheel Stops. Secured wheel stops or rubber parking blocks shall be placed to prevent vehicles from overhanging a landscape infiltration area or setback. Wheel stops shall be designed to allow runoff to enter the landscaped infiltration area. iii. L3 Standard— Trees. Trees of different sizes may be combined to meet this standard. In order to provide a canopy effect, one of the following options may be selected: (a) At a minimum, one large tree per 4 parking spaces; or (b) At a minimum, one medium tree per 3 parking spaces. iv. L3 Standard — Shrubs and Ground Cover Plants. At a minimum, one medium to small shrubs per space shall be required. The remainder of the area shall be planted in ground cover plants. 5. Existing Mature Vegetation and Healthy Trees, excluding those plants on the Nuisance Plants List as specified in the Springfield Engineering Design and Procedures manual, shall be retained to the maximum extent practicable. However, plantings shall intended to mitigate for the loss of natural resource values shall be subject to applicable standards as specified in Sections 3.4-280, 4.4-115, 4.4-117 and the Springfield Engineering Design Standards and Procedures Manual. Response: Minimum Standards: The Proposed Planting Plan has been revised to meet the minimum L1, L2 and L3 standards as specified. Wheel stops have been added to prevent vehicles from overhanging all landscape areas. Schirmer Satre Group•375 West 4r"Avenue, Suite 201, Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • • Candlewood Suites Hotel Page 11 of 18 • Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review Protection of Existing: Existing vegetation on the subject site consists of older, little- maintained residential landscape material, including trees, shrubs and lawn. This existing landscape material will not be retained as part of the project. An exception (Ex #3) is the area in the southern portion of the site that is within the wetland/riparian area and its setback. Except for where the proposed stormwater treatment swale is, existing landscape conditions will not be disturbed. Selection of Materials: Proposed landscape materials are those often utilized for urban landscapes in the southern Willamette Valley and are well suited for the weather, rainfall, sun and wind typically experienced. Plant Diversity: There are more than 25 required shrubs and no more than 75 percent will be of one species. Specific Tree Standards: Selected tree species are suitable for the local environment and urban conditions. Deciduous trees are specified at 2 inches caliper. Evergreen trees will be between 4 and 6 feet in height. Specific Shrub and Ground Cover Standards: All shrubs and ground covers are at least 1 gallon in size. Shrubs will meet their minimum height and coverage within 4 years and ground cover will cover its area within 3 years. Mulch is limited to area underneath plants and is not a substitute for ground cover. Installation and Maintenance: Installation and maintenance shall be as specified in the Code. Irrigation: A permanent, in-ground automatic irrigation system will be provided. G. Vehicle/Bicycle Parking and Loading Standards. 1. Vehicle/bicycle parking standards shall be as described in the Glenwood Refinement Plan Transportation and the Housing and Economic Development Chapters. 2. Applicable Glenwood Refinement Plan Vehicle/Bicycle Parking Policies and Implementation Strategies shall be as specified in Appendix 3. 3. Vehicle/bicycle parking and loading standards shall be designed and constructed as specified in this Subsection. 4. Vehicle Parking-General. Adequate vehicle parking shall be provided to support new development and redevelopment in the Glenwood Riverfront, while minimizing adverse visual, environmental, and financial impacts on the public. In line with the land use vision for compact development and a walkable, pedestrian-friendly environment, on-street parking, aboveground and underground off-street parking structures, and parking located within or under buildings shall be encouraged. Locating and designing all required vehicle parking to minimize the visibility of parked cars to pedestrians from street frontages and light and noise impacts of parking lots strengthens the character of the Glenwood Riverfront, reinforces the emphasis on pedestrian, bike, and transit for travel, and minimizes the potential for vehicle/pedestrian conflicts. 6. Maximum off-street vehicle parking spaces by use category shall be as specified in Table 3.4-1. 9. Vehicle Parking Design Standards. The following standards shall apply to all permitted parking facilities: a. In both public and private parking facilities, the stall width and length and aisle width standards specified in Section 4.6-115 shall apply. b. All surface parking lots shall incorporate the following elements including, but not limited to: Schirmer Satre Group•375 West 4th Avenue,Suite 201, Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • • Candlewood Suites Hotel Page 12 of 18 Site Plan review—Written Statement June 25, 2013—Re-Submittal in Response to Completeness Review L Pedestrian walkways that provide priority over vehicles routes, are direct and accessible, and enhance safety for pedestrians and vehicles. Parking lots with 50 or more spaces shall be divided into separate areas by landscaping or protected raised pedestrian walkways at least 10 feet in width, or by a building or group of buildings. Pedestrian walkways shall include pedestrian-scaled lighting as specified in Subsection 3.4-270G.9.d. and elevated crosswalks and/or distinguishing paving colors, textures or materials, as specified in the Springfield Engineering Design Standards and Procedures Manual. The pedestrian routes shall lead to an entrance in the rear or, if applicable, the side of a building; ii. The use of alternative surfacing as specified in the Springfield Engineering Design Standards and Procedures Manual, including permeable surfacing , where applicable, shall be preferred as an option over traditional impervious surfacing; and iii. Strategies to reduce "heat island" effects, such as canopy shade trees and landscaping as specified in Subsection 3.4-270F.4.c. c. Surface Parking Lot landscaping Standards. Parking lot landscaping shall be required as specified in Subsections 3.4-270F.4.b. and c. d. Surface parking lot lighting shall be provided as specified in Subsection 3.4- 270C.2. and may be a mix of bollards at ground level and pedestrian-level lighting. • e. Vehicle parking shall not be allowed within any required or optional building setback specified in Subsection 3.4-2751-1. 11. Vehicle Parking Access and Driveways. a. In Subareas A, B, and C, vehicle access to a parking lot or parking structure shall be from a service street, alley, or, where there is no service street, other local street in order to minimize the impact of auto parking and driveways on the public pedestrian environment. Each block face fronting a service street, alley or other local street necessary for vehicle access shall be limited to one curb cut. c. Curb cuts for all parking lots or parking structures shall be constructed to maintain the elevation, appearance and continuity of sidewalks crossed by the curb cuts. 13. Bicycle Parking. Safe and convenient bicycle parking shall be provided for residents, visitors, employees and patrons. In mixed-use developments, the required bicycle parking for each use shall be provided. Required off-street bicycle parking spaces shall be as specified in Table 3.4-2. The required minimum number of parking spaces for each listed use is 4 spaces. Response: All parking is provided off-street, in landscaped and screened interior courts located directly behind the building and in adjacent Tax Lot 100. Parking is screened from adjacent uses as well as the public realm of Franklin Blvd by both the proposed hotel and the required L2 and L3 landscape standard planting areas. Per table 3.4-1, the maximum parking requirement is 95 spaces (one space for each bedroom (85) plus one space for each employee on the largest shift (10)). 86 spaces have been provided, including 4 accessible spaces in compliance with ADA. Parking stall dimensions meet the requirements of 4.6-115. Pedestrian walkways are as shown on the attached plan set. Lighting is as shown on the attached plan set. Parking does not encroach into any setbacks. Covered bicycle parking is provided near the main entrance to the hotel. 5 spaces are required and 5 spaces are provided. H. Wastewater Facilities and Services. 2. Private Wastewater Facilities... for any proposed new or expanded use the developer shall provide for a suitable connection to the public wastewater system... Schirmer Satre Group•375 West 4th Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • Candlewood Suites Hotel Page 13 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review Response: The proposal includes a connection to the existing public system as shown on the attached plan set. I. Stormwater Facilities and Services. All new development, redevelopment and associated infrastructure in the Glenwood Riverfront shall manage stormwater runoff on- site to provide for water quality treatment and groundwater recharge, to the maximum extent practicable. Response: On-site stormwater will be directed to a new on-site stormwater treatment facility as shown on the attached plan set. Given the above, this standard, 3.4-270, is met. 3.4-275 Building Design Standards The following standards are established for the Glenwood Riverfront portion of the Willamette Greenway (WG) Overlay District: C. Building Facades. The design of buildings and their relationships to the public realm are critical factors in the development of an active and vital pedestrian environment. In all Subareas building facades shall have the following architectural detailing: 1. The ground floor of a building shall utilize all of the following: a. Incorporate awnings, canopies, porticos, or arcades; b. Provide variation in building materials including, but not limited to: tile, brick, split-faced concrete block, concrete horizontal siding, masonry veneer, and powder coated aluminum or traditional wood storefronts that are differentiated by, trim, paint, and ornamentation; c. Utilize ground floor windows and entrances that provide a high level of transparency by allowing views both inward and outward; and d. Utilize signs; or other features, including public art. 2. The upper stories shall utilize all of the following, as applicable: a. Include architectural detailing utilizing some of the same design elements specified in Subsection 3.4-275C.1.; b. Incorporate a change in the window style; c. Integrate a change in floor height; building step backs, as specified in Subsection 3.4-275D.4.; or a combination of these elements; and/or d. Provide differences in height and architectural elements including, but not limited to: parapets, cornices and other details that may be used to create interesting and varied rooflines. In addition, building corners may incorporate taller elements including, but not limited to: towers, turrets, and bays. 3. More than one type of building material may be used for building identity. 4. Building facades that do not front a street, alley or mid-block connector shall be constructed with design elements similar to those facades fronting streets. Response: As shown on the attached plan set, the ground floor of the building incorporates awnings, variety in building finish texture and color, and contains a number of windows. The upper floors follow this same theme, with variations in finishes, articulation and ample windows. D. Height. The following standards are intended to: allow for a range of building heights within a development area; support an interesting skyline and the ability to market view properties; and reduce impacts of shading from tall structures on the public realm. Lower structures combined with taller structures within a single development area will be permitted to allow for a variety of design solutions. 1. In all Subareas, the minimum building height shall be 2 stories above grade. Schirmer Satre Group•375 West 4th Avenue,Suite 201, Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 • . Candlewood Suites Hotel Page 14 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review 2. In all Subareas, there shall be no maximum building height. 4. In Subareas A, B and C, step backs that are a minimum of 15 feet wide shall be required beginning at the fourth story of a building and after each additional 3 stories. Uses for the lower roofs may include, but not be limited to balconies and observation decks. 5. In all Subareas, non-residential ground floor space (commercial/office/light manufacturing businesses) shall have a minimum floor to floor height of 15 feet to accommodate space for mechanical systems. Response: The proposed building is greater than 2 stories. The height limit is not an issue. We are asking for an exception (Ex #4) in regards to the requirement for the building step backs beginning at the 4th story and an exception (Ex#5) to the 15 foot floor to floor height of the ground floor. We are requesting an exemption because as a franchise, Candlewood Suites has a prescribed architectural identity and is not being created new specifically for this particular site. It is the franchise's desire to preserve the consistency of this architectural identity as shown on the attached drawing set shown as 'Requested Franchise Elevation' and not alter the design of the building. In lieu of step backs beginning with the fourth floor, the hotel utilizes an L-shape configuration combined with facade articulation to achieve a similar effect. In the event that the City will not consider an exception to this standard, the attached plans also show an alternate elevation labeled as 'North Elevation, Franklin Boulevard' for consideration. E. Massing/Building Articulation. Where buildings are highly visible from public areas, massing shall be addressed by articulating the facades with insets and projections to create visual interest and enhance views from the adjacent public realm. Response: The proposed building includes articulation on all sides, including projections, repeated window patterns, variations in roof lines and changes in building finishes. We are requesting an exemption as noted above that might be required to further meet the Massing/Building Articulation requirement because as a franchise, Candlewoods Suites has a prescribed architectural identity and it is not being created new specifically for this particular site. It is the franchise's desire to retain their prescribed architectural identity as shown on the attached drawing set labeled as 'Requested Franchise Elevation'. In the event that the City will not consider an exemption to this standard, the attached plans also show an alternate elevation labeled as 'North Elevation, Franklin Boulevard' for consideration. F. Windows and Doors. 1. Ground floor windows and doors that face a public street, alley or mid-block connector. The following standards apply to primary entrances to buildings: c. In Subarea C, commercial and office windows and doors shall comprise a minimum of 60 percent of the length and 25 percent of the wall area of a building's first floor façades to allow views into lobbies, merchandise and work areas and allow persons inside to look out. 2. Upper story windows that face a public street, alley or mid-block connector. In all Subareas, upper story windows shall be required on all building facades and shall comprise a minimum of 25 percent of the length of the building's façade for each story. 3. In all Subareas, the use of low-reflective glass shall be encouraged as an energy conservation method. Schirmer Satre Group•375 West 4r"Avenue,Suite 201, Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 Candlewood Suites Hotel • Page 15 of 18 Site Plan review—Written Statement June 25, 2013—Re-Submittal in Response to Completeness Review 4. In all Subareas, frosted glass, spandrel windows, and other types of glass or film coatings between 3 feet above the sidewalk grade to 8 feet above the building slab that diminish transparency on the ground floor shall be prohibited. Response: Upper story windows facing Franklin Boulevard comprise 25 percent of the building length. Low-reflective glass is encouraged and frosted or other film coatings are not proposed. An exception (Ex #6) to the first floor requirements for the amount of windows is being requested because as a franchise Candlewood Suites has a prescribed architectural identity and is not being created new for this particular site. It is the franchise's desire to retain their prescribed architectural identity as shown in the attached drawing set labeled as 'Requested Franchise Elevation'. In the event that the City will not consider an exception to this standard, the attached plans also show an alternate elevation labeled as 'North Elevation, Franklin Boulevard' for consideration. G. Orientation/Entrances. 1. In all Subareas: a. Primary entrances to all new buildings located on a street, alley or mid-block connector shall be designed to include at least 3 of the following design elements: an awning, canopy, overhang, or arch above the entrance; recesses or projections in the building façade surrounding the entrance; a peaked roof or raised parapet structures over the door,. or display windows surrounding the entrance. Primary entrance design elements attached to buildings shall be: i. At least 9 feet above the sidewalk or grade; ii. Suspended from the building (i.e. not supported by posts or columns that may interfere with pedestrian traffic); Response: The project's primary entrance does not face a street, alley or mid-block connector. However, in order the meet the requirements of the code the building has been revised to include an entry on Franklin Boulevard with a pedestrian connection to the Public Right of Way. Efforts have been made to create a safe, appealing and comfortable street environment which includes pedestrian level lighting, wayfinding signage, benches and trash receptacles, a plaza, planting beds, and a canopy above the entrance which is suspended from the building and is a minimum of 9 feet above the sidewalk. H. Build-to Lines and Building Setbacks. 2. Building Setbacks. a. In Subareas A, B, C, and the portion of D north of the Union Pacific railroad trestle and within the nodal development area, buildings may be setback a maximum of 10 feet behind the build-to-line. This standard will still allow the establishment of a pleasant and diverse experience by providing additional pedestrian amenities. Pedestrian amenities shall be addressed as specified in Subsections 3.4-2751.2.a. and b. Exception: In Subareas A, B, and C, ground floor entrances of buildings fronting Franklin Boulevard may be setback a minimum of 4 feet behind the build-to-line and windows and walls may be setback a maximum of 1 foot 6 inches. Pedestrian amenities shall be addressed as specified in Subsection 1.2.a. Response: We are meeting the requirements of the code because Franklin Boulevard is currently undergoing a long term planning process and it is not yet clear what Franklin Boulevard will look like at the end of the process; As a result of this uncertainty we are Schirmer Satre Group•375 West ei Avenue,Suite 201,Eugene,OR 97401 •(541)6864540•Fax(541)686-4577 Candlewood Suites Hotel Page 16 of 18 Site Plan review—Written Statement June 25, 2013—Re-Submittal in Response to Completeness Review granting the city a 10' Right of Way Setback in order to meet the code and accommodate the future planning of Franklin Boulevard as a 'modern urban arterial'. The 10' right of way setback allows for future setback sidewalks, street trees and planter strips and the undergrounding of utilities as well as accommodating the existing water main. Furthermore, the 10' right of way setback better accommodates the shape and size of the Candlewoods Suites which has a prescribed architectural identity. L Pedestrian Amenities. 2. Pedestrian Amenities Standards. The pedestrian standards are minimums. The developer is encouraged to provide additional pedestrian amenities. a. Where there is no building setback, the following coordinated pedestrian amenities shall be provided on each block or development area, as applicable, located between the curb and the build-to-line: i. At least one bench for every 80 feet of street frontage; ii. At least one trash receptacle for every 80 feet of street frontage; and iii. At least one pedestrian-scale wall mounted light meeting the standards specified in Subsection 3.4-270C.2. for every 50 feet of street frontage. b. Where there is a building setback, in addition to the pedestrian amenities specified in Subsection 3.4-2751.2.a., two additional pedestrian amenities from the list specified in Subsection3.4-275 I.2.c., shall be provided for each 80 feet of street frontage. c. Additional pedestrian amenities include, but are not limited to: i. Sitting space (e.g., outdoor seating areas for restaurants, benches, garden wall or ledges between the building entrances and sidewalk); ii. Building canopy, awning, pergola, or similar weather protection (minimum projection of 4 feet over a sidewalk or other pedestrian space); iii. Transit shelters; iv. Information kiosks; v. Sidewalk displays; vi. Drinking fountains; vii. Wayfinding signage for pedestrians consisting of a distinctive logo and directional guidance to neighborhood destinations; viii. Planting beds, hanging flower baskets, large semi-permanent potted plants, and/or ornamental planters; ix. Pedestrian-scale lighting either free standing or attached to the face of the building as specified in Subsection 3.4-270C.2. for every 50 feet of street frontage; x. Decorative pavement patterns and tree grates; xi. Decorative clocks; xii. Public art sculpture, statues, murals, or fountains; xiii. Bicycle racks; xiv. Stands selling flowers, food or drink, as may be permitted by the Springfield Municipal Code; and xv. Entry steps, porches and front gardens for residential mixed-use buildings. 3. The 80 foot spacing standard in Subsection 3.4.27512.a., above may be flexed, and pedestrian amenities may be grouped or placed closer than this standard as long as the quantity of amenities meets the minimum requirements and the spacing averages 80 feet along the street frontage. Response: The proposed building is setback. Thus pedestrian amenities are provided. These include: Wall mounted pedestrian lighting, plaza, plant beds, (2) benches and (2) trash receptacles, wayfinding signage and a building canopy at the entrance on Franklin Boulevard. Schirmer Satre Group•375 West 4m Avenue, Suite 201, Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 Candlewood Suites Hotel • Page 17 of 18 Site Plan review—Written Statement June 25,2013—Re-Submittal in Response to Completeness Review J. Screening Roof-Top Mechanical Equipment. Visual impacts of mechanical equipment shall be located and/or screened so they are not visible from adjacent public and private streets or adjacent residentially zoned property. Acceptable screening includes:raising the parapet on all sides of the building to be as high as the highest mechanical unit or vent on the roof, or a secondary roof screening system designed to be as high as the highest mechanical unit or vent on the roof Secondary roof screening systems shall be enclosed groups of units rather than a box around each unit, incorporated into the design of the building, and constructed with materials that are compatible with those of the building. Mechanical equipment also shall be sited and shielded to protect adjacent uses from noise impacts. Response: Roof-top equipment will be screened from view with raised parapets located on all sides of the building. 3.4-280— Willamette Greenway Standards The subject site is outside of the Willamette greenway and this criterion does not apply. D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. Response: Parking areas and ingress-egress points have been located and designed to promote vehicular, bicycle and pedestrian safety. Vehicle access is at the northeast corner of Lot 100 and does double-duty in providing access from the right-of-way to both tax lots. Thus only one access/driveway to the Franklin Blvd corridor. Pedestrian safety is ensured with the provision of a sidewalk from the site access/driveway to the hotel entrance, bicycle parking location and parking area. Connections to transit stops are provided with the existing street- side sidewalk along Franklin Blvd. Driveways on the arterial are further minimized with the provision of secondary access through the shared access driveway to the east across Lot 500. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQLW Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal law. Response: The subject site is in an urban environment, with over 100 years of settlement and human disturbance. Physical features are limited to the southern portion of the site which contains a WQLW facility— the North Channel of the Glenwood Slough. As shown on the enclosed attachments (Attachments 10 and 11), the slough is a jurisdictional wetland/riparian corridor and includes a 50-foot setback. The enclosed plan set documents the presence of the resource and the setback. III. Attachments A. Attachments The following attachments are provided to assist staff in evaluating the application: Attachment 1 —Vicinity Map Attachment 2—Warranty Deed - 1950 Schirmer Satre Group•375 West 4th Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 •y • Candlewood Suites Hotel• • Page 18 of 18 Site Plan review—Written Statement June 25, 2013—Re-Submittal in Response to Completeness Review Attachment 3—Indenture of Access— 1962 Attachment 4—Application and Permit to Construct Approach Road — 1962 Attachment 5—Application and Permit for Access—2000 Attachment 6—Special Warranty Deed -2007 Attachment 7 — Preliminary Title Report— Lot 700 Attachment 8—Stormwater Management System Scope of Work Attachment 9—Stormwater Management Report Attachment 10—Wetland Delineation and DSL Letter of Concurrence Attachment 11 —Wetland and Wetland Buffer Diagram Attachment 12—Candlewood Suites Sign Information and Diagrams Attachment 13—Geotech Report Attachment 14— Preliminary Title Report— Lot 100 Attachment 15— Preliminary Title Report— Lot 200 IV. Conclusion Based on the information contained in this written statement, the applicant believes that the requested Site Plan Review can be approved. •If there are any questions regarding the above information, please do not hesitate to contact Rick Satre, AICP, at Schirmer Satre Group, 541-686-4540 or rick(a schirmersatre.com. Schirmer Satre Group•375 West 4'"Avenue,Suite 201,Eugene,OR 97401 •(541)686-4540•Fax(541)686-4577 f1 II t lli Vain! I I 3 . i.ill% t � l 11011 IP 6 I . 1 ; IgR /4.P. i ai I ifi1 Iu 1111.4,,,. 16! Q - s�� 1 I i I �l o ._ IR II .' 8 �t I B I� I 3 I i dg '-'4-.-' ' I f ' : o . ‘, 0 i. -- • Z9*-.'s 1 1 i • r ., 11 ; ti •' .„ , it , - 1, , , . 1 , - ,} `i g !I,r li 11 act ��l �_ I. ,I 8 . 1\ \ot' t1 i iygjy 4i I I. I' !ti /• 1 pig k G _LIi_ I r eye r. 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J :',.........2.4,1,,tm -n g _ 1 111 Ill 0 I —is• ' ` iW laid :ii'i - t 00� EL,- - _ _Franklin Blvd ux U oa Y __.--- %, "-)WV(27-' 7,,,..,./- l7 —, f ' � m a1S u�(I�oois e CO is!mo uo, 8"ifii)C •-g.-. 1 -__7 1 \ : an+y iddllins.yyt H I !.. ii3. __JL L7-)0Q rI, v i L-_-_7_2. 6. MI /11 - c N Henderson Ave :,j ... 41 ' ii ki(( w' W, l � 1` ® -I Y eu Af 1 Lin - J (Q,7y Q 1 c �f a3 7 ----- PH IsJnel •/ Jt y it ��` ce' �e I -- - - 11 n = 3S elsn6nw.0 r----- LLJ cC i15 M21JddAta C 1$uenl�(5 RI 4-' _ 1S Iblsug ._ JO is,,,,,_ G 0(al M'7 s-; . "8 • A ) \ i : -----.1:1 I 1-- fir.>„., • -ci.:,' '-e, ti o . .. ________ \.., ) 7 \0 / it) -4 z ci=- a - O// r Aallt/lnuleM O .. �2 f•.— _ �� �- 15 P,ey»p !! a �D',i.,.e O a —(L1 ' fi co r� @ AaIIV PRtPJQ > I „ c°' r. C• II • Attachment '2' ; WARRANTY DEED I""` 4 d1:8,9 ' t.3• ;I',-- .' r . QG6iS$nUtnttltt�ftGn[$Ptt6.r hams..ve,...J amn.uarsn..am.ewlzax..�aY4a...alaa..liDadw..na_.__._ ,I, <:; . ... .• .Ahhrdl'p]L. .a, 17Ras...!N,1C)Et4?.d..4!K1...M44._.._....... .. _. . .... ....gr°nto,f!.....for the consideration of ti .1f., the sum of......Asa.and.AO/lm-..(81.!1D.)..emd.other.taLuble,.00naideratlon..r.......r...,.,AOLLARS •a;: ii: ... J. to...,..._.Aar... ....................pst4 have bargained end sold and by lhiau pttaanly d4_.Iw'adn,all and convey .` ,• unto the STATE OF OREGON.by and through Its STATE HIGHWAY COMMISSION.the following'described •:_11 , k.a .. I"..•• promises,to wit: '-' A parcel of lead lying in the Zara Sweet D. L. C. jt 68, also in the Southeast , C.;: ,:p quarter the said of Bastion 33, 7Wn°rib 17 south, Range 3 West, W. H„ Lam co,mty, y his, Oregon, the said parcel being described as follower beginning at a point on the Westerly line of that tract of land conveyed to the „' 9tata of Oregon by and through its State lligimway Commission, by that deed recorded in Hook 234 Page 292 of Lane County Deed Records; eui4 point bolos opposite and 170.5 feet distant Southerly from (whom measured at right angles to) the onnt•a'lino of the ! . Pacific Highway at Englneor't Station 195'483.5r laid point also b°tng 560.8 feet South ' - and 1291.5 foot West of the Northeast corner of the Zara Swaot D. L. C. # 68; thence r` : South 72° 111 30° West 379.69 fest to Gm existing highway right of way line; thence along said right of way line North 15° 581 300 West 45 feet; and North 72°111 308 ?.- II': East 380 feet; thence South 15° 341 300 Ent along the Westerly lino of said State I-S- laop°rty, 45 feet to the point of beginning. : . y 0") The parcel of land to which this d°eoaiption applise contain, 0.39 acre. ,) k IAs en essential pert of this taansaotion, we, the undersigned, as the comers in fee staple of the treat of land chatting on the Pacific Highway, as described I. in these certain deed, wherein Jenne Hayes and Audrey L. Hayae were grantees, rs- <.- corded in Volume 124, Page 168, Volta, 128, Page 593, Volume 129, Pogo 594, Volume 137, Pogo 334, and Volume 140, Page 69, Deed Remrde of lane County, Oregon, of f • '�%.' which the real property covered by this decd is a part, do, for ourselves, our heirs 1".:. and sadism, sell, transfer, cofrey and relinquish to law State of Oregon, by and through its State Highway Commission, its euccessora and assigns, forever, all easement of across and all rights of ingroes, egress and regress, to from end between 1.''.r' the real property desoribed in said recorded deed and the above designated highway. EXCEPT, there is reserved the right of mo°o° troy said abutting land to said ' highway of a width not to emceed 25 fest on the South side thereof opposite IRghwyt Engineer's Station 199486; said ammo to ba for ordinary travel to and from the abutting land only and shall not he used•in connection with any commercial institution 11.2.11.2. ce neor activity established or conducted on the adJoining property, which, in at manner, 1 ..: eaters to, invites, solicits from or is dependent upon the users of soli highway. pronto', State of Oregon, shall have the right at its option to build it any . future time at it, sole rent, an ontor !IS way within the right of way. upon am- etruotion of such outer highway, all right of aoeees to and from the highway, if ay be herein epeoittoialiy reserved, shall °ease, but grantor., their heirs and ansigne, ,hall lays access to the outer highway. Said outer hig!vay shall be oonnooted to the I.. main highway only at suoh point or points as the as the State of Oregon may designate,'' . "`p' It is °xproeely intended that those °ovwnent's, burdens and restrictions shall I run with the lamb and shall forever bind the grantors, their heirs and assigns, • • • • • • • 0 • .^, '•.: • .•�•• 70 HAVE AND TO HOW the said premises with their sppurlanaacat In be sImDN,untie the wad hYete of Oregon,by and through its Siele Highway Cwrimi aiea,111 summon and assigns forever. And.....ae.�.the said grantor a do.. hefeby outman!to and with lbe said Stale at Oregon,by end 4. N• tmamgh he Bab Hlg:,wuy Oomminion.Its rueresrmn oMwlgn,Ihel..__..1&0t0..._......._ .the owner...0. t 5 in Ire Ample nl aid premise;that Owy are free from eft Incumlxuneev and . . .. . .... ..w i l l will warrant and defend the Bane tram oil Irwful claims whatneror. INW17NEhFWIIK.IRFDT.. We .. .....hewn hereunto mot .OW .. ..hand.!.end sad.!_. i i., tint. R Y .day.,f Q'T�,+�— ...... .,le...}0 nom)in par nun,id: f/ ' ,m f:. /. ./ �kem..f//. i, it / :y -. } P` • i� NTATE or intr.o0p '_c • • • a a7. County W .4.. '�. esonnI Lime before ow, ei tM fhb / hq'rdY / In$O.P b '• • Ibttry..Atbtit. (.� ... .. ,in and for srhi emmly and Mate,the within named Joan Nayoo . and MOW.Ilva4 alga..kJmdt_n 1.adM2..¢.ehH'fwlTe, In Ins ponntelle known to he the IMnikal poem driterNud In.end who°grouted.We Wlhb Inatrumant. .1 Ind who torah perM,nelty s4niwledgrd hi or that they mended flue mme freely end vnlualnrily for the tsea and purpmn Ihiettn parted r\ Wlintn.my had amt IdOOHM mat the day and Alit inhp written. r .h u.s p$ t� Gl;r,. _ i i III 1 ii ;in a F ' j rg la e 9 0 :i 9426•l /k Bs ram aim BATS ADD ".' .�:.. E , : • {r•' THIS INAZlfilzd V 111112SRTH, that the BUS Og OlD30n, by and timoagh it■ State -:-:•- I^< I ..- Mauer Ocsedeeion,•tor the oonsideratien of the exm of One and 00/100 (61.00) v : ,i . Dollar and other ralnable oonaideration b it paid, has bargained sled sold sad ;' 17 these present,. does bargain, all end *covey unto Jenne Sgea end audrp L. ., `' Hgves, husband and wife, the following described prenisee, to wit. •wool of land lying in Zara ;west D. L. 0. i 68 also in the Dsatbast quarter (f!*) of deletion 93, Tomehip 17 South. Seep 3 abet, W. K., Lea,. Ocunt', Oman, the said parcel being described is !allows, ":• Pagi11,+b8 at a point on tbe Westerly line of that tract of land _• ri sonnYed to the State of Oregon, to,and throve. its State it a�eepp�� lose- ; nisei** by that deed recorded in Dock 236 Page 292 of Les aoscey Deed .. •' Records; Said point being*Monte end 176.4 feat distant anther from. (when meaenred at right angle. to) the center line of the Pacific • liighwg at lhgisaer'■Statism 19f 3.ft add point also being 340.0 Pest South and 1291.5 feet West of the northeast earner of the Sera Owat D. L. 0. /•68; thence South 166 30' Fast along said Vsstel •.• -.• 7•_, property line 28.7 feet to an male narking the Oeugases *other t coer of said 1 u<. property; theme South 720 50' last slang the Southerly lira of said I. 7: . ' presorts 220.6 feet then Borth 360 30' Mast along ti naets ly line { of said property 15.35 feet; thence South 726 11' 306 Vest 783.3 feet :y to the point of beginning. . § : ,, The parcel of land to which this description applies contains 0.99 f•C • sore. -; Provided, however, there is excepted and reserod to the grantor, and waived and rslingidabed by the grantee, ell rights at aeon between the above described real property and the right of way of the public higbeg abutting on the Northerly aide thereof, tab pablio hiasF >' for the purposes of identification is designated as the Pacific Mahar,`. •• being State Highway so. 1. This reservation and•aroeption shell ma 1 with the lend Sod shall not be subject to modification, osnosustion or destruction by adverse usage or estoppel, qo natter haw long continued. Nothing in this conveyance contained shell be construed as conveying any estate, right,� _�ti"tle or interest in and to the public hinny right of , ) • way nor any right. or.eversion therein or thereto. ) This conveyance is neat, executed. and delivered capon the Bremxds • and for the reason that the real property heriaabove described is no • • longer needed, required, or useful for highway purpoeec. • ii x • • • • • . .. •,...a, ,.. .;.- (•..ttSIfV,-101•&;:.4;;;;•`;s;,`..1,;-;,.:41•11-.4i1.i.t...1V10-..:,■;1;•:••:•.,•:••••7•*••••:r”C1.1.•1111‘14 •■:.ri.A... •••- ..?4!1 i'n , 11'11 r•'1 1'• 1 .14. 1,1-:4-.t,1 t;L•-. :: ky•...,J.);:::,:z,„....f.,',.-;,.1.z..#. .34 .:!.r.-i..).•-• •. .•'ii,:i.5;.. -e: . .• .'z..:)'-;%.c,•'••,1 (:%..- •7r1. ••-•--t ". ...:-:-- iiiii.',..Ajskortiln:,$'4,;fiV4'. '':'::i.e!'..',V. _. , ... •tgiqp :4.:11.1".yliff#4,tiiseg#411 .k.. ay ciossissciAi.zi..cituaea.t.h. Steal',01`,said•dstaissio.:,to. p. ... : ... t.„.r...:14‘. 41....fi 1.4.:. pravanto io be.viteoutwrian Ulf iiti. .Li./..j ,-;..dor'dt , . • c.f..; .,,,..y, ....,.. .. • ..• -4.... .,... 1450. , . .• • . . -te•Pf-ilc:.;9'‘,.. An.• 1.' .i• rf,..‘,.'....',..r'',•': r••••.--',:. - 3,,, .:!tutt .,''''.' .1' ` ./..: .. ....... 1,• ■ I: parr ..... . . awl.-A. ".` -■ ; . . .. 4v, 1.. ...,'' Atteeti :. Vt• ' ' ' t''' ':• s \ 't-; /.• ',-,',;(' •-:::_.., • •r bi .,.. , ...Vr AP •ap-1,/di ,-tP' • •t,: • . counis .- . c,••0.. :. . , . • -:-, STATE OP PB30:01_ ....,5„ • ::: •,. OS ..• t:: County o4 Oo tale, /1 day of and K. , 3.950, arose as appeared- -, •,. ... g,"....- Den IL Chendlaw, Chao. H. Repo and K. gclasr.,t4 as Pomaanall7 bast* i;•t• thus each t*in;duly non, ad_per that ha,utisha stupid ceD•opi!..gonOtamidterthisst hap .4,... Chairman of the Etats Ilistway caassion of sta 'J..' the said Chas. U. rtanolds and ha the said N. K. /Corsa, is Stat.Alliatay •' il. thaattaataaar of the Stitt of Oregon; that the peal affixed to taid:•-initiotiont ..•• C't ' 14 the Bed of Sly State Highway Comdata, ad that the add itaitAnbibt.i. te.•\/"...• • • dad ad salad in Mall of said State tay add Coradesion, and that'Slit said ;•. •• 41: Chairman ad Ow said Oosaissionore eatatovldp maid instrument to be the tree 1,;0,,•, . sot and dad of add State, by said Pitt. Ittahat Ccadoelem. ii; (.. Itt 726712fAif talEREOP, I hero he:remits sat wy hand and affixed wy official .";,..,. ••-• coal the day and year last stove written. ::',0,..• .. - , Votary Pa a for orataa. commission expires. 4r.4.4..E.t./41.07• ' •'.' It .':', --• ii h P1••pri . ffl " . . i4, • • .-.1f1-: /. Dr • , c 11,1‘,II • di•P " 1 •k ' :f.'!;:1-.N::: -.•..3:41,(.4,1;11.- •N.,:...; : . • , . . Attachment '3' staaninmemasuimananium i a � l T •,--,rte•, . 7). L Nb. �... -. v , .�T '. . .. . . . ... . .,:sees \ ..:<' rn...- vv. _ v'., 'v.-rem I r i:i - � { -, >! eta - 'I b •- i 1 i .,1...:',.... a :� hP a., • • -.. _■.sc eennu YIIB✓i�1t Irr)i It•v! : .• • Rose • t `like• I 7 l " I •. ..festl.H .;...:P . .. _ yila " '..t..,,,' ft ,, Y I ' l 1 1. •.-S • : . .. _ • ,*.i4.•=•• i/.' .- 1.- Yom,.. r �ii IIm8h19Rg Ac0t1R•• ,. V 'r t . e, :tali.I.... . R8, aide and executed this 0-.-.0 :dy'ef;.:`�tJP.. .l. : 4 ._ sees r - A -_ i.96. :by and balms=the STATE M WOOS, by an! through i.s etnte.higblsay;."•_ k`% _�:.` eel, ' "ceenfa ian,•hereinifta• called isfate,e and JAMES HATES and AIpA3I 42fei . ses.. -.:.: ' husband end'eite,:hereinafter os1Ld "C=ots.! _ •• ., • hL.'.'' I:•t , { . NR1918AB, .hate acquired !roe Janes Hay.. and Audrer/Ilayls; husband all �:,. wit.1 by warren*deed executed on June 29, 1930, rsoorded'in tune 4;111:1 ' I�•... .• • i _, '. Page.189 of the Deb Records of Lane County, certain property lyiag io the -C, southeasterly quarter of Section 33, township 17 Routh, Raoge 3 Hat,Xs. i ••�. •:.::,:" : Lane'County, Croons and m i:..ie iyc iV w...•"^+"ores WH EAR, satd deed reserved to the grantors'aoeiss to the laaanaie-High . i -;!..;';,:..q.:7, • i in.y at Mile Poet 0.33, Engineer's Station 2.99.86, on the.southerly side thart- r : u of,, for ordinary ttewl to all from the abutting falls Of.the grsrtms only) n A-' all A! 1 : -' MIBl8A8 Ant. resolution ads on the net day of J 1938 all 71,- .: ". .'r entered in vitae record/ as Throughway* and Rights of Mt Resolution I . X ° ?.::•• Aa, prodded that in certain itutam.e nstriotio . upon use of access points xl: could be reeved and udl Ated use could thereafter be made of the access • 1 n,._r points; all • fr., , w11IDIgAe,Resolution.44 further provided,that the 0lnera *nos*pay in ad- • ,;, • vanes to State the estimated aswnt.ot the cost of oon.truoting eh. accolsra- '!� ston and deceleration lanes as are needed for the east,of the traveling put- `)+ ll /top Ind X3.f I t 1 , ',0ja6A8, .atd.Resolution Al provided further that Stets could, at.any :;;I .. Lens, oomatruat or otherwise provide a frontage road or roads within the bound- . ri ,' aria e of atp present or hereafter aoquired right of wen whereupon alt rights li•,1 \ _.._._ ,.f ........r. . .._.�..t, ... -...._....u,..... _ user""...•-..._tIJ.`' y • - •" - E f`.I•1 ` 1 •'.'.. t , 1 ^•- t ' .,ik- s y-t ^t-^^^ LL.. , . ;.r , -+aq r^n::'..r......r�v 4 f.} n ` t. � • a6 .1.,„;20:'...--....- Il i• i- ..• r{ T —•Tt -' -...3 ,. 1 .t „ e tF rr � trill•n '. • . � .7:;•:-.1't r 10 ) t , . IA ,a t v . 1 _—. __—, .:'sees .7"__ .._ ":".....'• — 1 i• ._ ees '_ _ __ _�. _. Rs- . . _ ...� . _ 77.-. . :s -• , �,..._,..... a._ ,.,.,, 1 ....::,.. _"t...... ..`.,•,.. ,.._..__ Ty 7.. fV •Y .N 1 3a:' comma •• T 'x .... • � . • of•uN�nit*d uis•bf Otis iaow(to ttu sofa teseeled ray vnSd •.w �d. -;:� '. Dub the.jOwuire would'an dNisit.d,9*e aoheae'to the trout.p rwd.oi 4, i '.„F: 1 S•endue., ._..:• , ..i.. .. ..... , ' r . .. , '- •. ' •rtA !ten!.o� lJ1•-4a•taness theca Oesm]ntieaab.,W applies. ± good ifie n.R?•ttriotian ontN ;GM Di.point pan be oonnrthd,cu.an uoro-.'. ' , n :',!-.1.'•:3 attuned or Whlinit,d use upon the gas. pays*nt at,the s.tidtedl oaits ..„ :... : ' of CM oewtruot3M of tne:eaaeleratlen and deceleration Lhet.sM •,. . • '. p '.•( t .. rr • lelkaO,,the'Wnoro•hip requested that the use restrictions on their i „ ', ' 'point of access opposits Highway Engineer • Station 199186 be regatta and - • +-r.::...5:,:..r{. that.the width of said satea•M inonsend'Vat 25 tat'to lag feet, and they -:c1-2-[.,77:::.14-Li i r'a-++r...•••• . ~ ban paid,to and dopwitpd„MW_State the spa of 13,196.00, shish is the ' ,--4& 'i--' ' b ;�• - 'stated east of amstrnotto'the aeeolention aed.deeeleration lance .. which are neasesary for the safety of the travelLµ public whin the use of .,;• ...S.W....r • w 1 :. said aeeeu point t• converted to an unrestricted or Unlimited we. w r ': EOw, 21®fl08E, in adlsidestion of 13,196.00 and other emanate here- • t{ . /i ,:',p.,'...,.......-..2....-::: L' In amtsiasd State doss hasty pall, transfer, gamey and {runt ante Owners, ,. their Mira and ssstkm, eaeemnte of soften and rights of incase, ogress >_'...-: T Yf 'tad minas to, fret end between the right of way,at the Itogensie Hir a •J a y, �iy and the Omen' land abutting on the smothery Bide of said highway of s r 1 ? 14 Th width Of 69 teat opposite Haney A+gineer+e Station 199106, ard,um•estrioted t• 4 'r .:a • ee to use, PnQnI,m HOA84NA' the see.., point'herein granted is subject to .Il.'r t `.t T , } '�:t °.the:right et the Btatb to construct • [ron4Sg• road or roads, as set forth ' . ”, in Eesolbtioo 4a Mntotor.motional, end in such scent, the Liam to the "• -,, Nogenaie Highway shall cease, but the Owners, their heir, or a••ign., shall M Y 1 :;: r tt < ;; _ ;�. ..:.:G MM. Mona to tt,e'frordago,rwd or road*, unr•strioted as to•.ue•.,.-...,... `' } `." Except a herein modified, the deed of June 29, 1950, rains in Lull 1 fore, and effect a,d the Lome. herein Ranted Mall.he subiett to the , ;'-r. rights of the State to build•trantap toed or roads whereupon all direct ,E • - ( . - 9S l 1 i aJti `1 t; r 41 .'...(:.r>:'?. t 4. + {• e. -. :. 1 - T 5 _.,. 1- L N: a i.^.1'...• , emir roe owdaf . ) T. tit? .6 : , , y Oomty of Mabioet ) •Oa thL,"'3rd' d*$tt ' A ell • 196ir bStoro{. ajyaard-. I....n.,"; I'• - " Eileen I:: Stekate. ' and j K N. Frtdlay.. . .'•• . - to'io prdon.ldy Shut& .Mo omoh b.l*daly mw»r i If, •1, . Aid as th.t,hb. {he'a.id'. GI&ni Ia tacka.n':: .. ".,',- ':"•"r•it.Olufaro'of 11. 4` . I::" Stets Mama; Camtesioo at the Mete.t Ol'.Soa:'■tia that M. the aid' ..! •j'„•.. : t.-- .... ' 1t'$: rrtmn. matom. a iS • •• ', . ii Stag Sidhvay Cormtadmsr dt the 'tat. of•Onion; that the sad attlsd •to . said lnetineaat i. the teal.of AM Stns'.SSdbvay. CaerRtReigo, end that the said xt -. . in/tram/Mt is Olinda end mated in behalf at said Stet*•)4Y e.id Coaoinien•and '.,-....,.....-;.,.1... _.� that the •aidrObaissen end'the said•Oassdselensd.winwvledfs said fastewr, . ...., ._- to baths in. eat and deed of mid Sts s,:by said State S$Shv.T Oamiss , es " -”.. r w...••+'r,+• - •.W i'LSTDSM YIOEZO7, I tua: b»i®to act Or heed aM .f _p. ,.iwi o'T .: i official seal the daT'aad'year laet'above written. • Y• D/y 1, I A gao •t 1 Wf I :t y.. ` , „1 Names+, 't• ' i : BLit 01 aucoolvi » �.: • LANK ..”. . • r •' O6 tlafe _-14__dy of liM1911 r 1962 p»oath)rape 'e +: 4 s baton ie. s notary yob o in ma for as empty and •Lahr within named - `• '' ' ' • JAwi Meru and Auesee L. Sane , ,,•: '•, hwbeeti td vifar W w prooneliy know W M n • proem demo a n. r r r.`•> ta, and vba mated the_within ioatn ant. ad Veatch personally,. is yh;• (( ti.' 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II .• • 1 ',.'%.1:::',. . • . . • .. . i . g • ,..• t...• '1'4*:::': '.t", • • .. .,...ill':::'.....,Li: ..........”....• ..”....- .... ... . • . •• . . . . , , .. . . .• i•••• • .:.\l'•••• •'•••:•.•1.••P••••. • t t' •••'' '••••••••--:-.r,--1-,,'T.-Tr..., -,- ,:...7•;4-.... ...•:.:::111.-:'.;•..:;-%-;.::::::::.:.24:::::....%-:C;;-:„--,:-.-----..:V..::,.L.'s:V. -..------: :' .- •,.,L,........... .....- -' '-". "t. .":. '..-:V-.. "1.■': 4--.--4.1------t'r-'1----':---.;i-:;•n","."."t••.."---"7,?:."--.-'.••% '''•c........--....4.-•-.•-•""''''.".-.H 7.t"..7...-' , . '- ..:1..--:-',:;:'''- . ., ... .. ... - ' ' • • Attachment '4' yyt.� �� 1 _ ' 3-.4.,. •••, Form S ear—lpM' � .,. •- 1 ace be°ulspidl NN'Salem Oaen)•• ' P APPe OREGON STATE HIGHWAY OOIVRWISSION . . ' Application and Permit to Construct Approach Road • . • Rose Hayes Applicant . (Nome of pmeon,,ihrnpr,corporfaop) PSG 2 eftaWGioll City Oregon,:under of , . nd,throu through State•Highway.. the provistena of ORS 974.:05.to 974.225,hereby'declares and represents to the•State,4.-(4,40.n..py and g .. • Commission;that ha is the.owner/ ai6�'1 *of certain teal'.�propertyabutting upon a�state highway at the following described location, . and that he has lawful authority to apply for this-permit and to leanest.and 'authorize the State of Oregon to 'construct such-ap- • . _ proabh road, and makes application for a'permit to_construct and maintain'a � m eranente approach road connecting said Ctltfl side'of xtighwaY, • property On the . No 1?gt ...,...,Route Nb.U,S:/Cg14I41I..:. ..........,in ,County,Oregon,between/74e It to and. .Springfie3d ,and.more particularly described as J......._, Highway Engineer's Station 199 6 as indicated by the dimensions,figures and sketch map or being at ntame Post 68;3-15 . plan contained herehl. 13,x. ' The applicant hereby agrees, that if such permit is-granted,to fully and falthtully.comply with.all the,provisione and regula:. Hone hereinafter sot forth and such other reasonable rules or regulations, as may hereafter be promulgated by:Me:Oregon State Highway Commission governing the construction,-maletenanae, and operation or use of:such approach road, and further agrees•to bear all expense.of construction and maintenance Of said approach road. /// f •"'•'""' •.I4 or na�. iiernpane) • Date • <alpnaturp of /°/y,°�,''�� • By . . ' GENERAL PROVISIONS . •• • •• : • 1. No approach road or other-facility shall-be constructed upon the highway right of way until a signed copy-of this permit is returned to the applicant. -- . . • 2, The word Engineer as used herein shall mean the State Highway Engineer or his-duly authorized representative, . 3, This permit is granted with the specific understanding.that the applicant shall:be responsible and liable for all'accid . damage or injury to any person or property resulting from the construction, maintenance,repair,•operation;or use aLsaid appr oach road for which the applicant may be legally liable and that.the applicant shall hold blameless and harmless and shall indemnify-the State or Oregon, its State Highway:Commission and members thereof,lta officera,:agents Viand employees against any and all'cleims, • - demands,loss,injury, damage, actions and costs Of actions.ivhatsoever,which they er any of them may sustain by reasons of the acts, conduct=operations of the.applicant,hta•agents or employees'in,connection with the construction, maintenance; repair, operation or use of said approro ach road. . . • 4. The construction,maintenance operation•and.use of said approach road.Is subjeet.:to the paramount,control of the legislature' •over said'highway, and'no right:or privilege-Herein granted:Shall'be.deemed or.copatrued;to;be beyond the reach or authority of the legislature to control tho.sald highway;and the•applicant In accepting this permit accepts it knowing.that the rights end privi- leges herein granted may at any time be defeated`and abrogated.'by legislative act.- . 3.•The stopping or perking of vehicles upon the state ddghway right:of way-for the.cervictng of such vehicles or-in further- ance of any business transaction or commercial establishment is strictly prohibited, Minimum set back distances as ollown by. dimensions on the sketch map or plan herein for bulldings,.pump islands,or.any other structure now existing-on or hereafter pieced on applicant's property, shall be strictly observed. NO APPROACH WILL BE CONSTRUCTED FOR OR BY ANY APPLICANT. FAILING TO CONFORM. . . 6, The number of approaches to a single property shall be limited to-a minimum that:will.allow the property'to.accom- modate and service such traffic as may he reasonably antlolpated. NO.-APPROACH ROAD WILL BE CONSTRUCTED •TO OR . PERMITTED ON A HIGHWAY OR. .WHERE RIGHTS• OF ACCESS TO OR PROM THE . PROPERTY HAVE BEEN ACQUIRED BY THE'S STATE THEREOF THROUGH PURCHASE OR GRANT'OR WHERE RIGHTS OP ABUTTING B A ACCESS HAVE NEVER'ACCRUED. •Strike out word or words not opplleaale. • • 7. .In.the cahstruction.o1 an approach road.under.this`perrnit, either by the,applicant or by lbe State at the expense.of"the .. n . .. applicant,.the State�recognlzea.thdrappllSanfa ownership�o[,the matarlals:�entertng into said constructton, If, for any reason (ottier�• than:reconshuction or widening-'ot the lilgfiway),it later'becerne necessary or.desirable for the State to remove such•approach road, it shall be removed by the State-at the expense of the.applicant,.and-credit will be allowed for such materials,it any,as are'saivaged ' for re-use by the State.; . • 0. If in the event of the reconstruction or widening of any highway,it becomes necessary to remove, alter or reconstruct the approach road constructed under authority of this pbrmlt;.the cost of such removal or replacement to a like Width and condition wilt be borne by the State. Any widening'er.other improvement Of the approach road.at the applicant's request shall be done only under authority ot a now permiti and at the expense ot'the applicant,. . 0. The construction of the approach rood by,the'applicant,his agent or contractor, (if authorized'by the•Special Provisions of • this-permit);will be.permitted•only when the applieent.furnishes evidence'of having at his disposal adequate and suitable equip- . . :. Mont for doing the work.and'[urnishes satisfactory,plans and.speeificatlons. . • _,. _ - . .. . 10, Unless perriiission.tot' construction of the approach road in whole or in part by.the:applicant, his agent or contractor, is specifically grantedln the-Special.Provisions•of this permit,'the�eonstruetion-of said-approach road•will be done by the State, including the.furnishing and.placing:of all:materials.necessary for the corhpletton of sucti.portion of the approach road that occuple* the highway right of""way; specifically6 drainage facilities, did,.rock;surfacing,mid eurba or other materials listed in Special,Pro- visions or shown on the--sketch map herein. .. . •.., _ • • 11. No materials vilh'.be ordered'py the State'unNi this applicat[on,,completed`and.accompanied b'y ash,'money order, or• • certified"cheeky teyoble tb'the Oregon;State Highway Commission, in ilia"amount hereafter Stated ih the Special Provisions, ist approved. by the:"151srkt:Maintenance'Superintendent: No construction will be undertaken by the State until this permit is •. ekeeuted and returned'•to the applicant and'all conditions specified herein have been complied with: " .• 18. It the actual final cost of work done.or.materials.furnished by the State in construction of all or any part of the approach • -- road is more orlese.than"the estimated-coat tbarebf}the difference between the actual cast and the estimated cost will be refunded to the appticentof will be patdtq the State by the applicant within 10 days after recetving a bill'there!or, as the case may be. 19. Upon completion of saldapproach•rcad,the applicant may perform additionalminer work, such as seeding or planting of island, working.or cutting edges of said.approaah;-etch, provided that such work is done in a-manner so.as to cause no Interference to traffic upon the highway end itperfornied at the applicant's sole expense. 14,. The entire expenseof•maintaining,said approach road shall he borne by the applicant,who is hereby permitted to make minor repairs, such as the correction.of irregularities.In the•surfacing of the approach road,.,repair of curbs or walks,'etc., pro- aided that the maintenance Work.does'not interfere with•or interrupt traffic'upon and Along the highway. No work shall be done and nor equipment shall be used by the applicant'on the shoulder Of the highway at any ttine,.unleas applicant shall,have first secured • • approv al from the Superintendent of Maintenance of the district in'which the.approach.road 14 located.. 16. No unauthorized signs shall be placed,permitted or.maintained by the applicant.upon anY portion:of the right of way,nor . • ' shell any'signs not:confoirhing to•law be placed;permitted:or Maintained.on property adjacent to:the right:of way (ORS 377:840 and,488.188):;Where standard,warning signs, such as "Look`Out',for Log Trucks, are required'by this permit or'other regulations; • •or are ordered by the Engineer to provide warning of the•approach road;`such-signs shall.be furnished and placed by the State at • the exocrine of the applicant, _ , . . . - • le." The planting•`or.placing of other adornments not,prohibtted by law oh the island or any portion-of the right of way by the applicant shall be limited-to low growing shrubs, grass, or flowers that do not attain sufficient height to obstruct clear vision in"thy direction. No curbs, posts:er•other structures shall be placed on the highway right of way within ten (10) feet of the edge of pavement. . .. . - . 17. The applicant hereby authorizes officers, employees, agents, representatives•and contractors of the State Highway - Commission to enter upon property owned.or leased by said applicant for the-purpose-of constructing the said-approach road,: • 1 • "- 8. The word "applicant"'and.all references to the applicant contained herein shall include the plural When appropriate." • • i • 2. APPROACH��ttROAD: Type of surface kUFt..43PPO.t .-,. Top width .,._............Jb5t ur Sface thickness 3.4 in. Pipe required? ......._-.A.1. biam...._.,...._................................... Length Kind Min, depth cover_.Y. Bridge, catch basin or other unusual drainage facility required? .........n..__............._._....................._.. • (If so, eitplain on attached sheet and submit sketch or specify Std,Plan No. ) - Treatment of Island,if any Mona . '"""""•"'•'•"•""'""•" idtin0 Kind and amount of fill required ............ Exa -.-a- '. t,-) t :--r done . Materials to be furnished or items of work.to.be done by applicant _. -r . ..• `c,f&:... -, .!J pdoNpeWllao))Y.or It none,ciale"none") ya:..1 • ...CC (:; .^ I. .t .... Materials to be furnished or items of work to be done by State_....,_...........................__...._...._....._.,.,.....................,_......._,._.,.....,.,_...___._._ Construct left turn 'anon„ widen ppvemenb, rebuild curt°, as,per at�taefied plert lUst e,.tula)lr,or(t none.attic"acne') Estimated cost of State work $3196.03 Check,lztzOgi b ildi? ....-. o6k .. • 3. HIGHWAY SURFACE: Type AC Width 6W Curbs? trlheo.show typo) ' • Shoulder-width Oiled? R/W-Width of this side..,_,..,.._.. p Tangent Alignment at approach road (Oh tangent,or spot ox.degree curve loft or fight) Sight distance (from point a feet back of shoulder a curb)...-....Z..f....:-_..,.._.,..._...........ahead_._...at..t back Right of access purchased or otherwise obtained by State? Indenture of moons 7.idt! beings )77`OCElDsed Industrial Nature of business,to be served.by this approach ...__...._ _....._................_. ._........_..........._..__.._ • Teo Is adequate space provided for perking vehicles off the RAY? ....,,K......_ --.-.--..._..._ _. Permit recommended ._ j- r'� "` Date ........,C1..•...-K:_._.........d. .--4.. Permit laiemernstnt:�. ava,en upon - / y •T 'Permit recommended ........_.._..... . ' Date .......__... --4.... fir::'.........._._... tDlrl{bll gnGlneerl AUTHORIZATION OF PERMIT In consideration of the applicant's agreement to comply In all respects with the regulations of the State Highway Commission covering such operations, permission is hereby granted for the construction of the approach road or driveway as described In the above application and Special Provisions, said approach road or driveway to be in accordance with the regulations herein set forth. It is satisfactory expressly on. It isgfurther understood conditioned this permit iiss replacement subjectrtothetapproval of local,highway to its town to a having joint supervision over said street or highway. OREGON STATE HIGIiW M7ks7 Dated '.).._ ,�'"' By.. /_ slate mousse . . • . . • -. . • • . . • • • . . . . . . .• . . . . . . ' • . . • ..--- . • ' .. : •• . . • . . . . . .• . . . . , . SPECIAL PROVISIONS , • • . . . • . . ' . . . . . .. ' -• • . .. . • . ' • . . • . . . . .. • • 1. The aPproabh road ethrered by•tblepernat•shall be Single/40W and shell conforth to the dim and figure s.indleated.on • the following or Atidehed sketch map,erbse-seettati ancleoliedule of.din:tend M ons, mid all be donstrueted to the grade established by . the Engineer . . . . • . . . .. . . . • . . ' . . . . • •.. . - . ' '' ' 5.1•NG.L.E APPROACH ROAD. . . . •. • • • . • Right Angle Or Skew tone fraction Optional • ••• . • _ • • .- Curb Return or Drop Cure OPIWnol When Curb Required ... . • . • . . • . • • • • . I • . . . . . . • - - • • 41 • • - .. . • • . . v.. . • I?cat.. • I- • - . . . . . . . • • . T • . • . • . . . • • . .. . . . . . . .. . . .. . • . .. . . . • . . t,.. • • . . -7 W 19 •ht c- Vhin i:.: - - . • - OILL.-•__ R • • • • • . . . . . . ... .. . . . . . . . . .. . _ _... .. . ..• • - - •• . . . - • • • - . . . • .. • : Sageof Should!?.......• . • --....perlie oliShoulder . ! - . . •; :- . . ' • ' ••-t.!;;q:nr1:t.nini3O?.Itt21Y,:•:Wil- crj!gfrO1:1S:4•N>IVAIWITtyttqlti7411},q,4 2 Zirita e iiiiWA.P.Richi •• • ke'r ttl"'•44--‘1114441,5-'-'1/4,IS:21 '•-•"•iiTT-",--:!Art•`--'::-.1Y.C:,4•itir-firi14..-:-.-ZVria•W-.4IX.0i!•)t.!!::14140,:t •• . . . . .. . . • . . • • . . . . • .•• •• • • • • . . . DUAL APPROACH ROAD . • . . . . . • . • •. DUAL APPROACH ROAD.NOT rrnituirreki it'TOTAL HIGHWAY fRONTAGC-IS,147.5 THAN 100 nit 4. .-T • ' le ght Anglaor Skew Construction Optional . •i • •. , ..- . .. .Curb Return or Drop Curb Optional:When CurbRequired . • . , . . . . . .. . . . . . • . . . . • • . • . • • - . • . .. • • .. . . . .. .. , •• • • N 57 ' . •• • I . . . . • Z.t . , . . .• .. •.; ..:•:-- . . . ..••••.• . • • ... •. - . • • . ..•. . M IL - • . . - No— ..D..1..___.–. 1 Edge f shoade2 ." - . Edge of Shoulder • i • • . • . • . . - . . Ed•e oft •ovum Ant or 11.f MP art.0 of mew/it• roMo one ,. i,•• . . • Ag'INK(IMP.:5;1•••154!-::+4RAnriirjrini-WtCKW.F %.47 i‘rit‘',14%-%.7A• -. . • . .. Wektit.c6tato,,ti--'-',:!::FP*PSgAi.\f':- -1Wal. M-81.41.104?-'tre- 1 all '?" k 414 • 3.*-ct."4-1j . . , . •• • . .. . . ' ' ' - • " . , .... - • • • . • • • - - ., . . -• • ' • . - ' •:' - SCHEDULE OF El:4'8101;1S:: • . • • - • : • • •• . . " • . .. . . . . • • . • • . - •. Applicable to Single or Dual Type Accent,. ••- . • • • • . . . . • .- • ' . . . . .. . . . ,. . . . . .". . : • . . .-. . - - . .. .• , - • .,-.." Dirnitnelort ••• .' Minlinem- -. .:,.. i . , • Maxlinuth Approved - • . _. . . . . .. . . . . . . • . ...., •, . • .• • .• • • • . ... • , • . 10.: • .,. . - - -. t Nona- - :: •-1,13ty4 • • . . . . - •• • . . . • . • . • .- • . 'el:. ':, ..: : •• None • : '. •101,/,-• .. . . . . ' . . • • • 15'.. . . . . . • M 10' - - None •.. - • • • . . • ' W • • • 15" ...-:. •• . 50'., 451 . • s . .- ' • .10'. -. None.: • . • • • . -80.•• . • ,•• . None, . . . . • . . . • . . . • . • • • .. . .. 90° . . . . ' . ' • . - .Attettior Skew • - 90 -, ••, -- • 4541•• : . 90 . • °Pm/common approach toadjacent property may be permitted provided .W dose not exceed 50' Mike out word not oppttraito, • ..,. .. .. t , . . • . • • ' ' . . .. .• , .. . • . . . , . . . . . - • . , . . . . . . % • Attachment '5' • 11"1 1 Ft 1Z i Isle 1 1 1 `S _ a $CCC¢¢¢ BR 'J0 0 0• �1 \ i bat t . ?r M y [= i 1 gill tit W N w�a i a� ILA,mo l i Ria 13-1,1 Slt i 11 1 y } et 1 N + C M ; 2141114 11111 1 141 , ig il,A it iii • • • tk M g r. s i ] a -11,4,R� Allit • IN go! s 301” W R @ e Os � °�i �'° ! v, a Jilt p t o: u= t i g rb ae. • • • • • a 9 tai R : Z �9 N _e► 9 0 >" Q ?1-p O 3D Q a— _ 1 m Z Z Z Z si 14 ' i " n ' !gar i T"i ° v S o HI =1 — _ .4 is o o X i ~ , tit Yo s i , IQ ❑ ❑ ❑ ❑ ❑ �2( 0 1 1� e I M 1 I iiiz V g � � d �aI %1 t s 111,9 is sip 1 1, 1 jts 1 iMMl 4 =— $ z i, a O _ Al III a tI 1,3 M I " 3 �.- 9 r i t` ! gaz ❑ ❑ ❑ ❑ ❑ ❑ • a ; q I 8 8 ti , • Attachment 11 V • . _ . .. ! - 11 .• ! !!!!! . 11111 '' •-.., --- --r-b;- . .- - , , , - ...ii -,- r •• ... 2 • .1. rm. 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(:::1 I1IIIIIII1IIl ; (1 1 W J ifl 0 i/I 10111111,0 NM • MAW It ,. .,,,, - •,,„ .... -,± _,T 1 ill t 31St I mil [hill UM IIdu I p , 7 El hits *U21•_ LLt3i 11111 „9t/tt z ,z D it o• C7 r.0 r W H P`1 W 3 y N z La • _.... ..m uus. o a z 7,1 1�� 1 I 1 l� .9.1 W ,91./1. LL-,9 - ) I) Y rb* i�i�t` ` 1 4i y� 5�� 0 it it � g F pA bi rJA V • • • • • • • • c A w r cC Y tel C W H a M cg O Q O O F L Q W II M F a� 7.W O III M F J 7 0 W W V Z a V V • ° O as U -7 . • • e Z a LI 1 r.-,2 r R e -.., E), ..z Illt .., _c, k ,t . F.,.. w v �0P. g D it• tl y W C k V N d u E y ✓ 8 i c ' EH... in 1' ,.., ,, W ii ,,• M I1 v u i i Li; `O' x Q O 15 Y v) c i1 O g Zin El< C g . 1— C Q Z N W 'r 4•cr u O d W „9-,L a. a rd,A-,OZ F a r c V r 1a O 8 : r • p y c3 a ii 2 G u' V r. J VI C LLJ G m cc 'r 0 7 0 W Z ti 2j D z o W Z 4 V •V C E o• O a JR • Attachment '6' • WESTERN TITLE & ESCROW COMPANY SPECIAL WARRANTY DEED KNOW ALL.BY THESE PRESENTS that MERRILL LYNCH BANK&TRUST CO.PSB Successor Trustee of the MOH.Armes Trust Dtd 11/27/2001 Amendment 2/SA04 hereinafter called grantor,for the comlderation hereinafter stated,to grantor paid by Atpesh Patel and Kornai 1R Patel,as tenants by the entirety hereinafter called grantee,does hereby grant,bargain,sell and convey unto the grantee and the grantee's heirs, successor'and assigns,that certain real propeny,with the tenements,hereditament'and appurtenances thereunto belonging or to any way appenaining,situated in_County,State of Oregon,described as follows,to-wit: 17 03 34 33 00770 acct 00299436 17 03 34 3300700-901 acct A 1507381 See Attached Exhibit"A" To Have and to Hold the same unto grantee and grantee's heirs,successors and assigns forever. An grantor hereby covenants to and with grantee and grantee's helm,successors and assigns,that the real the same and every pan and parcel thereof against the the lawffthereon lamss and demands of alltppersons claiming bydefend through,or under the grantor. The true and actual consideration paid for this transfer,stated in terms of dollars.is 5390.000.00 In construing this deed,where the context so requires,the singular includes the plural,and all grammatical Changes shall be made so that this deed shall apply equally to corporations and to Individuals. In witness whereof,the grantor has executed this insDUmm on July u 2007 ;U grantor is a corporation.It has caused Its name to be signed and its seal,If any,affixed by an officer or other person duly authorized to do so by order of its board of directors. THIS INSTRUMENT WIU.NOT ALLOW USE OATHS PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIWATION OP APPLICABLE LAND USE LAWS AND REOULATONS. BEFORE SIGNING OR ACCEPTING THE INSTRUMENT,THE PERSON .. ACQUIRNO PEE'RRSTOTHE PROPERTY SHOULD CHECK WITH THE AvfloflWIS CITY OR COUNTY PLANNING DEPARTMENT TO VERIPY APPROVED USES AND TO DETERMINE ANY COMMON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 3079E MERRILL LYNCH BANK&TRUST CO.PSB Successor Trustee of the RldItt Anna Trust Dtd 1 1/27/2001 AmendmeIll 'josj Brian Saglimben,V . I Estate Officer STATE OP Bat UeSt County of MBILCcp. J ss> This Instrument was acknowledged before me on ZT'al.Y 3,2007 by Brian Saglimben V.P.Real Estate Officer for Merrill Lynch Bank&Trust Co.PER Successor Trustee of the Elaine H.Arses Trust Dated 11/27/2001 Amendment 2/5/04 110 el _.L. BARBARA A.CORRADO '•v Notary Public for.Oregen nSet NOTARY PUBLIC OF NEW JERSEY r `�?.' 'T t3 ,�• My commission expires /S • A wticcaminko DOk*Apra 17, it { et AfterR4eadlhg Return To; s• p is :0 wearendeNtiNta OpwpsafottmaemmtY •4' et 407OakwayRO,Buhl 340,Evora OR07401 9y�; . ..f :,' ,,.,.. • Unal ad,m5e is requested all w Ravmaau Shall be ewe toDe Nbaln5 edema Aleph PAW aad Kemal*Purl W Division of Chief Deputy Clerk � las franc tn1 D Laney County Deeds and Records 2001496005 gert bee IIL(C3 JIM I ( I J 111111�II11 $31.00 �§f�f�'► 011051200101:09:20 PM RPR-0EEO Cate! Sta,we CASHIER 01 210.00 $11.00 $10.00 ®w18a •A• • • g iningatapointntheNo� lmienra SwetDonation Land Claim N nOtcnt in the 8s le t South, Range s Willamette Meridian, 14.45 chains South73" 30, West from the Northeast corner thereof and running thence South S.44 amine to the center of the slough running Easterly and Westerly enrough add claim, thence up the center of said slough North 870 Bast 1.77 cnains, then North parallel with the East line of saidTclaim 9.88 chains, to the North Lime of said claim and thence South 734 30' hest 1.81 chains to the place of *Finning. being a part of said Donation Land Claim in Lane County. State of Ormoti. ALSO, Beginning at a point on South line Of Pacific Highway right allay South 0. 03' East 87.8 feet from a is South 74 is 12, North ea northeast corner cornerlofmthe Zara Sweet point Sweet Donation Land Claim No. 68, in 7twnship 17 South, Range 3 Nest of the Willamette Meridian. thence along Boutaline of Pacific Highway right of way aeon Soutn of Mirth 144 01 thence South 88* Nest105.3 bet, thenceONortht0•60] Wait 388.1nter• feet, more or less, to point of beginnkg, all in Lane County. Oregon. • Attachment '7' Sex 1651 Centennial Blvd.• Springfield,OR 97477 260 Country Club Rd,Ste 120•Eugene,OR 97401 P.O.Box 931 • Springfield,OR 97477 P.O.Box 10211 •Eugene,OR 97440 Phone: 541.741.1981 Phone: 541.687.9794 Fax: 541.741.0619 Fax: 541.687.0924 Evergreen land Title Company TITLE INSURANCE SERVICES • ESCROW CLOSINGS June 11, 2013 Order No. 12-7261 SUPPLEMENTAL TITLE REPORT City of Springfield do Leahy, Van VactorPartial Billing Cox& Melendy, LLP Additional Chain $100.00 188 West B Street Bldg N Springfield, OR 97477 Attn: Bill Van Vactor TOTAL $100.00 e-mail: bw @emeraldlaw.com Dear Bill Van Vector: We are prepared to issue on request and on recording of the appropriate documents, a policy or policies as applied for, with coverage's as indicated, based on this preliminary report. LEGAL DESCRIPTION: SEE EXHIBIT"A"ATTACHED HERETO Showing fee simple title as of June 05, 2013, at 8:00 a.m., vested in: ALPESH PATEL AND KOMAL PATEL, as tenants by the entirety Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained in the policy form. No liability is assumed until a full premium has been paid. Order No.: 12-7261 Page 1 of 4 • • - Z-_� v4 �.c. �- =---r,..,---"L h-.2 lea ! T^ --d fK "' = r _ --a. .� M r s- a a.�� "f _r__. F _ T .1� as 3 r= a, C r eea `ietlM ` /V YV .--_----",',r-if.4; kit SIL4 Rg-I-7.i-:- 11 i E 'Z' C I 72 SI);". -e';;_ e \ -6;13 CCff1U1 rr . 2 = m-Z a, \ ' erg;; 00 11- : \ co a , n \`1� ia7_ 3 . 0 p \\ ^S .: aj, '. is }FE o 4 , ,1 . ' ` is \ ' + E n ay Y - w ...i _ 1 `r W . • . -= W W s sz y ,< i ] i -ue r Y _'i. E`er t3 , , x tir �_�: .-_-z.L_ — -..ate--.r- - °&i. t -T'1�.t..S3..-.eFA3-'^l_r-_ • • Produced by Evergreen Land TiTfe on 6/11/2013 at 3:18PM using RLID(www.rlid ) Page 1 of 1 Lane County Property Taxes Due Report Tax Account# 1507381 Alternate Property#(maplot) 17-03-34-33-00700 Tax Code Area(TCA) 00428 Location Taxpayer CBS OUTDOOR INC PO BOX 404 BROADWAY, NJ 08808 Property Values & Taxes 1 g �,IhReal�Marliet�Value(RM��Y)w''oPlli � ��1T��',I���di����'�9 II11i��1 11� Land Improvement Total Total Assessed Value Tax 2012 0 10,979 10,979 6,337 101.43 201:1 0 10,980 10,980 6,152 99.54 Current Year Assessed Value 6,337.00 Less Exemption Amount ( 0.00) Taxable Value 6,337.00 Frozen Assessed Value 0.00 Exemption Type Account Status Account Status Account Status Notes •Active Account Current Tax Year Related Accounts 0299436 Remarks Billboard Taxes Due for Account # 1507381 Delinquent Interest (if applicable)Computed Through: 6/11/2013 The tax shown is the amount certified in October unless a value change has been processed on the property, resulting in a tax correction. Value changes typically occur as a result of appeals, clerical errors and omitted property. +Descrtphori? iii IL I''Lax ��Minimum 'jDue Date,„1q 2012 Property Tax Principal 101.43 0.00 11/15/2012 Taxes &Assessments due for Account Number 1607381: $0.00 Produced by Evergreen Land Title on 6/11/2013 at 3:18PM using RLID(www.rlid.• Page 1 of 1 Lane County Property Taxes Due Report Tax Account# 0299436 Alternate Property#(maplot) 17-03-34-33-00700 Tax Code Area(TCA) 00428 Location 3005 FRANKLIN BLVD EUGENE, OR 97403-2265* Taxpayer PATEL ALPESH & KOMAL 1857 FRANKLIN BLVD EUGENE, OR 97403 Multiple site addresses exist on this tax account. Property Values & Taxes d l ua ,II ii I��+i � 0 di j iq Idly �:��l i�s� �rdN�f IIIReaIlMarket Value,(RMV)'� u�6i'�����iil i� �, �� �����,��1 Land Improvement Total Total Assessed Value Tax 2012 216,284 60,902 277,186 162,359 2,598.77 20111 216,284 58,003 274,287 157,630 2,550.55 Current Year Assessed Value 162,359.00 Less Exemption Amount ( 0.00) Taxable Value 162,359.00 Frozen Assessed Value 0.00 Exemption Type Account Status Account Status Account Status Notes •Active Account Current Tax Year Related Accounts 1507381;5645685 Remarks none Taxes Due for Account # 0299436 Delinquent Interest (if applicable)Computed Through: 6/112013 The tax shown is the amount certified in October unless a value change has been processed on the property, resulting in a tax correction. Value changes typically occur as a result of appeals, clerical errors and omitted property. I Year ' l di ri Descriptions'i¶ ;i ;,i f"I1CTaxt ,i `Mir imum '.' Due'Dafe' 2012 Property Tax Principal 2,598.77 0.00 11/15/2012 Taxes &Assessments due for Account Number 0299436: $0.00 • • • Privacy Policy Notice As adopted July 1, 2001 Evergreen Land Title Company Private Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates,from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Evergreen Land Title Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. • Attachment '8' • - - a PUBLIC WORKS DEPARTMENT/Engineering Division Phone:(541)726-3753 Fax: (541)736-1021 STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK ---(Area below this line filled out by Applicant)--- (Please return to Matt Stoudet Q City of Springfield Public Works Engineering;Fax#736-1021,Phone#736-1035) Project Name: candlewood Suites Applicant: App.Rep:Richard M Satre Assessor!]Parcel 17033433-00700 end 17033344-00100 Date: April 16,2013 Land Use(s): Proposed 85 Unit Hotel Phone#: 541.6864540. Project SizO (acres): 98,334 sf(Approx.2.28 acres) Fax#: 541-886-4577 ApnroO. hnapervioOs 31,336 sf Email; dckgschirmersatre,com K:1+r i„Oa.iI !c 4 IT,.,, .i ,q,U*t?. . rsr.:... Hsu a!•i;.cinar.•.I..i4155F6n@:11^ ;U:FGdt.i ',:.,,.� •W t ' :• °YIL7di�l1Ro71QAi��iF16�$&467L1��7 Project Description(include a copy of Assessor's map): Development of a 5-story,85-unit Candlewood Suites Hotel on Franklin Blvd in Glenwood. Includes primary access off of Franklin Blvd,parking for 86 vehicles,drive aisles and loading area;as well as landscaping and a vegetated stormwater swab of approximately 3,200 sf. Drainage Proposal(Public connection(s),discharge location(s),etc. Attach additional sheet(s)if necessary: • On-site stoimwater runoff will collect into catch basins which drain Into the proposed vegetated swale. Runoff will be vegetatively pre-treated and allowed to either percolate or evaporate. Storm event flows will flow from the swab Into the adjacent existing riparian/wetland along the southern border of the site(Reach#4 of the Glenwood Slough). See attached Grading and Utility Plan and excerpt from Springfield Stormwater Master Plan. • Proposed Stormwater Best Management Practices: Construction phase:Erosion control measures. Development: 100%runoff will be vegetatively treated. --.Area below this line filled out by theory and Returned to the Applicant)—' (At a minimum, all boxes checked by the City on the front and back of this sheet shall be subniltted • for an application to be complete for submittal although other requirements may be necessary.) • Drainage Study.Tyne(EDSPM Section 4.03.2): (Note,MI maybe substituted for Rational Methods ❑ Small Site Study—(use Rational Method for calculations) • ❑ Mid-Level Development Study—(use Unit Hydrograph Method for calculations) [itt Full Drainage Development Study—(use Unit Hydrograph Method for calculations) Environmental Considerations: • Wellhead Zone: u/A i:1 Hillside Development: nt/r\ ® Wetland/Repariad: is-..,) Wtn,u,r,Os --`i'es 01 Floodway/Floodflain: r✓JA ® SoilTylle: 2N6 — c14-s-rl-.Iit s,I1y Ciay S OtheH 3N � ' —+nMi coat Downstream AnalVs: L wr+n tut"' tut e- ta[ t N/A e^_,�� ❑ Flowline for starting water surface elevation: ❑ Design'FICIL to use for starting water surface elevation: ❑ Manhole/Junetion to take analysis to: Return to Matt Stender A City of Springfield,email:mstoader(a}cl.springfteld.or.ns,FAX:(541)736-1021 • • loot 11 • • • i, • • COMPLETE STUDY ITEMS • Per official Use Only: AIMS •Based upon the information provided on the front of this sheet,the following represents a minimum ofwhat is neededfor an application to be complete for submittal with respect to drainage;however,this list should not be used in lieu of the Springfield Development'Code(SDC)or the City's Engineering Design Manual. Compliance with these requirements does not constitute site approval;Additional site speck information may be required Note:Upon moping sheet submittal,ensure completed form has been signed air the space provided below: Interim Design Standards/Water Quality(EDSPM Chapter 3) Rigid N/A ❑ All non-building rooftop(NBR)impervious surfaces shall be pre-treated(e.g.multi-chambered catchbasin w/oil filtration media)for stormwater quality. Additionally,anminimum of 50%of the NOR impervious surface shall be treated by vegetated methods. ir- ❑ Where required,vegetative stormwater design shall be consistent with interim design standards(EDSPM Section 3.02), set forth by the Bureau of Environmental Services(BES)or Clean Water Services(CWS). — ye.wt, sft-iIO*Zor air ® ❑ For new NBR impervious area less than 15,000 square feet,a simplified design approach may be followed as specified by the BES for vegetative treatment. ® ❑ if a stormwater treatment swale is proposed,submit calculations/specifications for sizing,velocity,flow,side slopes, bottom slope,and seed mix consistent with either BES or CWS requirements. ❑ Water Quality calculations as required in Section 3.03.1 of the BDSPM ❑ All building rooftop mounted equipment,or other fluid containing equipment located outside of the building,shall be'provided with secondary containment or weather resistant enclosure. General Study Requirements(EDSPM Section 4.03) ® ❑ Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. ❑ �} 'i ❑ A complete drainage study,as required in EDSPM Section 4.03.1,including a hydrological study map. Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event. ❑ The time of concentration(To)shall be determined using a 10 minute start time for developed basins. Review of Downstream System(EDSPM Section 4.03.4.C) ❑ ... A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the • Oregon Plumbing Specialty Code(OPSC). ❑ 7 Elevations of tho HOG and flow lines for both city and private systems where applicable. Design of Storm Systems(EDSPM Section 4.04) rri- Plow lines,slopes,rim elevations,pipe type and sizes clearly indicated on the plan set. ❑ Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, . or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load without failure of the pipe structure. ❑ G Mtioning's"n"values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to achieve a minimum velocity of three(3)feet per second at 0.5 pipe full based on Table 4-1 as well. Other/Misc ' e: ❑ Existing and proposed contours,located at one foot interval. Include spot elevations and site grades showing how site drains %. 0 Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to another ❑ '��,', Dry'wells shall amt receive runoff from any surface w/o being treated by one or more SMPs,with the exception of residential building roofs(ODSP Section 3.03.4,A). Additional provisions apply to this as required by the DEQ. Refer to the.website: www.dea.state.or.us/walaroundwa/uiohomeJmcii for more information. ❑ el Detention pond's shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events "This form shall be Included as an attachment,Inside the front cover,of the stormwater study •IMPORTANT.ENGINEER PLEASE READ BELOW AND SIGN! As the engineer of record,I hereby certify the above required items are complete and included with the submitted stormwater study and plan sot. �Signature: ' y Date: A/ 1 J3 11 of 11 rivacnrnent STORMWATER MANAGEMENT REPORT CANDLEWOOD SUITES MOTEL 3005 FRANKLIN BOULEVARD Springfield, Oregon Prepared For: Alpesh Patel 1857 Franklin Boulevard Springfield, Oregon 97403 Prepared By: TRT Engineering LLC 2636 SE Market Portland, OR 97214 (503) 235-7592 April 16,2013 • • TABLE OF CONTENTS CERTIFICATE OF THE ENGINEER SECTION A-PROJECT OVERVIEW 2 SECTION B-METHODOLOGY AND ANAYLSIS 2 SECTION C-ENGINEERING CONCLUSIONS 3 SECTION D-STORMWATER FACILITY 3 SECTION E-OPERATIONS AND MAINTENANCE 3 LIST OF APPENDICES APPENDIX I -FIGURES APPENDIX 2-STORMWATER DESIGN CALCULATIONS • • CERTIFICATE OF THE ENGINEER 3005 Franklin Boulevard Candlewood Suites Motel Stormwater Management Report I hereby certify that this Stormwater Management Report has been prepared by me or under my supervision and meets the minimum standards of the City of Springfield and normal standards of engineering practice. I hereby acknowledge and agree that the jurisdiction does not and will not assume liability for the sufficiency, suitability, or performance of the drainage facilities designed by me. ����p PROFFS� mac, �NGINFF9ty 14.494 �- This document was: ORE GO O��28, S .0141/3 nip R. erp 6/3Apf Prepared by: Timothy R. Turner, PE Candiewoad Suites May Management Report Page 1 May 2013 1013 • • • SECTION A—PROJECT OVERVIEW Existing Conditions The project is located on the south side of Franklin Boulevard east of the Interstate 5 overpass in Springfield, Oregon within the SW 1/4 of Section 34 and SE 1/4 of Section 33,T.17S., R.3W., WM. (see Figure 1 — Appendix 1). The subject facility consists of Tax Lots 100 and 700. The stormwater drainage treatment facilities are to be constructed on Tax Lot 700. Tax Lot 100 is currently approximately 70% developed with a gravel parking lot and mobile offices associated with a temporary construction operation. The remainder of the parcel is covered with vegetation mostly along the south and west boundary. Tax Lot 700 includes an unoccupied single-family residence and two out-buildings. The buildings are surrounded by lawn and landscaped vegetation. The ground slopes to the south with a gradient less than 5%. There are delineated wetlands along the south parcel boundary. A portion of the subject property is within the 100-year floodplain. Site Soils A February 27, 2013 Geotechnical Site Investigation by K&A Engineering, Inc. indicates the subsurface condition on Tax Lot 700 consist of 2 to 4-feet of dark brown organic silt and/or clay over 4 to 7-feet of fine alluvium. Groundwater surface was observed at 5.2 to 7.8-feet below ground surface. Proposed Development The proposed development is to construct a motel building and associated sidewalks, driveways and parking lots. A public sanitary sewer will be extended to serve the motel. A combination biotreatment and infiltration swale will be constructed to handle the post-development stormwater runoff. The swale will be located near the south boundary of Tax Lot 700 adjacent to the wetlands. The swale will have a high flow discharge spillway which will drain to the wetlands (see Figures 2 and 3, Appendix 1). The swale was designed consistent with the city of Portland Stormwater Manual. SECTION B—METHODOLOGY AND ANAYLSIS The swale sizing is done with the HydroCad version 9.10 hydraulic modeling program (see Appendix 2). No on-site soil infiltration testing was done during the investigation. The test boring nearest the swale location(B-4) showed silt and fine-grained sand to a depth of 4 feet and sandy silt below that. Based on this boring an assumed infiltration rate of 2.0 inches per hour was used for the swale design. Candlewood Suites, 2 Stay 01fer Management Report page 2! May 1013 Table 1 shows a summary of the modeling. Table 1 Storm Rainfall Peak Incoming Peak Swale Bypass Bypass Event Amount, in Flow, cfs Elevation, ft Elevation, ft Flow, cfs Treatment 0.83 0.18 432.83 434.00 0.00 1-inch 1.00 0.22 432.96 434.00 0.00 2-year 3.30 0.85 434.10 434.00 0.38 10-year 4.30 1.11 434.18 434.00 0.92 Contributing Drainage Area The contributing drainage area for the Swale is approximately 47,095 square feet (see Figure 2). Downstream Discharge The swale is designed to infiltration the. entire runoff from up the 1.0-inch storm event. For greater storm events a portion of the treated runoff will flow over the bypass weir to the wetlands. SECTION C—ENGINEERING CONCLUSIONS The post-development runoff will be treated prior to infiltration to the underlying soils. Releases to the wetland will be only for storm events greater than the 1.0-inch rainfall event. SECTION D—STORMWATER FACILITY The proposed swale location and associated drainage basins are shown on Figure 2. SECTION E—OPERATIONS AND MAINTENANCE The operations and maintenance of the swale is the responsibility of the motel owner, Alpesh Patel. Stonmva ter Management Report Candlewvod Suites May 2013 Page 3 • • APPENDIX 1 -FIGURES 0 0 • g ,L r s .rCaT'3 srR0.e Y "C k "C ,y7 L rig,' C'pks �i.1' {x F'.a'T� 'ti{�fl y a� -0ti iyt n1 "f A . +• ',. + $ A °^c F):ny^!gy j �� k�''S 'Yk •k'S { c'S`sry+..Z4�°r+1h'r'4ar�' 1 M t,11'm? ki�°r r59 E �� s t '4:14i-,2.•;, v*t tgc "` �n , r l,.° Ss lAY r r.. ;;Z a tp S �� e t H" sS a e A .4. 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Cs a e ,. 4 S77�� 56<YI. �t ✓ :e2"7t., th3'h,p R-M3 r'm rt 1 ' _ t y ti z R4� kf3 r`�� s. a H16tA+uyq{ t. aysE t~i 1:K∎i z"a � at4ly.1y M Y`+nk - I:i ajr .u: : x }P: E i�j0-( ii..;L L. s Phe ,p t�4 �rF t J.M Ynb rRf'7f 1 tt.' JAis ,° i.-1 LL; E s ¢,aa t.'N 'P.11"-- .111; -& Y ,"_ << k'E�J� d,4srs 1 s �yFjl . ,<f_,a,, rl s , �z a.ea p g r ra# * * 144 x w m +t t'#',rnz t q 1!1+nk r'n .;1�r r Aprxsikit C-4 iW,C, e."n�.i!_�1_[4 e{s rta..[:=LJs. Y. 2 1R�A n,s1 ?r :.:�s ..nJ a- .3 x,_ VICINITY MAP CANDLEWOOD SUITES MOTEL 3005 FRANKLIN BOULEVARD STORMWATER DRAINAGE REPORT • FIGURE 1 CPRIN(: FIGURE 1 4/1/13 • • hWOY \261 N eon\e��co CM'Ke^Z�e `9 - .. 19 s / I, p 1I :w . J i IT .S - - BUILDING [1: 1 j 1 4 t 439= . 1 1 ..-....... TL 700 1 f 1,5, 11-1 ®� ',�, 43a 1 438 � ea N / - ...II 1 -- - - ---- 1 ,I .. ... 935 I H I<3s ill CA C /� : I : :- SO.. 433 HIGH—FLOW BYPASS • ' ` DRAINAGE BASIN WETLANDS N 0 40 _ — — -89- -;- / SCAT E IN FEET . , CANDLEWOOD SUITES MOTELS 3005 FRANKLIN BOULEVARD STORMWATER DRAINAGE REPORT- FIGURE 2 coalnlr. f1AAINAf.F 3/75/13 • • I- J p 0 FW-a4 T a 0 bi Y ��a N W N H m h 1Z�aa 1 _ — _— ; CYO° 1 m x O e W 4. a5w r' Zb." O N W j4Q ♦ k 3z�p C e O c8n0 ■ ' J.. V 1~/1 1 1■ I a•i o I r z-Ip *. 1 e iPYte`i�V �. O1 lS .L dl 1C�Y tku a a. ` N N m 0 wm. 0 a T Z' _.z a / 1 — J —.B— � w Ciiii:1 i ko 1N019.9 y, I Lf gg .•t 1 aI F AAA z �°�° ._�� nnn ofE§ iN GN. I - < NNZ = a ZZ Z Z 1 FA-) V2 000 4 55 006 0.0{{66 666 In w u"o w II V u �U v - • NNN JJO 000 .QiW w 6n • w NIIf� 0 O W TT 6" 1AI 4 {{{{!!!!1111 • h1H 56 .. ; W g 2�... _ z o'' a 0 O Sao rcga Rig _ N 0 _ 2 to 1 N f FN- 'Z =IA Do 4 �uN 2 sL W Uk S : _. ?c V tier W 6 6�aa u p'^N ` t2 c 2 Z F V O yp w 096 1 N O 3 U0 m eUl Qm O h. Ey xx eLt"i We"s'r6 • • APPENDIX 2 - STORMWATER DESIGN CALCULATIONS 3 • • ; Roof and parking lot Swale K 3: } Drainage Diagram for Franklin u6Ca� Reach 'Ofl! Llnk Prepared byTRT Engineering, Printed 512512 01 3 :. ;;k ��Y HydroCADO 9.10 sin 01507 0 2009 HydroCAD Software Solutions LLC • • Franklin Printed 5/25/2013 Prepared by TRT Engineering 5ace 3 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Area Listing (all nodes) Area CN Description (acres) (subcatchment-numbers) 0.030 85 landscape (1S) 0.971 98 roof and pavement (1S) 0.080 98 swale (1S) 1.081 TOTAL AREA • • Franklin Type IA 24-hr Treatment Rainfall=0.83" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Page 12 Time span=0.00-24.00 hrs, dt=0.03 hrs, 801 points Runoff by SCS TR-20 method, UH=SCS Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Roof and parking lot Runoff Area=47,0 5 sf mm% Impervious 98 Runoff=0.18 Depth>0.63"0.056 af Pond 2P: Swale Peak Elev=432.83' Storage=334 cf Inflow=0.18 cfs 0.056 of Discarded=0.06 cfs 0.056 of Primary=0.00 cfs 0.000 of Outflow=0.06 cfs 0.056 af Total Runoff Area= 1.081 ac Runoff Volume=0.056 af Average Runoff Depth =0.63" 2.80%Pervious=0.030 at 97.20%Impervious= 1.051 ac Franklin Type IA 24-hr Treatment Rainfall=0.83" Prepared by TRT Engineering Printed 5/25/2013 13 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Summary for Subcatchment 1S: Roof and parking lot Runoff = 0.18 cfs @ 7.89 hrs, Volume= 0.056 af, Depth> 0.63" Runoff by SCS TR-20 method, UH=SCS, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Type IA 24-hr Treatment Rainfall=0.83" Area (sf) CN Description * 42,311 98 roof and pavement * 1,318 85 landscape * 3,466 98 swale 47,095 98 Weighted Average 1,318 2.80% Pervious Area 45,777 97.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (f/ft) (ft/sec) (cfs) , 5.0 Direct Entry, Summary for Pond 2P: Swale Inflow Area = 1.081 ac, 97.20% Impervious, Inflow Depth > 0.63" for Treatment event Inflow = 0.18 cfs @ 7.89 hrs, Volume= 0.056 af Outflow = 0.06 cfs @ 9.03 hrs, Volume= 0.056 af, Atten= 68%, Lag= 68.1 min Discarded = 0.06 cfs @ 9.03 hrs, Volume= 0.056 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Peak Elev= 432.83' @ 9.03 hrs Surf.Area= 1,211 sf Storage= 334 cf Plug-Flow detention time 40.1 min calculated for 0.056 af(100% of inflow) Center-of-Mass det. time 38.0 min ( 760.0 - 721.9 ) Volume Invert Avail.Storage Storage Description #1 432.50' 4,127 cf Custom Stage Data(Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 432.50 829 0 0 433.00 1,413 561 561 ' 434.00 2,658 2,036 2,596 434.50 3,466 1,531 4,127 Device Routing Invert Outlet Devices #1 Discarded 432.50' 2.000 in/hr Exfiltration over Surface area #2 Primary 434.00' 5.0' long x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 , • • Franklin Type IA 24-hr Treatment Rainfall=0.83" Prepared by TRT Engineering Printed 5/25/2013 14 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Discarded OutFlow Max=0.06 cfs @ 9.03 hrs HW=432.83' (Free Discharge) t-1=Exfiltration (Exfiltration Controls 0.06 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=432.50' (Free Discharge) t-2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) • • Franklin Type IA 24-hr 1 Inch Rainfall=1.00" Prepared by TRT Engineering Printed 5/25/2013 3 HydroCADO 9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Time span=0.00-24.00 hrs, dt=0.03 hrs, 801 points Runoff by SCS TR-20 method, UH=SCS Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Roof and parking lot Runoff Area=47,09 csImpervious op 5.0 7.n C 98 Runoff=0.22 fs 0.071 af Pond 2P: Swale Peak Elev=432.96' Storage=507 cf Inflow=0.22 cfs 0.071 af Discarded=0.06 cfs 0.071 af Primary=0.00 cfs 0.000 af Outflow=0.06 cfs 0.071 af Total Runoff Area = 1.081 ac Runoff Volume= 0.071 af Average Runoff Depth =0.79" 2.80% Pervious=0.030 ac 97.20%Impervious= 1.051 ac • • • Franklin Type IA 24-hr 1 Inch Rainfall=1.00" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Page 4 Summary for Subcatchment 1S: Roof and parking lot Runoff = 0.22 cfs @ 7.88 hrs, Volume= 0.071 af, Depth> 0.79" Runoff by SCS TR-20 method, UH=SCS, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Type IA 24-hr 1 Inch Rainfall=1.00" Area (sf) CN Description * 42,311 98 roof and pavement * 1,318 85 landscape * 3,466 98 swale 47,095 98 Weighted Average • 1,318 2.80% Pervious Area 45,777 97.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Summary for Pond 2P: Swale Inflow Area = 1.081 ac, 97.20% Impervious, Inflow Depth > 0.79" for 1 Inch event Inflow = 0.22 cfs @ 7.88 hrs, Volume= 0.071 af Outflow = 0.06 cfs @ 9.19 hrs, Volume= 0.071 af, Atten= 72%, Lag= 78.2 min Discarded = 0.06 cfs @ 9.19 hrs, Volume= 0.071 af Primary = 0.00 cfs @ 0.00 hrs, Volume= 0.000 of Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Peak Elev= 432.96' @ 9.19 hrs Surf.Area= 1,368 sf Storage= 507 cf Plug-Flow detention time 63.8 min calculated for 0.071 af(100% of inflow) Center-of-Mass det. time 61.7 min ( 772.6 - 710.9 ) Volume Invert Avail.Storage Storage Description #1 432.50' 4,127 cf Custom Stage Data (Prismatic) Listed below(Recaic) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 432.50 829 0 0 433.00 1,413 561 561 434.00 2,658 2,036 2,596 434.50 3,466 1,531 4,127 Device Routing Invert Outlet Devices #1 Discarded 432.50' 2.000 in/hr Exfiltration over Surface area #2 Primary 434.00' 5.0' long x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 I • • Franklin Type IA 24-hr 1 Inch Rainfall=1.00" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Page 5 Discarded OutFlow Max=0.06 cfs @ 9.19 hrs HW=432.96' (Free Discharge) t-1=Exflltration (Exfiltration Controls 0.06 cfs) Primary OutFlow Max=0.00 cfs @ 0.00 hrs HW=432.50' (Free Discharge) t-2=Broad-Crested Rectangular Weir ( Controls 0.00 cfs) • • Franklin Type IA 24-hr 2-year Rainfall=3.30 Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Page 6 Time span=0.00-24.00 hrs, dt=0.03 hrs, 801 points Runoff by SCS TR-20 method, UH=SCS Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Roof and parking lot Runoff Area=47,0 5 sf min 0% Impervious 98 io unoff 0 Runoff 5 DDep3.Oof Pond 2P: Swale Peak EIev=434.10' Storage=2,877 cf Inflow=0.85 cfs 0.276 of Discarded=0.13 cfs 0.196 of Primary=0.38 cfs 0.038 of Outflow=0.51 cfs 0.234 of Total Runoff Area= 1.081 ac Runoff Volume=0.276 of Average Runoff Depth =3.06" 2.80%Pervious=0.030 ac 97.20%Impervious = 1.051 ac • e Franklin Type IA 24-hr 2-year Rainfall=3.30" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 sin 01507 ©2009 HydroCAD Software Solutions LLC . Page 7 Summary for Subcatchment 1S: Roof and parking lot Runoff = 0.85 cfs @ 7.86 hrs, Volume= 0.276 af, Depth> 3.06" Runoff by SCS TR-20 method, UH=SCS, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Type IA 24-hr 2-year Rainfall=3.30" Area (sf) CN Description 42,311 98 roof and pavement * 1,318 85 landscape 3,466 98 swale , 47,095 98 Weighted Average 1,318 2.80% Pervious Area 45,777 97.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Summary for Pond 2P: Swale Inflow Area = 1.081 ac, 97.20% Impervious, Inflow Depth > 3.06" for 2-year event Inflow = 0.85 cfs @ 7.86 hrs, Volume= 0.276 af Outflow = 0.51 cfs @ 8.14 hrs, Volume= 0.234 af, Atten= 39%, Lag= 17.1 min Discarded = 0.13 cfs @ 8.14 hrs, Volume= 0.196 of Primary = 0.38 cfs @ 8.14 hrs, Volume= 0.038 of Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Peak Elev= 434.10' @ 8.14 hrs Surf.Area= 2,823 sf Storage= 2,877 cf Plug-Flow detention time= 222.8 min calculated for 0.234 of(85% of inflow) Center-of-Mass det. time= 118.7 min ( 781.4- 662.7 ) Volume Invert Avail.Storage Storage Description #1 432.50' 4,127 cf Custom Stage Data (Prismatic) Listed below (Recalc) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 432.50 829 0 0 433.00 1,413 561 561 434.00 2,658 2,036 2,596 434.50 3,466 1,531 4,127 Device Routing Invert Outlet Devices #1 Discarded 432.50' 2.000 in/hr Exfiltration over Surface area #2 Primary 434.00' 5.0' long x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 0.20 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 Franklin Type IA 24-hr 2-year Rainfall=3.30" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Pane 8 Discarded OutFlow Max=0.13 cfs @ 8.14 hrs HW=434.10' (Free Discharge) t-1=Exfiltration (Exfiltration Controls 0.13 cfs) Primary OutFlow Max=0.38 cfs @ 8.14 hrs HW=434.10' (Free Discharge) t-2=Broad-Crested Rectangular Weir (Weir Controls 0.38 cfs @ 0.75 fps) • • Franklin Type IA 24-hr 10-year Rainfall=4.30" Printed 5/25/2013 Prepared by TRT Engineering Paoe 9 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Time span=0.00-24.00 hrs, dt=0.03 hrs, 801 points Runoff by SCS TR-20 method, UH=SCS Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method Subcatchment 1S: Roof and parking lot Runoff Area=47,095 min% Impervious 98 IRunoffRunoff Dfsp0.366 af Pond 2P: Swale Peak Elev=434.18' Storage=3,110 cf Inflow=1.11 cfs 0.366 of Discarded=0.14 cfs 0.209 of Primary=0.92 cfs 0.103 of Outflow=1.05 cfs 0.312 af Total Runoff Area = 1.081 ac Runoff Volume=0.366 of Average Runoff Depth =4.06" 2.80% Pervious=0.030 ac 97.20%Impervious=1.051 ac • • Franklin Type IA 24-hr 10-year Rainfa11=4.30" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Page 10 Summary for Subcatchment 1S: Roof and parking lot Runoff = 1.11 cfs @ 7.86 hrs, Volume= 0.366 af, Depth> 4.06" Runoff by SCS TR-20 method, UH=SCS, Time Span= 0.00-24.00 hrs, dt= 0:03 hrs Type IA 24-hr 10-year Rainfall=4.30" Area (sf) CN Description 42,311 98 roof and pavement 1,318 85 landscape 3,466 98 swale 47,095 98 Weighted Average 1,318 2.80% Pervious Area 45,777 97.20% Impervious Area Tc Length Slope Velocity Capacity Description (min) (feet) (ft/ft) (ft/sec) (cfs) 5.0 Direct Entry, Summary for Pond 212: Swale Inflow Area = 1.081 ac, 97.20% Impervious, Inflow Depth > 4.06" for 10-year event Inflow = 1.11 cfs @ 7.86 hrs, Volume 0.366 af Outflow = 1.05 cfs @ 8.00 hrs, Volume= 0.312 af, Atten= 5%, Lag= 8.9 min Discarded = 0.14 cfs @ 8.00 hrs, Volume= 0.209 af Primary = 0.92 cfs @ 8.00 hrs, Volume= 0.103 af Routing by Stor-Ind method, Time Span= 0.00-24.00 hrs, dt= 0.03 hrs Peak Elev= 434.18' @ 8.00 hrs Surf.Area= 2,954 sf Storage= 3,110 cf Plug-Flow detention time= 184.6 min calculated for 0.312 af(85% of inflow) Center-of-Mass det. time 82.8 min ( 739.1 -656.3 ) Volume Invert Avail.Storage Storage Description #1 432.50' 4,127 cf Custom Stage Data(Prismatic) Listed below (Recaic) Elevation Surf.Area Inc.Store Cum.Store (feet) (sq-ft) (cubic-feet) (cubic-feet) 432.50 829 0 0 433.00 1,413 561 561 434.00 2,658 2,036 2,596 434.50 3,466 1,531 4,127 Device Routing Invert Outlet Devices #1 Discarded 432.50' 2.000 in/hr Exfiltration over Surface area #2 Primary 434.00' 5.0' long x 5.0' breadth Broad-Crested Rectangular Weir Head (feet) 020 0.40 0.60 0.80 1.00 1.20 1.40 1.60 1.80 2.00 2.50 3.00 3.50 4.00 4.50 5.00 5.50 Coef. (English) 2.34 2.50 2.70 2.68 2.68 2.66 2.65 2.65 2.65 2.65 2.67 2.66 2.68 2.70 2.74 2.79 2.88 • • • Franklin Type IA 24-hr 10-year Rainfall=4.30" Prepared by TRT Engineering Printed 5/25/2013 HydroCAD®9.10 s/n 01507 ©2009 HydroCAD Software Solutions LLC Page 11 Discarded OutFlow Max=0.14 cfs @ 8.00 hrs HW=434.18' (Free Discharge) t-1=Exfiltration (Exfiltration Controls 0.14 cfs) Primary OutFlow Max=0.92 cfs @ 8.00 hrs HW=434.18' (Free Discharge) t2=Broad-Crested Rectangular Weir (Weir Controls 0.92 cfs @ 1.00 fps) • Attachment '10' • • y s gip, ,. �i �$^(� Department of State Lands i ? u ` regon 775 ummer Street NE,Suite 100 ' . Salem,OR 97301.1279 -.,�j:�a, John A.itihhaber,MD.Governor (503)936-5200 FAX (503)378-1844 • ww w.oregonstatelnnds.us October 27, 2011 State Land Board City of Springfield Attn: John Tamulonis, Community Development Manager John A. Kitzhaber,non 225 Fifth Street Governor ._ Springfield, Oregon 197477 - /Alpesh Patel Kate Brown 1857 Franklin Boulevard Secretary of State Eugene, Oregon 97403 Ted Wheeler Re: Wetland Delineation Report for Glenwood, Lane County; T17S State Treasu re r R3W Sec. 33DD, Tax Lots 100 & 200, Sec. 34CC Tax Lots 500 & 700; WD #2011-0219, Springfield, Glenwood Area Local Wetlands Inventory wetland GS-2 Dear Mr. Tamulonis and Mr. Patel: The Department of State Lands has reviewed the wetland delineation report prepared by Pacific Habitat Services, Inc. for the site referenced above. Based upon the information presented in the report and additional information submitted upon request, we concur with the wetland boundaries as mapped in Figure 6 of the report. Please replace all copies of the preliminary wetland map with this final Department-approved map. Within the study area, one wetland (totaling approximately 0.40 acres) and no waterways were identified. The wetland is subject to the permit requirements of the state Removal-Fill Law. Under current regulations, a state permit is required for cumulative fill or annual excavation of 50 cubic yards or more in the wetland (or below the ordinary high water line (OHWL) of a waterway). This concurrence is for purposes of the state Removal-Fill Law only. Federal or local permit requirements may apply as well. The Army Corps of Engineers will review the report and make a determination of jurisdiction for purposes of the Clean Water Act at • the time that a permit application is submitted. We recommend that you attach a copy of this concurrence letter to both copies of any subsequent joint permit application to speed application review. Please be advised that state law establishes a preference for avoidance of wetland impacts. Because measures to avoid and minimize wetland impacts may include reconfiguring parcel layout and size or development design, we recommend that you • work with Department staff on appropriate site design before completing the city or county land use approval process. This concurrence is based on information provided to the agency. The jurisdictional determination is valid for five years from the date of this letter, unless new Information necessitates a revision. Circumstances under which the Department may change a determination are found in OAR 141-090-0045 (available on our web site or upon request). In addition,laws enacted by the legislature and/or rules adopted by the Department may result in a change in jurisdiction; individuals and applicants are subject to the regulations that are in effect at the time of the removal-fill activity, or complete permit application. The applicant, landowner, or agent may submit a request for reconsideration of this determination in writing within six months of the date of this letter. Thank you for having the site evaluated. Please phone me at 503-986-5297 if you have any questions. Sincerely, 'l,�,� tbas)7\ Approved by Jevra Brown Anna Buckley Wetland Specialist Acting Wetlands Program Manager Enclosures ec: Craig Turner, Pacific Habitat Services, Inc. City of Springfield Planning Department(Maps enclosed for updating LWI) Brian Wilson, Corps of Engineers, Eugene office Gloria Klryuta, DSL ome• � .. •I •\' 1..,:..0 , � � ' , F 'S ern, ' • • ^ f:•LWC R _ ' - eir " . � I.. '1¢7�{Tj7�� 2 I „ I • v QAU ° I }991 TSfU, 4 i ��47__ \� i p L�p� Jam., . �; r t ;7��,1l4,t k ;i j U o I.Y• I; : ,•r •r•- Cacbnchl v t. • -•arr Radlo7sa rs •• ' •'rd _ ;,,c• ./ i � '0 '44 Stud er ��i m :l: : ; : •' • ^'^' qo' r v.n _ •. -selrig/. . 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G, t.�a•a ( .! ..i .• �`!..^`• s!J i •{ C •.l� • •{ 1.I. 1 a y ,• 519111 4125 Location and general topography for the City of Springfield site In Lane County, FIGURE Oregon(USGS Springfield,OR quadrangle,courtesy of www.digital•topo- ��. ��, maps.com). DSt. W1> 2011— 02t0I 1+3C��� —Pacific Habitat Services,Inc. S Wetland Delineation for the City of Springfield Site in. Glenwood, Lane County, O rego�n (Township 17 South, Range 3 East, Sections 33 and 34) Prepared for City of Springfield Springfield, Oregon Prepared by Pacific Habitat Services, Inc. Wilsonville, Oregon 97070 (503) 570-0800 (503) 570-0855 FAX June 15,2011 P H [ lR °r ,2 a41 • q. i • . +r Swg ue'' ' �i. • C . 1) 44}qy/{} p rl ,,..€ k e. wes" �c ♦ . .... •2 r"2i%, y Y S Wetland Delineation for the City of Springfield Site in Glenwood, Lane County, Oregon (Township 17 South, Range 3 East, Sections 33 and 34) Prepared for John Tamulonis Community Development Manager City of Springfield 225 Fifth Street Springfield,Oregon 97477 Prepared by Michele Eccleston Craig Turner Pacific Habitat Services, Inc: 9450 SW Commerce Circle, Suite 180 Wilsonville, Oregon 97070 (503) 570-0800 (503) 570-0855 FAX PUS Project Number: 4725 June 15,2011 TABLE OF CONTENTS Page I. INTRODUCTION 1 II. RESULTS AND DISCUSSION 1 A. Landscape Setting and Land Use 1 B. Site Alterations I C. Precipitation Data and Analysis 2 D. Methods 2 E. Description of all Wetlands and Other Non-Wetland Waters 3 F. Deviation from LWI or NW! 3 G. Mapping Method 3 1-1. Additional Information 3 I. Results and Conclusions 3 J. Required Disclaimer 4 III. REFERENCES 4 APPENDIX A: Figures Figure 1: Vicinity Map(USGS) Figure 2: Tax Lot Map Figure 3: Local Wetland Inventory Map Figure 4: Soil Survey Map Figure 5: Recent Aerial Photograph Figure 6: Wetland Delineation Map APPENDIX B: Wetland Delineation Data Sheets APPENDIX C: Site Photos APPENDIX D: Wetland Definitions, Methodology (client only) I. INTRODUCTION Pacific Habitat Services, Inc. (PUS)delineated the limits of potentially jurisdictional wetlands and waters of the State/U.S. for the City of Springfield site in Glenwood, Lane County, Oregon (Township 17 South, Range 3 East, Section 33, tax lots 100, 200, and Section 34, tax lots 500 and 700). This report presents the results of PHS's wetland delineation within the study area. Figures, including a map depicting the location of wetlands within the study area, are located in Appendix A. Data sheets documenting on-site conditions are provided in Appendix B. Ground- level photos of the site are located in Appendix C. A discussion of the wetland delineation methodology (for the client) is provided in Appendix D. II. RESULTS AND DISCUSSION A. Landscape Setting and Land Use The site is comprised of four tax lots located south of Glenwood Boulevard and east of Interstate 5. Tax lots 100; 200, and 500 are owned by the City of Springfield and tax lot 700 is privately owned. PHS identified potentially jurisdictional wetland along the western and southern portion of tax lot 200 and the southern portions of tax lots 100, 500, and 700. The adjacent land use around the site is commercial and industrial. Tax lot 200 is undeveloped with a palustrine forested/open water wetland and upland forest. The northern half of tax lot 100 is a construction job site and staging area for the Interstate 5 bridge work. It consists of gravel fill and portable job trailers. The southern half is undeveloped, with an upland forest dominated by red alder(Alms rubra), red elderberry (Samhucus racemosa),. Himalayan blackberry (Rubes discolor), cow parsnip(Heraclewn maximum), Robert's geranium (Geranium sober lion), and prickly lettuce (Lacluca serriola).There is a small portion of wetland within and adjacent to the south tax lot boundary. Tax lot 700 consists of two houses in the northern portion of the lot, and the central and southern portions are undeveloped. The tax lot consists of mowed lawn and ornamental landscape plants with a forested wetland dominated by black cottonwood (Populus lrichocarpus) along the southern portion. Tax lot 500 is an undeveloped lot. The north and central portions of the site consist of black cottonwood, plantago (Plan/ago lalifo/ia)„tall fescue (I:eshrca ar•undinacea),.Queen Anne's lace (Daucus carola), Canada thistle(Cirs•immarvense), and teasel (Dipsacus sylverslris). There is a gentle slope along the western and southern portion of the site dominated by English.ivy (Hedera helix) and Himalayan blackberry. A forested wetland is located at the bottom of the slope in the southwestern portion of the tax lot. B. Site Alterations PHS did not observe any site alterations at the time of the site visit. Wetland Delineation for the City of Springfield Site/PHS it 4725 Pacific Habitat Services,Inc. Page I C. Precipitation Data and Analysis There is no weather station where the site is located in Glenwood, Oregon. As such, weather information in the City of Eugene, located approximately I mile west of the site, was used for comparison and precipitation analysis. Recorded precipitation for the City of Eugene totaled 0.90 inches for the two weeks prior to PI-IS's May 10, 2011, wetland delineation field work and data collection. On the day of the delineation, there was no rainfall. Total observed precipitation for the water year(October 1,2010 through May 10, 2011) was 35.36 inches, which is approximately 79 percent of normal. Table 1 compares the average monthly precipitation to the recorded monthly precipitation in the City of Eugene,as well as to the normal precipitation range, as identified in the NRCS WETS Table for the Eugene WSO Airport. As shown in Table I, recorded precipitation for the month of February was below normal but within the normal range.The recorded precipitation for the months of March and April were above normal but within the normal range. Since the rainfall two months prior was within the normal range, it is PHS's best professional judgment(BPJ)that "normal circumstances"were present at the time of the wetland delineation field work. Table I: Comparison of Average and Observed Precipitation at the City of Eugene weather station and Eugene WSO Airport WETS Table for the Three Months Prior to the May 2011 Wetland Delineation 30%Chance Will Have Average Observed.: Percent of Month ; r Less Than More Than preci itation2 Normal' Irecipitation, Average Average P - February 6.35 4.24 7.60 4.91 77% March 5.80 4.13 6.87 6.24 108% April 3.66 2.30 4.42 3.78 103% Notes: I. Source:NRCS WETS Table for the Eugene WSO Airport (http://w w.wcc.nres.usdagov/Rprcf/support/clinmtchcetlands/or/41039.x) 2. Source:National Weather Service for the City of Eugene(hun://mm.tveatheeeor/cliiitate/indez.nlnivfo=oor) D. Methods PHS delineated the limits of the wetlands on the site based On the presence of wetland hydrology, hydric soils,and hydrophytic vegetation, in accordance with the Routine On-site Determination, as described in the Corps of Engineers Wetland Delineation Maual, Wetlands Research Program Technical Report Y-87-I ("The 1987 Manual")and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region. PHS conducted the wetland delineation and data collection on May 10, 2011. The delineation of Wetland A was based on the presence of hydric soil indicators within the top 10 inches of the surface;hydrophytic vegetation, and wetland hydrology indicators such as saturation, water stained leaves, and geomorphic position. Wetland Delineation for the City of Springfield Site/PHS 1 4725 Pacificliabitat Services,Inc. Page 2 • •/ • E. Description of all Wetlands and Other Non-Wetland Waters PHS identified the limits of one wetland within the study area. A description of the wetland is provided below. Wetland A Wetland A is located at the bottom of a slope between residential and commercial properties. The wetland continues offsite, but the onsite portion is 17,453 square feet/0.40 acre. The Cowardin classification is Palustrine Forested (PFO), and the HGM classification is Slope. The sources of hydrology appear to be stormwater, precipitation and groundwater. The portion of Wetland A delineated on tax lot 200 is dominated by Pacific willow(Sally lasiandra) and red osier dogwood (Comas sto/onifera). There were also several inches of ponded water at the time of the delineation.The portion of Wetland A on tax lots 100, 500 and 700 is forested and consists of black cottonwood, Oregon ash (Fraxinus latifolia), and slough sedge(Carex obnupta) (as characterized by Sample Points 3, 4, and 5). The adjacent upland vegetation (as characterized by Sample Points 1, 2, and 6) includes red alder; Himalayan blackberry, English ivy, poison hemlock(Conium maculation), prickly lettuce,. selfheal (Pr•unella vulgaris),and creeping bentgrass (Agrostis sto/onifera). PHS based the delineation on the presence of saturation within 12 inches of the soil surface, hydric soil and hydrophytic vegetation, which coincided with low spots in the topography. F. Deviation from LWI or NWI P1-S reviewed the 2010 Local Wetland Inventory (LWI) map for the Glenwood Area of Springfield.The LW1 map identifies the wetland delineated on the site as GS-2. The wetland mapped on the LWI is slightly larger than what PHS delineated in the field. This is likely because the delineated wetland boundaries were surveyed with sub-centimeter accuracy as compared to drawing the boundary on a larger scale map with an accuracy Of+/- 25 feet. G. Mapping Method PHS flagged the boundaries of the wetlands with blue surveyor's tape. Data points were flagged with time green surveyor's tape. The wetland flagging and sample points were survey-located by the City of Springfield. The estimated accuracy of the survey is sub-centimeter. H. Additional Information None: I. Results and Conclusions PHS identified one potentially jurisdictional wetland within the study area. The total area of wetland is approximately 0.40 acre within the site. The wetland has a Cowardin Class of Palustrine Forested (PFO) and an HGM Classification of Slope. The wetland continues off site to the east, west and south of the study area. Wetland Delineation for the City of Springfield Site/1'11S#4725 Pacific Habitat Services,Inc. Page 3 J. Required Disclaimer • This report documents the investigation, best professional judgment and conclusions of the investigators. It is correct and complete to the best of our knowledge. It should be considered a Preliminary Jurisdictional Determination of wetlands and other waters and used at your own risk unless it has been reviewed and approved in writing by the Oregon Department of State Lands in accordance with OAR 141-090-0005 through 141-090-0055. III. REFERENCES Adamus, P.R. and D. Field. 2001 Guidebook for Hydrogeomnorphic (HGM)-basedAssessrnent of Oregon Wetland and Riparian Sites. Willamette Valley Ecoregion, Riverine Impounding and Slopes/Flats Subclasses. Oregon Division of State Lands, Salem, OR. Hitchcock, CL and A. Cronquist. 1973. Flora of the Pacific Nortwest:An Illustrated manual. University of Washington Press. . Munsell Color, 2000. Munsell Soil Color Charts. Gretag-Macbeth,New Windsor,New York. National Resource Conservation Service Eugene WSO Airport WETS table for Lane County. http://www.wcc.nres.usda.gov/ftprcf/support/climate/wet Iands/or/4I 039.txt National Weather Service Climate Data. hap://iwtrtr.ireatherstor/climate/incles.phn?wfo=pelt' NRCS Web Soil Survey, 2011. Online Mapping for Lane County, Oregon. Oregon Department of State Lands. September 2001. Removal-Fill Law (ORS 196.800-196.990) and Removal and Filling in Scenic Waterways (ORS 390.805-390.925). ORMAP.org tax maps. 2011. http://www.orrnap.org/ Pacific Habitat Services, Inc. 2010. City of Springfield, Glenwood Area Local Wetlands Inventory map. Reed, Porter B.,Jr., 1988.National List of Plant Species That Occur in Wetlands: Northwest (Region 9). Prepared by the US Fish and Wildlife Service, St. Petersburg, FL.NERC- 88/18.37. US Army Corps of Engineers, Environmental Laboratory, 1987. Corps of Engineers Wetland Delineation Manual. Technical Report Y-87-1. U.S. Army Corps of Engineers. 2008. Interim Regional Supplement to the Corps of Engineers Wetland Delineation Manua!: Western Mountains, Valleys and Coast Region, ed. J.S. Wakeley, R.W. Lichvar,and C.V. Noble. ERDC/EL TR-08-13. Vicksburg, MS: U.S. Army Engineer Research and Development Center. U.S. Geological Survey, 2011,Springfield, Oregon, topographical quadrangle. Source: www.digital-topomaps.com. wetland Delineation for the City of Springfield Site/PI IS ft 4725 Pacific Habitat Services,Inc. I'age 4 O A r xIens ix A\ Figures 4\1 _ cks„,' . / ,: ....,..„ , .,„ ,., I . -r. i ..1 .. , . 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E,r el .-c,1 5/9/11 4725 Recent Aerial Photograph for the City of Springfield site in Lane County, Oregon FIGURE ' (GoogleEarth, 2005). 5 �l —Pacific llabitnt Sen'ices.Inc. 0 0 • t ty _ I .k 1 1, ` `'"• ?Ill co • } i1 ! \ . IL \ , ;,ii o rg � v �r—y ■ ^� O C aI i, +I ` I -• ii ! O • \ srupxeae gur�pnf +f •) ///?11/44---'. -1,5-�,; Elk i i ,,,,,, f .75 l �� cOi ' • / „-.::;:;:;- � Q VI '� $ ' }rye Q �'J ° ir ' t 1.,! ii 1 ' 1 ----.) > dl It, 1 ` N1 o n `` C Ul C -- 7 v o -- °-7 y \ ` 111/ ' M l,,;O .'n _U Q O N i k \ i 16,, I � t i O O c a a -0 C I: \ / 1 c. '''\\ \ (li g; //) ., c MO d 1,\ ..-'\\`' ,,„ \ tl\s‘.\ ,./ j. .s...t\I\ / '.. \ \ illir< i �'�\1ttW'i' 't i;'.'�',r'' 1 , a I 1 0 g r t. .---- \ ,i‘ i . 5() _____-., 1 \\ l j ti� a / ) \ „......„----- ) '.''Ck tt/ �, . L (0 �� ,l +,,`Ftiit lU ,;,,,+ I s• Ap en i ix li Wetland Determination Data Sheets t S .2.--. c . (., " .�/ iK A{ f1 q�j+j"/' fir' .Y F /� y✓:‘'477.41:t;"("74. y2};l d: > �/ Y TI .. c r 5 h b �{j, Y Z N.CY 3 Ye eSAN 5•:, iv Vim Fi 4. C t. e.ay ' i o' : j f 1 ,. `, + , y t a rv. V y 000 A g •4 It • PHS# 4725 WETLAND DETERMINATION DATA FORM -Western Mountains,Valleys, and Coast Region Project/Site: City of Springfield City/County: Glenwood/Lane Sampling Date: 511012011 .- ApplicanuOwner: City of Springfield State: OR Sampling Point: 1 Investigator(s): M EcclestonlC Turner Section,Township,Range: T 17 South,Range 3 West,Section 34 Landform(hillslope,terrace,etc.:) Slope Local mkt(concave,convex,none): Slope(%): Subregion(LRR): LRRA Let: 44.04332 Long: 123.04697 Datum: DD Soil Map Unit Name: Nowberg-Urban Land Complex NW Classification: Are climatic/hydrologic conditions on the site typical for this time of year? Yes Y No (if no,explain in Remarks) Are vegetation _ Sot_ or Hydrology significantly disturbed? Are"Normal Circumstances'present? (Y/N) Y Are vegetation _ Sail— or Hydrology naturally problematic? If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS Attach site map showing sampling point locations,transacts,Important features,etc. Hydrophytic Vegetation Present? Yes X No Is Sampled Area within Hydric Soil Present? Yes No X a Wetland? Yes No X Wetland Hydrology Present? Yes No X Remarks: VEGETATION-Use scientific names of plants. absolute Dominant Indicator Dominance Test worksheet: %cover Species? Status. Tree Stratum (plot size: 30 ) Number of Dominant Species 1 Alnus rubra 20 X FAC That are OBL,FACW or FAC: 2 (A) 2 3 Total Number or Dominant 4 _ Species Across All Strata: 2 (B) 20 =Total Cover SaalinadShrub Stratum (plot size: ) Percent of Dominant Species 1 That are OBL.FACW. or MC: 100% (NB) 2 3 _ Prevalence index Worksheet: 4 Total%Cover of Multiply by:. 5 OBL Species x1= 0 . 0 =Total Cover FACW species x 2=, 0 FAC Species x 3= 0 Herb Stratum (plot size: 6 ) FACU Species x 4= 0 1 Gallum aparine 5 FACU UPI Species x 5= 0 2 Conium maculafum 40 X FAC Column Totals 0 (A) 0 (B) 3 Lactuca serriola 10 FACU 4 Solanum dulcamara 3 FAC Prevalence Index=B/A= #DIVIOI 5 Lamium amploxicaule 2 UPL 6 Hydrophytic Vegetation Indicators: 7 1-Rapid Test for Hydrophytic Vegetation 0 X 2-Dominance Test is>50% 60 =Total Cover 3-Prevalence Index is S 3.0' 4-Morphological Adaptations'(provide supporting yrbody Vine Stratum (plot size: _) data In Remarks or on a separate sheet) 1 5-Wetland Non-Vascular Plants' 2 Problematic Hydrophytic Vegetation'(Explain) 0 =Total Cover 'Indicators of hydric soil and wetland hydrology must be present,unless disturbed or problematic. Hydrophytic %Bare Ground in Herb Stratum 20 Vegetation Yes X No Present? Remarks: IP) • SOIL PHS 0 4725 Sampling Point: 1 Profile Description:(Describe to the depth needed to document the indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (Inches) Color(moist) _ % Color(moist) % Type' Loc2 Texture Remarks 0.15 10YR 312 100 Silt Loam Rocks and bricks In soil profile 'Type:C=Concentration,D=Depiction,RM=Reduced Matrix.CS=Covered or Coated Sand Grains. 2Location:PL=Pore Lining. M=Matrix. Hydric Soil indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': Histosol(A1) Sandy Redox(S5) 2 cm Muck(A10) Histic Epipedon(A2) Stripped Matrix(56) Red Parent Material(TF2) Black Histic(A3) Loamy Mucky Mineral(F1)(except MIRA I) Very Shallow Dark Surface(TF12) Hydrogen Sulfide(A4) Loamy Gleyed Matrix(F2) Other(explain in Remarks) Depleted Below Dark Surface(A11)' Depleted Matrix(F3) Thick Dark Surface(Al2) Redox Dark Surface(F6) 'Indtceters of hydrophylic vegetation and wetland Sandy Mucky Mineral(S1) Depleted Dade Surface(17) hydrology must be present,unless disturbed or Sandy Gleyed Matrix(54) Redox Depressions(18) problematic. Restrictive Layer(if present): Type: None Depth(inches): Hydric Soil Present? Yes No X Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required;check all that apply) Secondary Indicators(2 or more required) Sudace Water(A1) Water stained Leaves(69)(Except MLRA Water stained Leaves(69) High Water Table(A2) 1,2,4A,and 40)- (Except MLRAI,2,4A,and 4B) Saturation(A3) Salt Crust(811) Drainage Patterns(B10), Water Marks(Bt) Aquatic Invertebrates(013) Dry-Season Water Table(C2) Sediment Deposits(32) Hydrogen Sulfide Odor(C1) Saturation Visible on Aerial Imagery(CO) Drift Deposits(63) Oxidized Rhizospheres along living Roots(C3) Geomorphic Position(D2) Algal Mat or Crust(64) Presence of Reduced Iron(C4) Shallow Aqultard(D3) Iron Deposits(B5) Recent Iron Reduction in Plowed Soils(CB) Fat-Neutral Test(DS) Surface Sol Cracks(66) Stunted or Stressed Plants(D1)(LRR A) Raised Ant Mounds(D6)(LRR A) Inundation Visible on Aerial Imagery(B7) Other(Explain in Remarks) Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(138) Field Observations: Surface Water Present? Yes. No X Depth(inches): Water Table Present? Yes No X Depth(Inches): Wetland Hydrology Present? Saturation Present? Yes No X Depth(Inches): Yes No X (includes capillary fangs) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections).if available: None Remarks: • • S • PHS 0 4726 WETLAND DETERMINATION DATA FORM -Western Mountains,Valleys, and Coast Region Project/Site: City of Springfield City/County: Glenwood/Lane Sampling Date:. 6/10/2011 Applicant/Owner: City of Springfield State: OR Sampling Point: 2 Investigator(s): M EcclestonlC Turner Section,Township;Range: T 17 South,Range 3 West,Section 34 Landform Millstone.terrace,etc.:) Slope Local relief(concave,convex,none): Slope(Vol: Subregion(LRR): LRRA Let: 44.04332 Long: 123.04697 Datum: DD Soil Map Unit Name: Chehalis Silty Clay Loam NW Classification: Are climatic/hydrologic conditions on the site typical for this time of year? Yes V No (if no,explain in Remarks) Are vegetation _ Soil or Hydrology _significantly disturbed? Are"Normal Circumstances"present? (YM) Y Are vegetation _ Soil or Hydrology naturally problematic? if needed,explain any answers in Remarks.) SUMMARY OF FINDINGS- Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is Sampled Area within Hydric Soil Present? Yes No X a Wetland? Yes No X Welland Hydrology Present? Yes No X Remarks: VEGETATION-Use scientific names of plants. absolute Dominant Indicator Dominance Test worksheet: %cover Species? Status Tree Stratum (plot size: ) Number of Dominant Species 1 That are OBL,FACW,or FAC: 1 (A) 2 3 Total Number of Dominant 4 Species Across All Strata: 1 (8) 0 =Total Cover Saolino/Shrub Stratum (plot size: ) Percent of Dominant Species 1 That are OBL,FACW. or MC: 100% (NB) 2 3 Prevalence Index Worksheet: 4 Total%Cover of Multiply by: 5 OBL Species x 1= 0 0 =Total Cover FACW species x 2= 0 FAC Species x 3= 0 Herb Stratum (plot size: 6 ) FACU Species x 4= 0 1 Prunella vulgar/s 20 FACU UPL Species x5= 0 2 Hypocheerlsredicata 3 FACU Column Totals 0 (A) 0 (B) 3'Agrost/s stolonifera. 80 X FAC 4 Hypericum perforalum 2 UPL Prevalence Index=B/A= #DIV10I 5 Carex sp. 6 (FAC) 6 Solanum dulcamara 2 FAC Hydrophytic Vegetation Indicators: 7 1-Rapid Test for Hydrophytic Vegetation 8 X 2-Dominance Test is>50% 112 =Total Cover 3-Prevalence Index is 5 3.0' 4-Morphological Adaptations'(provide supporting yyoodt/Vine Stratum (plot size: ) data in Remarks or on a separate sheet) 1 5-Wetland Non-Vascular Plants' 2 Problematic Hydrophytic Vegetation'(Explain) 0 =Total Cover 'indicators of hyddc soil and wetland hydrology must be present,unless disturbed or problematic. Hydrophytic %Bare Ground in Herb Stratum Vegetation Yes X No Present? Remarks: • • SOIL PHS ii 4725 Sampling Point: 2 Profile Description:(Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (Inches) Color(moist) % Color(moist) % Typer Loc2 Texture Remarks 0-5 10YR 312 100 Silty Clay Loam 8-13 10YR 212 100 Silty Clay Loam 13-17 10YR 212 100 Sandy Loam IType:C=Concentration,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. 'Location:PL=Pore Lining, M=Matrix. Hydric Soli Indicators:(Applicable to all LRRe,unless otherwise noted.) Indicators for Problematic Hydric Soils': Hlstosol(A1) Sandy Redox(55) 2 cm Muck(A10) Histic Epipedon(A2) Stripped Matrix(56) Red Parent Material(TF2) Black Hislc(A3) Loamy Mucky Mineral(F Messes MLRA 1) Very Shallow Dark Surface(TF12) Hydrogen Sulfide(A4) Loamy Gleyed Matrix(F2) Other(explain In Remarks) Depleted Below Dark Surface(A11) Depleted Matrix(F3) Thick Dark Surface(Al2) Redox Dark Surface(F6) 'Indicators of hydrophylic vegetation and wetland Sandy Mucky Mineral(S1) Depleted Dark Surface(F7) hydrology must be present,unless disturbed or Sandy Gleyed Matrix(S4) Redox Depressions(F8) problematic. Restrictive Layer Of present): Type: None Depth(Inches): Hydric Soll Present? Yes No X Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that apply) Secondary Indicators(2 or more required) Surface Water(A1) Water stained Leaves(B9)(Except MLRA Water stained Leaves(B9) High Water Table(A2) • 1',2,4A,and 48) (Except MLRA1,2,4A,and 4B) Saturation(A3) Sall Crust(811) Drainage Patterns(810) Water Marks(Di) Aquatic Invertebrates(B13) Dry-Season Water Table(C2) Sediment Deposits(82) Hydrogen Sulfide Odor(C1) Saturation Visible on Aerial Imagery(C9) Drift Deposits(83) Oxidized Rhizospheres along Living Roots(C3) Geomorphic Position(D2) Algal Mat or Crust(B4) Presence of Reduced Iron(C4) Shallow Aquitard(D3) Iron Deposits(35) Recent Iron Reduction In Plowed Soils(C6) Fac-Neutral Test(D5) Surface Soil Cracks(86) Stunted or Stressed Plants(D1)(LRR A) Raised Ant Mounds(D6)(LRR A) Inundation Visible on Aerial Imagery(37) Other(Explain in Remarks)' Frost-Heave Hummocks(07) Sparsely Vegetated Concave Surface(88) Flold Observations: Surface Water Present? Yes No X Depth(inches): Water Table Present? Yes No X Depth(inches): Wetland Hydrology Present? Saturation Present? Yes No X Depth(inches): Yes No X (Includes capiaary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: None Remarks: S • PHS O 4726 WETLAND DETERMINATION DATA FORM -Western Mountains,Valleys, and Coast Region Project/Site: City of Springfield City/County: GlanwoodlLane Sampling Date: 511012011 Appllcant/Owner: City of Springfield State: OR Sampling Point: 3 Investigator(s): M Eccleston/C Turner Section,Township.Range: T 17 South,Range 3 West,Section 34 Landform(Metope,terrace,etc.) Terrac0 Local relief(concave,convex,none): Slope(%): Subregion(LRR): LRRA Let 44.04332 Long: 123.04697 Datum: DD Soil Map Unit Name: Chehalis Silty Clay Loam NW Classification: Are climatic/hydrologic conditions on the site typical for this time of year? Yes Y No (if no,explain in Remarks) Are vegetation _ Soil or Hydrology significantly disturbed? Are"Normal Circumstances present? (Y/N) Y Are vegetation _ Soil_ or Hydrology _naturally problematic? If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS— Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is Sampled Area within Hydric Sol Present? Yes X No a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks: VEGETATION-Use scientific names of plants. absolute Dominant Indicator Dominance Test worksheet: %cover Species? Status Tree Stratum (plot size: ) Number of Dominant Species 1 That are OBL,FACW,or MC: 1 (A) 2 3 Total Number of Dominant 4' Spades Across All Strata: 1 (B) 0 =Total Cover $eolino/Shrub Stratum (plot size:_) Percent of Dominant Species 1 That are OBL,FACW, or FAC: 100% (A/B) 2 3 Prevalence Index Worksheet: 4 Total V.Cover of Multiply by: 5 OBL Species x 1= 0 0 =Total Cover FACW species x 2= 0 MC Species x 3= 0 Herb Stratum (plot size: 6 ) FACU Species x 4= 0 1 Carex obnupta 50 X OBL UPL Species x 5= 0 2 Prunella vulgads 20 FACU Column Totals 0 (A) 0 (B) 3 Fraxinus latifolla 10 FACW 4 Solanum dulcamara 2 FAC Prevalence Index=B/A a ODIV101 5 Carex sp. 20 (FAC) 6 Hydrophytic Vegetation Indicators: 7 1-Rapid Test for Hydrophytic Vegetation 8 X 2-.Dominance Test is>50% 102 a Total Cover 3-Prevalence Index is 53.01 4-Morphological Adaptations'(provide supporting Woody Vine Stratum (plot.size: ) data In Remarks or on a separate sheet) 1 5-Wetland Non-Vascular Plants' 2 Problematic Hydrophytic Vegetation'(Explain) 0 =Total Cover 'Indicators of hyddc soil and wetland hydrology must be present,unless disturbed or problematic. Hydrophytic %Bare Ground in Herb Stratum Vegetation Yes X No Present? Remarks: • SOIL PHS a 4725 Sampling Point: 3 Profile Description:(Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (Inches) Color(moist) 1'. Color(moist) % Type' Loc' Texture Remarks 0.4 10YR3l2 80 10YR414 10 C M Silt Loam _ 10YR 3H 10 R M 4-18 10YR 412 85 7.5YR 414 15 C M Sandy Loam 'Type:C=Concentrellon,D=Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. 'Location:PL=Pore Lining, McMatrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': Histosol(Al) Sandy Redox(55) 2 cue Muck(A10) Hintz Epipetlon(A2) Stripped Matrix(S6) Red Parent Material(TF2) Black Hlstic(A3) Loamy Mucky Mineral(F1)(except MLRA 7) Very Shallow Dark Surface(TF12) Hydrogen Sulfide(A4) Loamy Gleyed Matrix(F2) Other(explain in Remarks) Depleted Below Dark Surface(A11) Depleted Matrix(F3) Thick Dark Surface(Al2) X Redox Dark Surface(F6) Depleted Dark Surface(F7) 'Indicators of hydrophytic vegetation and wetland Sandy Mucky Mineral(S1) hydrology must be present,unless disturbed or Sandy Cloyed Matrix(54) Redox Depressions(F8) problematic. Restrictive Layer(if present): Type: None Depth(inches): Hydric Soil Present? Yes X No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required;check all that apply) Secondary indicators(2 or more required) Surface Water(Al) X Water stained Leaves(89)(Except MLRA Water stained Leaves(89) High Water Table(A2) 1,2,4A,and dB) (Except MLRA1,2,4A,end 4B) X Saturation(A3) Salt Crust(811) Drainage Patterns(810) Water Marks(81) Aquatic Invertebrates(811) Dry-Season Water Table(C2) Sediment Deposits(82) Hydrogen Sulfide Odor(Cl) Saturation visible on Aerial Imagery(C9) Drill Deposits(B3) Oxidized Rhizospheres along Living Roots(C3) X Geomorphic Position(D2) Algal Met or Crust(84) Presence of Reduced Iron(C4) Shallow Aquilard(D3) Iron Deposits(85) Recent Iron Reduction In Plowed Saes(C6) X Fac-Neutral Test(D5) Surface Sot Cracks(86) Stunted or.Stressed Plants(Dl)(LRR A) Raised Ant Mounds(DC)(LRR A) Inundation Visible on Aerial Imagery(B7) Other(Explain in Remarks) Frost-Heave Hummocks(D7) X Sparsely Vegetated Concave Surface(88) Field Observations: Surface Water Present? Yes No X Depth(inches): Water Table Present? Yes No X Depth(inches): >18 Wetland Hydrology Present? Saturation Present? Yes X No Depth(inches): 8 Yes X No (induees cannery fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: None Remarks: • PHS 0 4726 WETLAND DETERMINATION DATA FORM-Western Mountains,Valleys,and Coast Region ProjecUSite: City of Springfield City/County: Glenwood/Lane Sampling Date: 6/1012011 Applicant/Owner: City of Springfield State: OR Sampling Point: 4 Investigator(s): M EcclestonlC Turner Section,Township,Range: T 17 South,Range 3 West,Section 34 Landform(hlllslope,terrace,etc.:) Slope Local relief(concave,convex,none): Slope(%): Subregion(LRR): LRRA Lat. 44.04332 Long: 123.04697 Datum: DD Soil Map Unit Name: Chehalis Silty Clay Loam NW Classification: Are climatic/hydrologic conditions on the site typical for this time of year? Yes Y No (g no,explain In Remarks) Are vegetation _ Soil or Hydrology _significantly disturbed? Are'Normal Circumstances"present? (YIN) Y Are vegetation _ Soil or Hydrology naturally problematic? If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS— Attach site map showing sampling point locations,transacts,important features,etc.. Hydrophytic Vegetation Present? Yes X No Is Sampled Area within Hydric Soil Present? Yes X No a Wetland? Yes X No Wetland Hydrology Present? Yes X No Remarks: VEGETATION-Use scientific names of plants. absolute Dominant Indicator Dominance Test worksheet: %cover Species? Status Tree Stratum (plot size: 30 ) Number of Dominant Species 1 Fraxlnus latifolle 30 X FACW That are OBL,FACW,or FAC: 1 (A) 2 3 Total Number of Dominant 4 Species Across MI Strata: 1 (B) 30 =Total Cover 6.10.0.021131021.01M (plot size: ) Percent of Dominant Species 1 That are OBL.FACW. or FAC: 100% (NB) 2 3 Prevalence Index Worksheet: 4 Total%Cover of Multiply by: 5 OBL Species x 1= 0 0 =Total Cover FACW species ■2= 0 FAC Species x 3= 0 Herb Stratum (plot size: ) FACU Species X 4= 0 1 UPL Species x 5= 0 2 Column Totals 0 (A) 0 (0) 3 4 Prevalence Index=8/A= BDIV/01 5 6 Hydrophytic Vegetation indicators: 7 1-Rapid Test for Hydrophylc Vegetation 8 X 2-Dominance Test Is>50% 0 =Total Cover 3-Prevalence Index is 53.01 4-Morphological Adaptations'(provide supporting Woody Vine Stratum (plot size: ) data in Remarks or on a separate sheet) 1 5-Wetland Non-Vascular Plants' 2- Problematic Hydrophytic Vegetation'(Explain) 0 =Total Cover 'Indicators of hyddc soil and wetland hydrology must be present,unless disturbed or problematic. Hydrophytic %Bare Ground In Herb Stratum 70 Vegetation Yes X No Present? Remarks: III, 0 SOIL PH8 d 4726 Sampling Point: 4 Profile Description:(Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (Inches) Color(moist) % Color(moist) % Type' Loci Texture Remarks 0-6 10YR 211 60 10YR 3/4 50 C M Silt Loam 6-17 10YR 411 50 10YR 314 50 C M Silty Clay Loam 'Type:C=Concentation,Dr-Depletion.RM=Reduced Matrix.CS=Covered or Coated Sand Grains. 'Location:PL=Pore Lining. M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': Histosol(A1) Sandy Redox(55) 2 cm Muck(A10) Histic Epipedon(A2) Stripped Matrix(S6) Red Parent Material(TF2) Black Misfit(A3) Loamy Mucky Mineral(F1)(except MLRA 1) Very Shallow Dark Surface(TF12) Hydrogen Sulfide(A4) Loamy Gleyed Matrix(F2) Other(explain In Remarks) Depleted Below Dark Surface(All) Depleted Matrix(F3) Thick Dark Surface(Al2) X Redox Dark Surface(F6) Depleted Dark Surface(F7) 'Indicators of must be p ylic vegetation and wetland Sandy Mucky Mineral(51) hydrology must be present,unless disturbed or Sandy Okayed Matrix(54) Redox Depressions(F8) problematic. Restrictive Layer(If present): Type: None Depth(Inches) Hydrlo Soil Present? Yes X No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required:check all that apply) Secondary Indicators(2 or more required) Surface Water(A1) - X Water stained Leaves(89)(Except MLRA Water stained Leaves(89) X High Water Table(A2) 1,2,4A,and 48) (Except MLRA1,2,4A,and 48) X Saturation(A3) Salt Crust(811): _Drainage Patterns(610) Water Marks(01) Aquatic Invertebrates(B13) Dry-Season Water Table(C2) Sediment Deposits(02) Hydrogen Sulfide Odor(C1) Saturation Visible on Aerial Imagery(C9) Drill Deposits(B3) Oxidized Rhizospheres along Living Roots(C3) X Geomorphic Position(D2) Algal Mat or Crust(04) Presence of Reduced Iron(C4) Shallow Aquitard(D3). Iron Deposits(85) Recent Iron Reduction In Plowed Soils(C6) Fac-Neutral Test(135) Surface Soil Cracks(86) _ Stunted or Stressed Plants(D1)(LRR A) Raised Ant Mounds(D6)(LRR A) Inundation Visible on Aerial Imagery(87) Other(Explain in Remarks) Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(88) Field Observations: Surface Water Present? Yes No X Depth(inches): Water Table Present? Yes X No Depth(inches): 6 Wetland Hydrology Present? Saturation Present? Yes X. No Depth(inches): 0 Yes X. No (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections).if available: None Remarks: • • PHS it 4725. . WETLAND DETERMINATION DATA FORM-Western Mountains,Valleys, and Coast Region Project/Site: City of Springfield City/County: GlonwoodlLane Sampling Dale: 5/1012011 Applicant/Owner: City of Springfield Stale: OR Sampling Point: 6 Investigator(s): M Eccieston/C Tumor Section,Township,Range: T 17 South,Range 3 Wost,Section 34 Landlorm(hillslope,terrace,etc.:) Terrace Local relief(concave.convex,none): Slope(%): Subregion(LRR): LRRA Let: 44.04332 Long: 123.04897 Datum: DD Soil Map Unit Name: Chehalis Silty Clay Loam NWI Classification: Are climatic hydrologic conditions on the site typical for this time of year?. Yes Y No (l no,explain in Remarks) Are vegetation _ Solt or Hydrology significantly disturbed? Are"Normal Circumstances"present? (Y/N) Y Are vegetation Soil_ or Hydrology naturally problematic? If needed,explain any answers In Remarks.) SUMMARY OF FINDINGS— Attach site map showing sampling point locations,transects,important features,etc. Hydrophytic Vegetation Present? Yes X No Is Sampled Area within Hydric Soh Present? Yes X No a Wetland? Yes X No Welland Hydrology Present? Yes X No Remarks: VEGETATION-Use scientific names of plants. absolute Dominant indicator Dominance Test worksheet: %cover Species? Status Tree Stratum (plot size: 30 ) Number of Dominant Species 1 Populus frichocarpa 75 X FAC That are OBL,FACW,or FAC: 2 (A) 2 3 Total Number of Dominant 4 Species Across All Strata: 2 (B) 75 =Total Cover $aolina/Shrub Stratum (plot size: 6 ) Percent of Dominant Spades 1 Frexlnus latifolla 30 X FACW That are OBL,FACW, or MC: 100% (NB) 2 3 Prevalence Index Worksheet: 4 Total Y.Cover of Multiply by: 5 OBL Species x t= 0 . 30 =Total Cover FACW species x 2= 0 FAC Species- x 3= 0 Herb Stratum (plot size: ) FACU Species x 4 is 0 1 UPL Species x 5- 0 2 Column Totals 0 (A) 0 on 3 4 Prevalence Index=WA= #DIVI01 5 8 Hydrophytic Vegetation Indicators: 7 1-Rapid Test for Hydrophytic Vegetation 8 X 2-Dominance Test is>50% 0 =Total Cover 3-Prevalence Index is 5 3.0' 4-Morphological Adaptations'(provide supporting WVoodv Vine Stratum (plot size: ) data in Remarks or on a separate sheet) 1 5-Wetland Non-Vascular Plants' 2 Problematic Hydrophytic Vegetation'(Explain) 0 =Total Cover 'Indicators of hyddc soil and wetland hydrology must be present,unless disturbed or problematic. Hydrophytic %Bare Ground In Herb Stratum Vegetation Yos X No Present? Remarks: 0 SOIL PHS a 4725 Sampling Point: 5 Profile Description:(Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (Inches) Color(moist) % Color(moist) Yo Type' Loc2 Texture Remarks 0-4 10YR 312 100 Silt Loam 4-18 10YR 312 80 7.5YR 414 20 C NI Slit Loam 'Type:C=Concentration,D=Depletion.RM=Reduced Matrix.CS=Covered or Coated Sand Grains. 'Location:PL=Pore Lining, M=Matrix. Hydrlc Soil indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': Hislosol(A1) Sandy Redox(55) 2 cm Muck(A10) Histic Epipedon(A2) Stripped Matrix($6) Red Parent Material(TF2) Black Histic(AS) Loamy Mucky Mineral(F1)(except MLRA 1) Very Shallow Dark Surface(TF12) Hydrogen Sulfide(A4) Loamy Gleyed Matrix(F2) Other(explain in Remarks) Depleted Below Dark Surface(A11) Depleted Matrix(F3) Thick Dark Surface(Al2) X Redox Dark Surface(F6) Depleted Dark Surface(F7) 'Indicators of hydrophytic vegetation and wetland Sandy Mucky Mineral(St) hydrology must be present,unless disturbed or Sandy Cloyed Matrix(S4) Redox Depressions(F8) problematic. Restrictive Layer(If present): Type: None Depth(inches): Hydrlc Soil Present? Yes X No Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators(minimum of one required;check all that apply) . Secondary Indicators(2 or more required) Surface Water(Al) X Water stained Leaves(B9)(Except MLRA X Water stained Leaves(89) High Water Table(A2) 1,2,4A,and 48) (Except MLRA1,2,4A,and 4B) Saturation(A3) Sall Crust(011) Drainage Patterns(B10) Water Marks(131) Aquatic Invertebrates(B13) Dry-Season Water Table(C2) Sediment Deposits(B2) Hydrogen Sulfide Odor(Cl) Saturation Visible on Aerial Imagery(C9) Drift Deposits(83) Oxidized Rhizospheres along Living Roots(C3) Geomorphic Position(D2) Algal Mat or Crust(B4) Presence of Reduced Iron(C4) Shallow Aquitard(D3) Iron Deposits(35) Recent Iron Reduction in Plowed Sons(CB) X Fac-Neutral Test(05) Surface Son Cracks(86) Stunted or Stressed Plants(D1)(LRR A) Raised Mt Mounds(06)(LRR A) Inundation Visible on Aerial Imagery(87) Other(Explain in Remarks) Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(88) Field Observations: Surface Water Present? Yes No X Depth(inches): Water Table Present? Yes No X Depth(inches): >18 Wetland Hydrology Present? Saturation Present? Yes No X Depth(inches): >18 Yos. X No• (indudes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),it available: None Remarks: it 0 PHS# 4726 WETLAND DETERMINATION DATA FORM -Western Mountains,Valleys, and Coast Region Project/Site: City of Springfield City/County: GlenwoodlLane Sampling Date: 5/10/2011 • Applicant/Owner: City of Springfield State: OR Sampling Point: 6 Investigator(s): M EcclestonfC Tumor Section.Township,Range: T 17 South,Range 3 West,Section 34 Landform(hillslope,terrace,etc.:) Slope Local relief(concave,convex,none): Slope(%): Subregion(LRR): LRRA Lot 44.04332 Long: 123.04697 Datum: DO Soil Map Unit Name: Chehalis Silty Clay Loam NWI Classification: Are climatic/hydrologic conditions on the site typical for this time of year? Yes Y No (if no,explain in Remarks) Are vegetation _ So0_ or Hydrology significantly disturbed? Are-Normal Circumstances present? (YIN) Y Are vegetation _ Soil or Hydrology naturally problematic? If needed,explain any answers in Remarks.) SUMMARY OF FINDINGS- Attach site map showing sampling point locations,transects, important features,etc. Hydrophytic Vegetation Present? Yes No X Is Sampled Area within Hydrk Soil Present? Yes No X a Wetland? Yes No X Wetland Hydrology Present? Yes No .X Remarks: VEGETATION-Use scientific names of plants. absolute Dominant Indicator Dominance Test worksheet: %cover Species? Status • Tree Stratum (plot size: ) Number of Dominant Species 1 That are OBL,FACW,or FAC: 1 (A) 2 3 Total Number of Dominant 4 Species Across All Strata: 3 (B) 0 =Total Cover $aofna/Shrub Stratum (plot size: 6 ) Percent of Dominant Species 1 Crataegus douglasil 6 X FAC That are OBL,FACW, or FAC: 33% (NB) 2 Rubus discolor 15 X FACU 3 - - Prevalence Index Worksheet: 4 Total IS Covet of Multiply by: 5 OBL Species x 1= 0 20 =Total Cover FACW species x 2= 0 FAC Species' x 3= 0 Herb Stratum (plot size: 8 ) FACU Species x4= 0 1 Hedera helix 70 X UPL UPL Species x 5= 0 2 Column Totals 0 (A) 0 (B) 3 4 Prevalence Index=B/A= #DIVIOl, 5 6 Hydrophytic Vegetation Indicators: 7 I.Rapid Test for Hydrophytic Vegetation 8 2-Dominance Test is>50% 70 -Total Cover 3-Prevalence Index is 5 3.0' 4-Morphological Adaptations'(provide supporting Woody Vine Stratum (plot size: ) data in Remarks or on a separate sheet) 1 5-Welland Non-Vascular Plants' 2 Problematic Hydrophytic Vegetation'(Explain) 0 =Total Cover 'Indicators of hydric soil and wetland hydrology must be present,unless, disturbed or problematiid Hydrophytic %Bare Ground in Herb Stratum 10 Vegetation Yes No X Present? Remarks: e t 111, 0 . SOIL PHs to 4725 - Sampling Point: 6 Profile Description:(Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (Inches) Color(moist) % Color(moist) Ye Type' Loc' Texture Remarks 0-11 10YR 313 100 Sllt Loam 11-17 10YR 313 100 Silty Clay Loam 'Type:C=Concentration,De Depletion,RM=Reduced Matrix,CS=Covered or Coated Sand Grains. 'Location:PLaPore Lining, M=Matrix. Hydric Soil Indicators:(Applicable to all LRRs,unless otherwise noted.) Indicators for Problematic Hydric Soils': Histosol(A1) Sandy Redox(55) 2 cm Muck(A10) Histic Epipedon(A2) Stripped Matrix(S6) Red Parent Material(TF2) Black Histic(A3) Loamy Mucky Mineral(F1)(except Mine 1) Very Shallow Dark Surface(TF12) Hydrogen Sulfide(A4) Loamy Gleyed Matrix(F2) Other(explain in Remarks) Depleted Below Dark Surface(A11) Depleted Matrix(F3) Thick Dark Surface(Al2) Redox Dark Surface(F8) Depleted Dark Surface(F7) Vindicators of hydrophytic vegetation and wetland Sandy Mucky Mineral($1) hydrology must be present,unless disturbed or Sandy Gleyed Matrix(S4) Redox Depressions(Fa) problematic. Restrictive Layer(if present): Type: None Depth(inches): Hydric Soil Present? Yes No X Remarks: HYDROLOGY Wetland Hydrology indicators: Primary Indicators(minimum of one required;check all that apply) Secondary Indicators(2 or more required) Surface Water(Al) Water stained Leaves(B9)(Except MLRA Water stained Leaves(39) High Water Table(A2) 1,2,4A,and 48) (Except MLRA7,2,4A,and 413) Saturation(A3) Salt Crust(fill) Drainage Patterns(010) Water Marks(81) Aquatic Invertebrates(B13) Dry-Season Water Table(C2) Sediment Deposits(82) Hydrogen Sulfide Odor(C1) Saturation Visible on Aerial Imagery(C9) Drift Deposits(83) Oxidized Rhizospheres along Living Roots(C3) Geomorphic Position(D2) Algal Mat or Crust(84) Presence of Reduced Iron(C4) Shallow Aquitard(D3) Iron Deposits(B5) Recent Iron Reduction in Plowed Stags(C6) Fac-Neutral Test(D5) Surface Soil Cracks(86) Stunted or Stressed Plants(D1)(LRR A) Raised Ant Mounds(D6)(LRR A).. Inundation Visible on Aerial Imagery(87) Other(Explain in Remarks) Frost-Heave Hummocks(D7) Sparsely Vegetated Concave Surface(BB) Field Observations: Surface Water Present? Yes No X Depth(inches): Water Table Present? Yes No X Depth(inches): Wetland Hydrology Present? Saturation Present? Yes No X Depth(Inches): Yes No X (includes capillary fringe) Describe Recorded Data(stream gauge,monitoring well,aerial photos,previous inspections),if available: None Remarks: • 0 Ajssl. en •llxC Site Photos t. ' 4 navrt:Uw'.+M+✓m+m va»w +mW C aey ffi^ p) k' 91. - 1 H S „ . %, , , , , ,,, , , .., ,,,,,..4,, . „ _ ., , t,Y0 • Sift :, 1 ;:„ '''t ts," ,4 `sue a 1< S a rF �5= • 1110 ;Ail ,1 f ; •; y .�} `1 — 'i• -Z - 1 . - ' f, r te' T. • 't r- Photo A -.t 1♦'� .. i .. rte• $}�+ ' - f f r• 1. '� ` • r- . .. r . I •,�rc •� I f- Photo was taken looking `. ,R,` ' + ;Y -'".,,, ' • southwest at the ponded ,. : "'". ` I` ;r ,a`'. -4`.''► � portion of Wetland A. • }ti r 7 ,. ) i� -_ter a: { 1r - Cr .. . _ 1 w s ' :�, ; 1 l 11 f'. ' y Y.._. A• 11„.. ' ,". • I-ttli. :i •1 x > r +� . Yrte� 0_ ,y _ •f:. .. ,..,,' .'W :4.,.'0-00- 1,1P.'S •Photo B • r?c..�, r.,r, t, ; 1 1 t1i )1 r+i. • r Photo was taken looking .. :- f` :f ': ►� `' ' � ` northwest at the ponded , '`r'x f .• ,T '+ •r' -41- f f ' ,"' portion of Wetland A. 41^ it _ ` J / 1 ' 4c —:...sr.ifr 0- , '-', 171,..r I r j+..i t''..r 4 r -==,' 4, A •r• a it lJrliat- -er , i ,.� A y ?r_. .r +.^ = y , ` :F. .+ y r `....'t1 'fi -:::11' ` ç :*;I .{r . *> f `'r5`. .• slie : .....,, .....: _!., , .r, _ . . _, ,.. ...,... , ,litk ._ i* Project#4725 6/2/2011 Photo documentation of the City of Springfield site in Lane County, Oregon. Photos taken on May 10, 2011. Ml% jrz —Pacific Habitat Services, Inc. 111 IIP ' � 4 ., ;i.,, Y ; . '1 ' Photo C I 1l i i ts1 ;a T, }� f ,� ..+ w",ii ,.f •1 r ,. r, -, .or ."' `� j . ,.b./.y` ` i: a Photo was taken looking ';�, '} ,,� ' + , 4� {' ` ..r �' west at Wetland A. i . . .1,, r, , , ,..,, 3 , , 0 , ., ,,,,. . , . .._ , i '. ., , _ ,. . i -., .. .■1 t '' --r.: "+ " . c• .7'•g-- -•-mo . ' .+• I , ,• f .1- - -411( j.. 1 Photo D Photo taken looking north -'' . , ,;..r,4;.1 • ' ' :,r }' �:• at the mowed lawn area, 1 ' located north of Wetland "' '~ " A. .41;. ' 4 X11'• ' j,„ arMelt ,...,ma Pr 6/2/#11725 Photo documentation of the City of Springfield site in Lane County, Oregon. Photos taken snao�� Y tY� 9 on May 10, 2011. rip, v G B + _Pacific Habitat Services,Inc.. N.. i '' i , t �'" \ hl '1f Photo E �+ ` t?. t`,�.4t. , , . ,, •1' - r, Photo was taken looking � ; . �'tr Is't a:: ' i .-, _; r i ;, • east at the forested portion : „$.4. ,,,...s. kl, 7.11 a R A .•1 ` , tit d ' 11; i l: •r4:, ,.. z.;' 't4 of Wetland A. i �,� �i �1. r-R t'Ali,*• _ max. _ ..�. .I► J4.-:,-✓r-¢�i,g•x. it ' t ,rte -.� _ _ -`h i:,•'•• = .�{., ' s y am .... -1. . . , t, 4 .• eut. . fr i . Photo F .. 1 i. % t •4 ',14.11..,,,..44./ „ v •t • {. • �r ,• Photo was taken looking z.�. �� ‘,:,1411.)1:1 1 ;, '' r',fa t ' •r ,; 4 �1.•' south at the forested . tit, -4: t i 71•'t "-Mfg 1 portion of Wetland A. .; ;,,.‘:• '''' 0' -, ! ,� •44 . . :% :f■A 1 I;.1: k 'il Se,4: N...i* , , t ,...._.„k vivoi..0 .21 Ittlf I a M r n ✓ :s. Proiect#4725 Photo documentation of the City of Springfield site in Lane County, Oregon. Photos taken sr2�2ot> Y Y 9 on May 10, 2011. 1'i IS -.Pacific Habitat Services,Inc. III • . • •.... „h. . . ., . ••., . • . ,., .... .: vh , . -, -. �.• „,_:.r.,y . ki Photo G ,��«<<� � }�a » '� �14"r�-}`y Photo was taken looking , • i,,• northeast at tax lot 500- Y T A ' , • _ '} ; .lam ., .l ; .• y1 � , jj �1 �y1/ �{. Photo H --�, - '' ".' ';I . ts. ► 4, .* .1 s )r 1 1y" i l:• Al r �', 4 NI;f • Photo taken looking west ,' rt- -s- ` s f`• -`( `. ,. ,i . -i, l ' at Wetland A. ` , :, { . w .g �;�; "� , I,. _ _ may„ (, �,r 1 .. 1 r',,,� f: i'f.�•*a' ;. .ii. . -4' . , i� _ . <'2• . time-.:. f.; :, •tit• r t r); :;i r 41, • ~ .. �.,�}�-(rte :L4._ , r•S11. ..- etiT'r"... ." . Prot#4725 6/2/2011 Photo documentation of the City of Springfield site in Lane County, Oregon. Photos taken on May 10, 2011. (,ll:. �t —Pacific Habitat Scrtices, Inc. • ' • • . . • , 0 ,,.., As lit en 41, ix L r :,.. ii , - Wetland Definitions, Methodology . . . . . .. ..- : . .. . . . . .. , . . ., .. . . _ .. .. . .. - _ - . . ._ . .. . . . .. . . .. . . _ . .. . , .. . . . .. . .. • . ... . . Aidets..1 ,, _ ._ • ,..._, .cc,....._,......„_,.. ,... t ty T ja.a.; fla *a..W.,r.ankat, i. 3. pl: . . f , , ,.., 3' 11 <97 -.4•11;fren'A' ‘'vr-- . , - y _ 4;7-T.-.;0( 1,„ , 4 1/4,_ I , I, 1 lc\ - :t>'• tr:' , eapvtir • '.44/P4' - 149 a . "CIN V. „, aa,a, ... ..Wictailei.4,r'''.`. litt.4g, '...,,-;, ' 'it''r',./4—,.- ..•*: f, .,7:4. ...t, =::.? .Nce-4- ;:t..-,z-w. ,,. 44,44;04,, . , , . . , . .• aa ...,i,a'aia,,a,,'S..Wai‘jal.. , v / ' ' N sirCat3/4•V'If •`” Le, 1....".14.tk, g7,4r tk WATERS OF THE STATE AND WETLAND DEFINITION AND CRITERIA Regulatory Jurisdiction Wetlands and water resources in;Oregon are regulated by the Oregon Department of State Lands (DSL) under"the Removal-Fill Law (ORS 196.800-196.990) and by the U:S Army Corps of Engineers(COE)through Section 404 of the Clean Water Act. The primary source documents for wetland delineations within Oregon is the Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-I (Environmental Laboratory 1987) and the Interim Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region;which are recognized by both DSL and COE. Waters of the State and Wetland.Definition Waters of the State are defined as "natural waterways including all tidal and nontidal bays, intermittent streams, constantly flowing streams, lakes, wetlands and Other bodies of water in this state, navigable and nonnavigable...". "Natural waterways" is further defined as waterways created naturally by geological and hydrological processes, waterways that would be natural but for human-caused disturbances(e.g. channelized or dulverted streams, impounded waters, partially drained wetlands or ponds created in wetlands)..."(DSL, 2001). Wetlands are defined as"those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions" (DSL, 2001). Wetland Criteria Based on the above definition,three major factors characterize a wetland: hydrology, substrate, and biota. Wetland Hydrology Wetland hydrology is related to duration of saturation, frequency of saturation, and critical depth of saturation. The 1987 manual defines wetland hydrology as inundation or saturation within a major portion of the root zone (usually above 12 inches), typically for at least 12.5%of the growing season.The wetland hydrology criterion can be met, however, if saturation within the major portion of the root zone is present for only 5%of the growing season, depending on other evidence. The growing season is defined as the portion Of the year when soil temperatures at 12.0 inches below the soil surface:are higher than biological zero (41 degrees Fahrenheit, 5 degrees Celsius), but also allows approximation from frost free days, based on an temperature. The growing .season for any given site or location is determined from US Natural Resources Conservation Service, (formerly Soil Conservation.Setvice) data and information. Appendix D—wetland Definition and Methodology Pacific IlabitatServices,Inc. Page 1 Wetland hydrologic indicators include the following: visual observation of inundation or saturation,watermarks, drift lines, sediment deposits, and/or oxidized rhizospheres with living roots. Oxidized rhizospheres are defined as yellowish-red zones around the roots and rhizomes of some plants that grow in frequently saturated soils. Other indicators of hydrology, including algal mats or crust, iron deposits, surface soil cracks, sparsely vegetated concave surface, salt crust, aquatic invertebrates, hydrogen sulfide odor, reduced iron, iron reduction in tilled soils, and stunted.or stressed plants can also be used to determine the presence of wetland hydrology. Wetland Substrate(Soils) Most wetlands are characterized by hydric 'soils. Hydric soils are those that are ponded, flooded, or saturated for long enough during the growing season to develop anaerobic conditions. Periodic saturation of soils causes alternation of reduced and oxidized conditions, which leads to the formation of redoximorphic features (gleying and mottling). Mineral hydric soils will be either gleyed or will have bright mottles and/or low matrix chroma.The redoximorphic feature known as gley is a result of greatly reduced soil conditions, which result in a characteristic grayish, bluish or greenish soil color. The term mottling is used to describe areas of contrasting color within a soil matrix. The soil matrix is the portion of the soil layer that has the predominant color. Soils that have brightly colored mottles and a low matrix chroma are indicative of a fluctuating water table. Hydric soil indicators include: organic content of greater than 50%by volume, and/or presence of redoximorphic features and dark soil matrix, as determined by the use of a Munsell Soil Color Chart. This chart establishes the chroma, value and hue of soils based on comparison with color chips. Mineral hydric soil must meet one of the 16 definitions for hydric soil indicators, or be classified as a"problem soil" in the Interim Regional Supplement. Wetland Biota (Vegetation) Wetland biota is defined as hydrophytic vegetation. A hydrophyte is a plant species that is capable of growing in substrates that are periodically deficient in oxygen as a result of saturated soil conditions. The U.S. Fish and Wildlife Service, in the National List of Plant Species that Occur in Wetlands, have established five basic groups of vegetation based on their frequency of occurrence in wetlands. These categories, referred to as the "wetland indicator status", are as follows: obligate wetland plants (OBL), facultative wetland (FACW), facultative (FAC), facultative upland (FACU), and obligate upland (UPL). Table 1 gives a definition of the plant indicator codes. Table 1. Description of Wetland Plant Indicator Status Codes Indicator Code Status OBL Obligate wetland. Estimated to occur almost exclusively in wetlands(>99%) FACW Facultative wetland. Estimated to occur 67-99%of the time in wetlands. FAC Facultative.Occur equally in wetlands and non-wetlands(34-66%). PACU Facultative upland. Usually occur in non-wetlands(67-99%). UPL Obligate upland. Estimated to occur almost exclusively in non-wetlands(>99%). If a species, is not assigned to one of the four groups described above it is assumed to be obligate upland. NI Has not yet received a wetland indicator status, but is probably not obligate upland. Appendix U—Wetland Deliittlion and Methodology Pacific Ilabitat Services,Inc.. Page 2 S S Observations of hydrology, soils, and vegetation, were made using the "Routine On-site" delineation method as defined in the 1987 manual and the Interim Regional Supplement for areas that were not currently in agricultural production. One-foot diameter soil pits were excavated to 20 inches and soil profiles were examined for hydric soil and wetland hydrology field indicators. In addition, a visual absolute-cover estimate of the dominant species of the plant community was performed using soil pit locations as a center of reference. Dominant plant species are based on estimates of absolute cover for herbaceous, and shrub species within a 5 foot radius of the sample point;and basal area cover for tree and woody vine specie's within a 30 foot radius of the • sample point. Plant species in each vegetative layer, which are estimated at less than 20%of the total cover, are not considered to be dominant. The wetland indicator status is then used to determine if there is an overall dominance(greater than 50%)of wetland or upland plant species. If less than 50%of the dominant species are hydrophytic,then the prevalence index may be used to determine if the subdominant species are hydrophytic. If the prevalence index is less than or equal to 3, hydrophytic vegetation criterion is met. During data collection, the soil profiles were examined for hydric soil and wetland hydrology field indicators. Plant species and cover were recorded. Data was recorded on standard data sheets which contain the information specified in the 1987 Corps Manual and the Interim Regional Supplement: Appendix n—Wetland Definition and Methodology Pacific Habitat Services,Inc. Page 3 Attachment '11' -- _ r y !.I_'.t ' ) a iirrr Ili 3 :. -ii. , - .� � r �i- 1-I i p ,,, _ .•, i . . 1 . , i'A SO M I ' ` 1ih ,r� ■ t a "::',..C. ti `' 3-"1. { 111'4' ,, e•∎'t .1. 1 Itilitt ' 7 + .4j V. � %. r 1 . R -_,,::14,-..� ' : 1. I x 3't t T-..;.1 • _y 4 ti A• . \ " _ '-',,, • 1'-nu': •• -, .q .• �..;;;, II • • ,I`I i r . _ • - r vqY '' 111 j - - % .:i :.k ...r & 't t 1, a .- • C I q .:r; 4 ,t r. fib Ay r0; „.:/,',' r +'.1","4_,.. `', ;I. , it Zj.. 5 . _ I V6 : .?� �• d0v t�£. ,. r�_ „ dpi r • ; 4ay '? . 0 Q 0 Attachment '12' i = o P 3 0 O = q o g. f _O O }} ° o a rV D Z 0 o°Oo D Ec a in WI v~i LU O V 'd ", g-1 w • J M 0 , _ v 3. tn 00 z -J CA W • Zr. Z w C7 J r v O J as l7 Z G Z r i+' W O• Y cc v1 w Q Z X X p J CC 0 Z 0 to = a. 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I 2 °C -� a vil In m @ 1 DL-- Z vi 2 I W a o s s yc Z (f) ',,,' F; m C i W r H m ` r r.r a p= w Z . _ : A T W o m doh 0 w .64 a W Ln r s M 0 h U ^ O N W N cy r E 0 p c N w, W 0 1- .V S v 0 w w o W 0 Z d O J z 0 w i z Q - u H © - • - Attachment '13' (44, Earth Engineers. 312 SE Stonemill Drive, Suite 115 • Vancouver • WA 98684 q nc. Phone: 360-567-1806 • Fax: 360-253-8624 www.earth-engineers.com April 2, 2013 E. A. White Construction Co. LLC Phone: 503-970-1843 PO Box 1389 E-mail: petewna eawhiteconstruction.com 218 Center Avenue Molalla, Oregon 97038 Attention: Pete White Subject: Geotechnical Investigation Report Proposed Candlewood Suites Hotel 3005 Franklin Boulevard, Tax-Lots 100 and 700 Springfield, Oregon EEI Project No. 13-029-1 Dear Mr. White: , Earth Engineers, Inc. (EEI) is pleased to transmit our Geotechnical Investigation Report for the above referenced project. This report includes the results of our field investigation,an evaluation of geotechnical factors that may influence the proposed development,as well as recommendations for foundation design and general site development. We appreciate the opportunity to perform this geotechnical study and look forward to continued participation during the design and construction phases of this project. If you have any questions pertaining to this report, or if we may be of further service, please contact our office. Sincerely, Earth�Engineers, Inc. p e . . A £ _. kat 7 Charles R. Lane PE., GE. Raymond V. Aliperti Principal Geotechnical Engineer Geologic Associate Distribution: Addressee (1 electronic copy) • ! Earth GEOTECHNICAL INVESTIGATIONREPORT k Engineers, Inc. for the Proposed Candlewood Suites Hotel 3005 Franklin Boulevard, Tax-Lots 100 and 700 Springfield, Oregon (IA.?t�N l�` Raymond V. Aliperti Prepared for Geologic Associate E. A. White Construction Co. LLC PO Box 1389 218 Center Avenue Molalla, Oregon Prepared by ,` PROF !' elNees�� Earth Engineers, Inc. Q 4 gags R 312 Southeast Stonemill Drive, Suite 115 Vancouver, Washington 98664 `' r--? ' Telephone (360)567-1806 ete<cow Fax(360) 253-8624 �y -` j4 'a f �a -3l 14 EEI Report No. 13-029-1 Charles R. Lane PE.,GE April 2, 2013 Principal Geotechnical Engineer • • TABLE OF CONTENTS Page No. 1.0 PROJECT INFORMATION 1 1.1 Project Authorization 1 1.2 Project Description 1 1.3 Purpose and Scope of Services 2 2.0 SITE AND SUBSURFACE CONDITIONS 3 2.1 Site Location and Description 3 2.2 Mapped Geology and Soils 6 2.3 Subsurface Materials 7 2.4 Groundwater 10 2.5 Seismicity 10 2.6 Liquefaction 11 3.0 CONCLUSIONS AND RECOMMENDATIONS 12 3.1 Site Preparation 12 3.2 Structural Fill 13 3.3 Foundation Recommendations 14 33.1 Drilled Pier Alternative 14 3.3.2 Rammed Aggregate Pier(Geo-Pier or Rock Column)Alternative 14 3.3.3 Pile Foundations 15 3.4 Floor Slab Support 15 3.5 Pavement Recommendations 15 4.0 CONSTRUCTION CONSIDERATIONS. 17 4.1 Moisture Sensitive•Soils/Weather Related Concerns 17 4.2 Drainage and Groundwater Considerations 17 4.3 Excavations 17 5.0 REPORT LIMITATIONS 19 APPENDICES: APPENDIX A-SITE LOCATION PLAN APPENDIX B-BORING LOCATION PLAN APPENDIX C—BORING LOGS APPENDIX D—SOIL CLASSIFICATION LEGEND • • Page 1 of 19 1.0 PROJECT INFORMATION 1.1 Project Authorization Earth Engineers, Inc. (EEI) has completed a geotechnical investigation report for the proposed Candlewood Suites Hotel to be constructed on Lot 700 at 3005 Franklin Boulevard(with possible future parking on Lot 100)in Springfield,Oregon. Our services were authorized by Mr.Pete White on March 4, 2013 by signing EEI Proposal No. 13-P043 issued on that same date. 1.2 Project Description Our current understanding of the proposed project is based on information provided by Mr.White in several emails as well as several phone conversations. Based on that information we understand the proposed project will consist of removing the existing 2-story residential structure along with its partial basement and two small outbuildings and constructing a 5-story wood framed hotel located on Tax Lot 700. Associated parking and driveway pavement areas will also be constructed on Tax Lot 700 South of the proposed hotel as well as on Tax Lot 100 located immediately West of Tax Lot 700. Included in the emails were the following items: • Project drawing entitled 'Overall Site Plan—Candlewood Suites, 63-Unit Hotel', Sheet Al-1, dated February 21, 2013, prepared by Wedgewood Architectural Services of Vancouver, Washington. This drawing shows the hotel will be constructed on the north side of the subject property on Lot 700,adjacent to Franklin Boulevard,with parking stalls constructed to the south and southwest of the building. • Geotechnical report entitled-Geotechnical Site Investigation, Patel Project,Tax lot 700; Tax map 17-03-34-33,Tax Lot 100;Tax map 17-03-34-44, 3005 Franklin Boulevard, Springfield, Oregon"dated February 27,2013 and prepared by K&A Engineering of Eugene,Oregon. This report indicates that undocumented fig soils are present on Tax Lot 100, but not within the footprint of the proposed structure on Tax Lot 700. The only geologic hazard noted was potentially liquefiable soils. Finally,the report recommended supporting the building in one of three different ways: 1) Shallow foundations bearing on structural fill that extends down to the bedrock stratum. This would require excavation below the water table. 2) Shallow foundations supported on rammed aggregate piers(i.e.Geopiers or rock columns). 3) Supporting the building with a deep foundations system(micro-piles or driven piles). Finally,the report indicates that additional borings or other types of investigations would be required prior to the issuance of final design criteria. Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2,2013 • • Page 2 of 19 Mr.White also informed us on March 20, 2013 that the site will be raised to an elevation close to that of Franklin Boulevard which is at approximate elevation of 440 feet above mean sea level (MSL). For the purposes of this report,we have assumed typical maximum wall,column and floor loads of 6 kips per linear foot, 120 kips, and 150 pounds per square foot, respectively. Other than the installation of utilities,no below ground construction is planned to our knowledge. For the purposes of this report,we have assumed that maximum cuts and fills may be as much as 6 to 8 feet. Finally, we have assumed that the proposed facility will be constructed in accordance with the provisions of the 2010 Oregon Structural Specialty Code(2010 OSSC)which is an amendment to the 2009 International Building Code(2009 IBC). 1.3 purpose and Scope of Services The purpose of our services was to perform a geotechnical engineering evaluation for the proposed hotel. Our site investigation consisted of six Standard Penetration Test(SPT)borings(B-1,B-2,B- 3, B-4, B-6,and B-7)to depths of up to 15 feet below existing site grades using a truck mounted Dietrich D90 drill rig with an automatic SPT hammer subcontracted from Subsurface Technologies of Tualatin, Oregon. This report briefly outlines the testing procedures,presents available project information,describes the site and subsurface conditions,and presents recommendations regarding the following: • A discussion of subsurface conditions encountered including pertinent soil and rock properties and groundwater conditions. • Geotechnical related recommendations for shallow and deep foundation design, including embedment depth and axial compressive load capacity. • Floor slab recommendations. • Recommendations for the overall suitability of the in-situ soils for use as utility backfill and structural fig. • Discussions on geotechnical issues that may Impact the project • Recommendations for parking lot pavement sections including asphaltic concrete and crushed rock thicknesses for Tax Lot 700 only. Access to Tax Lot 100 was not available to us at this time because it was being used as a construction staging area for the 1-5 Willamette River Bridge project. Our scope of services did not include an environmental assessment for determining the presence or absence of wetlands or hazardous or toxic materials in the soil, bedrock, surface water, groundwater, or air on or below, or around this site. Any statements in this report or on the exploration logs regarding odors,colors,and unusual or suspicious items or conditions are strictly for informational purposes. An environmental assessment is typically advisable. Proposed Candlewood Suites Hotel Earth Engineers,Inc. m Report No.134294 April 2,2013 . 0 ��&. ��� _ Page 3 of 19 2.0 SITE AND SUBSURFACE CONDITIONS 2.1 Site Location and Description The location for the proposed Candlewood Suites Hotel is on the north portion of Lot 700 (see ` Figure 1 below). The lot is bordered to the north by Franklin Boulevard, the east by Tax Lot 500 (undeveloped),the west by Tax Lot 100 (currently a staging area for the Wi||8nnetteRiver Bridge construction project), and the south by Ecosort,a large commercial reCyCling facility. There is also a wetland area present on the south side of the property that presumably extends onto the Ecosort property as well. �, /'~pw°��� ���rr� `����v� s���.�~ ~ ., i�� NF�� �� Figure 1: Aerial Photograph ofthe site with the a imate location of the new Candlewood Suite Hotel in blue and outline of Tax Lots 100 and 700 in yellow. The roughly rectangular shaped 1.3 acre lot(tax lot 700) has about 165 feet(laterally) of frontage along Franklin Boulevard with the property extending about 340 feet back from the road. Overall, the site slopes gently to the south and is covered with grass, blackberry bushes, and many Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029'1 April 2,2013 • • Page 4 of 19 deciduous trees. Existing structures include a two-story wood framed house along the north side of the property as well as two smaller single story wood-framed buildings along the west side of the property. g� �f%�� ^ �gptl' f In I 1) •.I ft' "i I ill ••"c° �. ��Yi 'pppp(, i r 11 , c ! SF h: 13 t • iI t ,���(e Y! L,*, i"" GSA .h1 tc`^'''' w. 2 1 S t t.' t...« .:- .?4•;M1i, ,�'1Y� "1.c.h��.'g4!;h,Y - iy-{��•.jy ic'+L.. :•?L�"'v. ..k1 � Y. ?i ��"°t^- ,. �.5:--g4---- 'm LL' Y°�"Ya�`_ k,._� ,tea tt :,:.: ;1�1 u '"^ ^FYI t J+h'9--thi'r'S"�.Z�T1-55.-�_ti K. Wit'.• �ltS , d y r.•yt 5i 'r "i .P . b 9-' ' - ' " 'i-• •'r � � t'IY.r1': YF?Lrit .ry,.s . ! t t In 4J i m3,•iU L9✓SN ''Pu9° -. JF f 'rv' 1 49,� ? ".:4 Cr X", vr 1 n ! p t ; . .5„ G.te5,: 1}t -3,1 ! ' v,„7,4 .}} G :, f '11 :,04. ; ; ,4 ,- t 1Y at l p• µ -. . .F,y 4tiP t � ` y mt Y , '; 1; .- 1 `.niy flit'Sf ,'tc,C,:- . 4 "L. °*4^1 r !i T t Photo 1'. 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Photo 2: Looking north from near the center of Tax Lot 700; Franklin Boulevard is behind the home in the photo. Proposed Candlewood Suites Hotel Earth Engineers,Inc. • ■ EEI Report No.13.029-1 April 2,2013 • • Page 5 of 19 .;.1....:":••• .,-1217,.;' -.• ..i. it i. '......,,,,. ,i_:7-...:::. _arr.. . . :. •/-...-..4,.,. .;',7,c.-•-.,..----sa4,tigitr. .. - ,, I. , ........ • ,. .... y ....,?... 1 4 it .- . . , . et..!:. 71 ,1%,..-7 c.k.'1,L.Le.:- ,(9..:r.."-::v,%-,7;•-•:- --",:!, ...?1,-,••44r•'"„-F-10:,:i•4-5/#4,=•%24 .0-::)&4'r',.4'.. i'•141'.rz,:: -,-1'••• ',.. . . -,, -,._'•. - ---1,'''•7"••••-p“'"•41/4°-"jt,:n.0,1;5'..11',.;• ' • . '-'•-• 0•,:;44.7NV.■,,.."..:"!-:•..:•,,S.V.:."1":41:.:1:•,:tr I:A.0yr,-;.:',•. -'•ktr ...,i,'..I.e. .1,•.:..i",.....,tic, . 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Photo 3: Looking East towards adjacent lot that is approximately 6+ fill feet higher in elevation—this is presumably due to placement. • •;(;ri- ; :--;;:-.' ,i):— -i ' - tely., - 4::.,.- r _., ,...,II,i..,iv_ ,...( .. ... ,- - ,-.. • ! -.-,-... _ i' ' "-:„ t; Fi?9,:hyt• 1 ., ,:^7,71 tqt. r '.; le , ' •\ 1111 ' : ''' ...,. ,•4 i'Y 109• :: 74}11 ..11.- " - ;c'.c .t.i -',,,e tr ,c71711. ;ri . : it pit 7::,'i'eirilykk Y:-.. i'..1,:fikmal;.B`ri,./AL • ln e! ,itl z.. }1.,,:i 1,e.iii!1.3.:, 111:0/N4i114.trivth- -.10.0rica0 OPilatif lh.4...4%A 4c .:4 tt.;11),:',T41.en#I'eciq‘i • :;..7.-,,,,,..- ilpt tr : ,6.01 et C i: ---' .: 14.i•.4.1:4 r• ••-ftitV7 ,1 "0 to WO?.11; nithig ••• .__ ,r,.■ •-l'- -- .,-Ii,rl,t 41.t•4) 4 r-d.1.1 ? .• I; ft •,, ..^... -....-....-:ek- • ...--..c.-..-ti: ' , ;....• .:: . -4.7.-■•••-•.;. ;.."-rr...t.; irt-Urtfircr.. 41WZ.... ,.ILWerAtifilpa■gr A,4u[.i'..q,-)t.,}4,ki4:*,)41:*Q.-1:4,-.;47ni4;54.- mea:4•4kiti--75•747,--,z.k, -4,, ...:...,ir:',44 *a.;9,17,..1,..pt,-, ..,:tfetriziu.kirialry...%.*Mft,./,',:a%.".1{ '""•?2,1-Te$4,% .:;;:ati,..! 437314t.,igitatefl';, 4"-:t24111,‘•••r•-g.St.••••1• WE, . ai q $1 -.--;•;:r..-'0;(31,1- 2,-•••••:"•SrM.:ft.1/4E-.1.1v Ireg•-"thri%":4: ,04.1 Em6:c.:,5:tair:44-Stialror?.. ;:›itkia14,4;i:,02:.,r;#;qr.'ttitt:St;.-gatil4<tr.s,ft,■..,:.c:it,i, .,.r..4,s,:z.,..x.s.4...4.1.4-ve., z..%- ..4y.-.-74,*.T. .ts,&,,%."?..:‘,.ri-At4s1,..:,,--#,.. .t.4_'-k me,F..4,... :.le...--....,:f:43.r.lt.,:-,-;--,...-..: ::-.E,..c..,,..itivw?. ..tv.z.7,;;4„rien...ritzt-cct...z, _„,,....):-.%-x.s...-o: ,....-.,.---. :5, . ,,. iie:..0-1 rheri ,,c.Thez...,...-„*,....0,44.,k1h...,02„,.,m„,,,,,.4„ ...q,,,,.; 4,4 4i.y.?;,,...i.;.;-,,Ytt,t".n...itr:' 7.r.;4f^:atrierp;:e::.Zeif4::.::;•tf:1;tIVk'ibni4trc:;C---'ki ce•el,„4!:fl-Ait',Wi4.•,,t■t_f:rif4C•4,te•Wg,‘1,5•Vaga(1)“.. &':.titti•34:4VAto14041,ril 64.:ify7-1/44,tk",,;:•-:-.`02:12c111-7,••"•:;r.r.. 9itrit.-Vkir'farlf-#4•Pnait,' 41,•Vtg':+1C,••••1/4W;tc. te.--•• •$••••-1.-•,•• -•:7,4•-•.-••_4*5.4,__--t'Z',V4.,14' $.'”` 4.— -_t -•••-,• z•- -,-1- • .' • 1•••A-. •-•••-•,44.1.4-,••-- -natc.-...:,-,y.p*-4ip...,,,nry.rn‘l•-I ,,,t-15,:,-,--.'P c 7f 4-: - .4,- ',-.Pritt‘--"4•Cf-1-1"-''''4:• :. :".-.77t..:,zi..3,....tr."-r,;4?-g.4.0.Aity4),-.< y.tiarikl _irsatt,...,711:19.r•-t-17-7.1ntr:tt 14.,PaSr4:10:7- . 4.1T.Wti.-.4),..t.017.2".1:::. g•'''''':;:j-e2--Tkiv-Ze41.5`1--'21-41•1:..1Q.-21'.1:c.C±.•.kr..& ,,m...,•• -zs•-I .4. _ Photo 4: Looking Southwest towards adjacent lot that is also approximately 8+feet higher in elevation due to fill placement. Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2,2013 • S Page 6of19 We also observed saturated ground conditions along the south side of Tax Lot 700 and within the 50 foot wetland setback zone. It appears the saturated ground conditions are due to surface water (i.e. rain, run-off, etc.). As discussed above,Tax Lot 100 immediately west of Tax Lot 700 could also be part of the Hotel development in the future. The rectangular shaped 0.70 acre lot is planned to include additional parking lot and driveway pavement areas. Also as discussed above,most of Tax Lot 100 is being occupied as a construction staging area for vehicles, equipment, and office trailers for the I-5 Willamette Bridge construction project. Access was therefore not available at the time our subsurface explorations were conducted. The lot is relatively level and mostly covered with imported crushed rock. Based on our observations while on site,it appears that Tax Lot 100(and Tax Lot 500 to the East)have been raised as much as 8+feet with fill material. 2.2 Mapped Geology and Soils The subject site lies within the southern portion of the Willamette Valley Geomorphic Province,east of the Coast Range and west of the Cascade Mountains Geomorphic Provinces. The Willamette Valley Province is regional low land that extends from just south of Eugene,Oregon to Vancouver, British Columbia. Within Oregon, this narrow alluvial plain is approximately 130 miles long and ranges from approximately 20 to 40 miles wide(Orr and Orr,1998). The province is drained by the Willamette River,the longest north-flowing river in North America. Compressional forces attendant with uplift of the Cascade and Coast Range Mountain Ranges during the Miocene and Pliocene epochs depressed the Willamette Valley. The bedrock lithology of the Willamette Valley in the vidnity of the subject site consists of the late Eocene aged (approximately 35 million years ago) Eugene Formation, a generally well consolidated to lithifled, tuffaceous near-shore marine sedimentary rock that was gently folded during the geosyndinal compressional period described above(Yeats and others, 1991). Prior to deformation, low energy streams and lakes present within the southern Willamette Valley during the Pliocene epoch covered the Eugene Formation with fluvial and lacustrine deposits of silts and clays to various depths. With the rapid uplift of the Cascade Mountains in the Pliocene epoch, steepened stream gradients resulted in increased erosion of the Cascades and rapid deposition of thick gravel layers that incised the soft fluvial and lacustine deposits overlying the Eugene Formation. Locally, fining upward sequences of rhythmite deposits from the Pleistocene aged Missoula Floods are preserved that record up to 30 advance and retreat cycles of Lake Allison (Waitt, 1985), which filled the Willamette Valley to a depth of approximately 350 feet with each flooding event(Allen and others, 1986). According to the Web Soil Survey's Son Map-Lane County Area,Oregon the on-site soils consist of the Chehalis silty day loam and the Newberg-Urban land complex. The Chehalis silty day loam is mapped in the south 3/4 of Tax Lot 700 and the Newberg-Urban land complex is mapped in the north 1/4. They are both typical of flood plains and are found on sites where the slopes are 0 to 3 Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2,2013 i • Page 7 of 19 percent and the depth to a restrictive soil layer is typically more than 80 inches below the surface. They are subject to occasional flooding and derived from alluvium. Typical depth to water table is more than 80 Inches. The following is a typical soil profile for the Chehalis silty day loam from the surface to 55 Inches: Silty clay loam with a Sift loam present from 55 to 70 inches. A typical soil profile for the Newberg-Urban land complex Is surface to 65 Inches: Fine sandy loam. 2.3 Subsurface Materials The subsurface conditions under the proposed new Hotel and parking areas were explored with six borings(B-1, B-2, B-3, B-4, B-6, and B-7). Please note that we initially intended boring B-5 to be located in the northeast corner of the property,however this area turned out to not be accessible to the drill rig due to large and small tress as well as overhead lines. The boring locations are shown In Appendix B. The borings were located in the field using wood stakes with white paint and measured from either the intersection.of Tax Lot 100 and 700, or from the northeast property comer. The borings were drilled to depths of up to 14 feet and were drilled using a truck mounted Dietrich D9O drill rig with an automatic SPT hammer. Sod and rock samples were obtained at approximate 2.5-foot intervals starting from the surface. Each sample was marked and identified by date sampled,project name,EEI project number,boring number,and sample depth. The samples were transported to our laboratory for visual identification and laboratory testing and will be retained for up to 60 days. Select soil samples were tested in the laboratory to determine materials properties for our evaluation. Laboratory testing was accomplished generally In accordance with ASTM procedures. The testing performed included moisture content tests (ASTM D 2216) and fines content determinations(ASTM D 1140) . The test results have been included on the boring logs in the Appendix C. Topsoil was encountered in all of the borings. The topsoil was generally about 3 to 4 inches thick. The soils encountered at the boring locations beneath the site surface(i.e.topsoil)may be divided Into 4 general strata as described below: clayey SILT with trace sand:The upper native stratum consisted of clayey sift with trace sand was present just beneath the topsoil and extended to depths ranging from 2.5 in 13-3 and 13-4 to 5 feet below existing site grades in the remaining explorations.The clayey silt with trace sand was red- brown in color, generally moist, and soft to medium stiff. The material also contained organics consisting mostly of roots from grass,trees,or blackberry bushes within the upper 12 to 18 inches. Based on laboratory tests,the moisture content of the dayey silt with trace sand ranged from 33 to 44 percent fine sandy SILT: Underlying the clayey silt with trace sand was a fine sandy silt layer that extended to depths of 7.5 feet in B-1 and B-2,5 feet in 13-3 and 13-4,and to the terminal depths of B- Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2,2013 Page 8 of 19 6 and B-7.The fine sandy silt was red-brown in color, generally wet, and soft. Moisture contents from our laboratory samples also ranged from 33 to 44 percent. silty fine SAND: Underlying the fine sandy silt discussed above was a silty fine sand layer that web present from a depth of 7.5 to 11 feet in B-1 and B-2,as well as from 5 to 8 feet in B-3 and 5 to 8.5 feet in 13-4. The silty fine sand was red-brown in color, wet (saturated), and very loose. Moisture contents from our laboratory samples ranged from 29 to 34 percent. Well graded GRAVELS with silt and sand (locally known as "bar-run gravel"): was encountered below the silty fine sand and was present from 11 to 13 feet In B-1, 11 to 12.5 feet in B-2, 6 to 12.5 feet in B-3 and 8.5 to 12 feet in B-4. These native gravels were gray in color,wet, and ranged from medium dense to dense. The gravels were typically sub-rounded to rounded and occasional sand lenses were encountered. SILTSTONE(Eugene Formation Sedimentary Bedrock):Underlying the well graded Gravels with sift and sand (bar-run gravel) was a sedimentary bedrock unit known as Eugene Formation Siltstone. This stratum was consistently encountered between depths of 12 to 13 feet below current grade and extended to the terminal depths of 8-1,B-2,B-3,and B-4. The sedimentary bedrock unit was gray and extremely difficult to drill,sample,or even remove the material from the sample tube (see Photo 6 below). The relative consistency of the siltstone was hard based on N-values of over 50 and the difficulty of drilling and sampling of this material. This material extended from beneath the well graded gravels to the maximum depths explored of 14 feet below existing site grade. Based on a visual-manual evaluation,the soil samples obtained in the borings did not appear to be expansive. However laboratory testing to fully characterize expansive potential was not part of our scope of work. The above subsurface description is of a generalized nature to highlight the major subsurface stratification features and material characteristics. The boring logs Included In Appendix C should be reviewed for specific information at specific locations. These records include detailed boring locations, sample locations, soil and rock descriptions, stratifications, N-Values, and results of laboratory tests. The stratifications shown on the logs represent the conditions only at the actual boring locations. Variations may occur and should be expected between locations. The stratifications represent the approximate boundary between subsurface materials and the actual transition may be gradual. Water level information obtained during field operations is also shown on these logs. Proposed Candlewood Suites Hotel Earth Engineers,Inc. m Report No.134294 April 2,2013 Page 9 of 19 i, .. 7 r I1i fir. . A.� .:i - - .,� r p Ih.� e4-•%ty � n.401 I fi 1 u z Vr rr, V Prr1 1 r .';.z r . Ili i xb� i e tat lt, 1 •r I 1 Er.' -1t.-A4 ; I IY-.c 11:1,< r .y ;44:1,r,,,,+r♦r { -emu• i}`•yam .1:-VG ' C'"� t_Z''�id r 1,4,1-11-1 C ♦ . 4r,,p✓ty iT`y3,''_.•I .a.,•y I�r _ rr_ -(v.1-, • r .v �.-Ic'."' ;s•hrti r•. ` J 'TKLC4•. ' a.0 x F, t,/ i' .,t Ra' 4 a tn� r - h�L .s ,l� l ' ti f 5 ? .v.o-_.•..w :iz a'y`17'Rr ,,vAj,'„Z�-•al: .•+`1 I ..}�K��. ,+x> i"k rSr 3 r f,1 i }, r , i rs ti e.: x5 x: t 4x x 'is-1.Nr-.-? L ;z c P r io r ;rr-'1' t.4•7•;•I-74;_,“•••.:0 vx,.. y. t Photo 5: Drilling Boring B-1 near the northwest corner of proposed new hotel. m _. v i �r te'. r ,r•7 V v $ C i d r 4 .f A"—$24- a :.�'hI l,x�.x r rr::.i nx, v"-. it P4 K' u‘ x sy P� + 7 - ' " r4 t t r r s tli V tor++' o ';'•c '&'�yy��,,pe:T. i i q - r x 4 t �� 4 tiY" � ..rt 45 .� 41;c:,;:::1-.4•k , , _h.. �� K .���r rr � ( k ' tC M1 - It r,r#�,, 'i + lan' trio Yj at' S ' •'1 t.yy!!� v t Y .qtr P^I,. a. f r r a T 7' u r 4Z . r 4- i! ' d .`. r� F"'� 4 Y a r '1 K { !.2 gti t esd r+hr} y -.`- . f .: .giq x s q � ((� of 66�"..1,1�,• k; u+ . ',.7A. 1 �;t4j41^�-.r`€14. "^ ,1 }i{.1;i4t` tb q' n. Photo 6: Eugene Formation Siltstone from Boring B-2, sample from a depth of approximately 13 feet. This material was very difficult to remove from sampler. Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No. 13-029-1 April 2,2013 • • Page 10 of 19 2.4 Groundwater Groundwater was encountered in our explorations approximately 8 feet below existing site grades. Based on our knowledge of the area and from our subsurface samples, it is likely that a perched groundwater layer is present just above the Eugene Formation Siltstone. This perched groundwater layer is probably present during the rainy and high river seasons of the year. Any deep excavations on-site should expect to encounter this water. 2.5 Seismicity In accordance with the procedure established in Section 1613.5.5.1 and Table 1613.5.2 of the 2010 OSSC, the site should be classified as Site Class F (i.e. soils vulnerable to potential failure or collapse under seismic loading)because it is potentially liquefiable(liquefaction Is discussed further in Section 2.6 below). However, Section 20.3.1 of ASCE 7-05 states that structures having fundamental periods equal to or less than 0.5 seconds may be classified in accordance with Table 1613.5.2 and do not have to be considered Site Class F. A building's fundamental period can conservatively be estimated by multiplying the number of floors by 0.10 seconds. Given that the proposed building is planned for 5 stories,the building period will actually determine the site class unless liquefaction is mitigated. Since the period of 0.5 is conservative, we anticipate that its fundamental period will be less than 0.5 seconds and the Site Class does not have to be classified as F due to the presence of potentially liquefiable soils. We recommend a Site Class E(i.e.soft soil profile with N less than 15)since the site Is considered potentially liquefiable as discussed later in Section 2.6. Inputting our recommended Site Class E as well as the site latitude and longitude into the United States Geological Survey(USGS)Earthquake Ground Motion Parameters, Version 5.1.0 computer software, we obtained the seismic design parameters shown In Table 1 below. TABLE 1: SEISMIC DESIGN PARAMETER RECOMMENDATIONS Parameters;: ::: ..Recommendation;'- Seismic Site Class E S. 0.6589 0.320g F. 1.384 F, 2.721 S„s(=S,x F,) 0.911g Sin(fir x F.) 0.870g Sos(=2/3 x 5,x F.) 0.607g PGA(=Sos/2.5) 0.243g Site Latitude=44.04412, Site Longitude=-123.04827 Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2.2013 • Page 11 of 1s The return Interval for the ground motions reported In the table above is 2 percent probability of exceedance in 50 years. Again, if liquefaction is mitigated through ground improvement or a deep foundation system,this could alter our seismic site class recommendation. 2.6 Liquefaction Liquefaction involves the substantial loss of shear strength in saturated soil,usually taking place within a soil medium exhibiting a uniform fine-grained characteristic such as sands or silty sands,with a loose consistency, and low confining pressure when subjected to impact by seismic or dynamic loading. Saturated silty and dayey soils may also be liquefiable,depending upon their plasticity. Given that bedrock is very shallow at this site and a dense to very dense gravel stratum is situated atop of it,it is our professional opinion that only soils in the upper 8 to 11 feet of the site have the potential to liquefy. Additionally,given that we drilled the site in March(nearing the end of our wet season)the water table should have been close to its seasonal/yearly high(8 feet). Conservatively,we estimate that the water table could be as shallow as 6 feet below current grade in an exceptionally wet year. Therefore liquefaction could occur between 6 and 11 feet below grade at the maximum. If we assume a 2%strain on that material (which Is also conservative)we can conclude up to about 1 ' of total dynamic settlement is possible at the site. It should be noted that if the site will be raised by 6 to 8 feet with structural fill prior to the construction of the hotel,we can conclude that this potential settlement will be fairly uniform across the footprint of the proposed building. We estimate that the total differential dynamic settlement that could occur across the site once the fill has been placed to be on the order of%-inch for a typical shatlow foundation system. Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13429.1 April 2,2013 • • Page 12 of 19 3.0 CONCLUSIONS AND RECOMMENDATIONS Based on the results of our field work, laboratory evaluation, and engineering analyses, it is our opinion that the main geotechnical factors that will Influence the proposed construction are the following: 1) Presence of Soft Compressible Solis. In order to bring the site up to the grade of the neighboring street,between 6 and 8 feet of structural fill will be placed. This,as well as the proposed building, will add a significant load to those compressible soils which will consolidate over time. While the depth of fill will most likely keep differential settlements fairly low,total settlement could be an issue if this condition is not mitigated. 2) Presence of a Shallow Water Table. The water table was discovered at a depth of 8 feet at the time of our explorations. This would make any deep excavations at the site difficult without dewatering. 3) Presence of Potentially Liquefiable Soils. As already discussed above, potentially liquefiable soils are present at the site. Total potential settlements are on the order of 1 ' inches with the potential for differential settlement of approximately 'r4-inch. This also causes the site to be designated as a more restrictive site class(E)as discussed above. Given our knowledge of the project as well as the site restrictions as outlined above there are several different viable options that would make the site developable—all of our options assume that the site will be raised as discussed above. Some of the options considered were over- excavation of the compressible and liquefiable material,Geo-piers or rock columns,concrete piers, or a pile supported (driven pile) foundation system. We also considered surcharging the site; however our experience with surcharging sties in the Eugene/Springfield area indicates that site surcharges are somewhat risky and have not performed well in the past It Is ow professional opinion that overexcavation of the soft, compressible(also liquefiable)soils would be difficult given the strength of the in•situ material(very soft or soft)as well as the shallow water table. The other options remain viable and are discussed below. It should be noted that if the site subsurface conditions are improved through the installation of Geo-piers or rock columns, that the building can be constructed on a standard shallow foundation system. 3.1 Site Preparation Topsoil,vegetation,roots,and any other deleterious soils will need to be stripped from development areas. The depth of topsoil in our soil borings was approximately 3 to 4 inches. It is not unusual for the depth of topsoil to vary from this range. A representative of the Geotechnical Engineer should determine the depth of topsoil removal at the time of construction. Proposed Candlewood Suites Hotel Earth Engineers,Inc EEI Report No.134129-1 April 2,2013 Page 13 of 19 Utilities will need to be located and rerouted as necessary and any abandoned pipes or utility conduits should be removed to inhibit the potential for subsurface erosion. Utility trench excavations should be backfilled with properly compacted structural fill which is constructed as outlined in Section 3.2 of this report. After the site has been stripped,the subgrade for both the building and pavement areas should be proof-rolled with a heavily loaded tandem axle dump truck or similar rubber tired vehicle. Soils that are observed to rut or deflect excessively under the moving load, or are otherwise judged to be unsuitable should be undercut and replaced with properly compacted fill. Fine-grained soils which have moisture contents more than about 2 percentage points above the optimum moisture are generally prone to softening when dynamic loads such as those generated by the wheels of construction equipment are imposed upon them even if the soils exhibited substantial strength in an undisturbed state. After disturbance,these fine-grained soils typically rut and deflect significantly and do not provide adequate subgrade support for floor slabs,foundations,pavements, or fill placement Therefore it is important that the proof-rolling and undercutting activities should be performed during a period of dry weather. In areas where fill is required,the structural fill should then be placed on the prepared subgrade that has passed a proof-roll. 3.2 Structural FM Structural fill materials should be free of organics or other deleterious materials,have a maximum particle size generally less than 2 inches,be relatively well graded,and have a liquid limit less than 45 and plasticity index less than 25. In our professional opinion,the on-site soils free of organics would be appropriate for use as structural fill;however the on site soils are extremely wet and would take a great deal of time during a period of prolonged dry weather to process them for use as fill. We recommend the fill be moisture conditioned to within 3 percentage points below and 2 percentage points above optimum moisture and compacted to within 95 percent of materials maximum dry density as determined by ASTM D1557(modified Proctor). If water must be added,it should be uniformly applied and thoroughly mixed into the soil by disking or scarifying. Fill should be placed in a relatively uniform horizontal lift on the approved subgrade. Each loose lift should be no greater than about 1-foot The type of compaction equipment used will ultimately determine the maximum lift thickness. Each lift of compacted engineered fill should be tested by a • representative of the Geotechnical Engineer prior to placement of subsequent lifts. The fill should extend horizontally outward beyond the exterior perimeter of buildings and pavement at least 5 and 3 feet, respectively, prior to sloping. Proposed Candlewood Suttee Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2,2013 • • Page 14 of 19 Given that we are recommending foundation elements be installed through the fill that will bring the site up to grade. The fill material selected should not contain a large amount of rock that would increase the difficulty of penetrating the fill layer. 3.3 Foundation Recommendations 3.3.1 Drilled Pier Alternative Based on the anticipated column loads and depth to the well graded gravel with silt and sand (locally known as °bar-run7, concrete pier foundations are recommended as the foundation elements for the proposed building. The diameter of the pier is recommended to be 24 or 36 inches, and the piers should be extended at least 2 feet into the gravels or Slltstone located approximately 8 to 11 feet below existing grades—given the proposed fill depths,piers would have a total length of about 20 feet. Under these conditions, the piers may be designed for a net allowable end-bearing pressure of 10 kipslft2 or an allowable compressive capacity of 31 kips for the 24 inch diameter pier and 70 kips for the 36 inch diameter pier. The allowable bearing pressure includes a safety factor of 3 and is Intended for dead loads and sustained live loads and can be Increased by one-third for the total of all loads, including short-term wind or seismic loads. Estimated maximum total and differential settlements due to axial compressive loads are anticipated to be on the order of less than 1 inch and' inch, respectively. We have ignored skin friction of the pile when calculating load carrying capacity because of its very small contribution. Lateral load capacities can be provided once pier diameters are known. The selection of the appropriate pier diameter(s)will require Input from the Structural Engineer. 3.3.2 Rammed Aggregate Pier(Geo-Pier or Rock Column)Alternative Rammed Aggregate Piers may be considered for founding of the proposed building. Rammed Aggregate Piers are densely compacted columns of well-graded gravel that transfer bearing loads in a manner similar to a concrete pier or caisson. Rammed Aggregate Piers can be designed to transfer loads to competent bearing materials underlying the soft soils or, by utilizing skin friction, rammed aggregate piers can be terminated before reaching competent bearing materials.They can typically be Installed both above and below groundwater. Casing methods may be necessary In soils that easily slough (i.e. low shear strength soils or coheslonless soils). Using Rammed Aggregate Piers can be a cost-effective method of reducing the need for over-excavation, and eliminating more costly concrete deep foundations (i.e., piers or caissons). If selected, consideration should be given to Installing these piers prior to placement of any structural fill on site. They have been used successfully on similar projects with soft soil conditions in the Willamette Valley. Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEl Report No.13-029.1 April 2,2013 Page 15 of 19 Rammed Aggregate Piers are a proprietary design/build method provided solely by a specialty geotechnical contractor such as John Martin at 214 S.E.Walnut Street in Hillsboro,Oregon(phone 503-640-1340). Please contact us for more information if needed. 3.3.3 Pile Foundations Pile foundations are the likely the most expensive foundation option that we could recommend for this site. If a recommended pile size is desired, please supply us with the proposed design loads (both axial and lateral)that need to be resisted. 3.4 Floor Slab Support Given the presence of soils that are at risk of settling, we recommend that rigid floor slabs be designed to span between the piers or be supported by rammed aggregate piers rather than rely on the soil for support We recommend that a minimum 6-inch thick, free-draining granular mat be provided be provided immediately beneath the slab. The 6-inch thick free draining mat should provide a capillary break to limit migration of moisture through the slab. If additional protection against moisture vapor is desired,a vapor retarding membrane may also be incorporated into the design. Factors such as cost, special considerations for construction, and the floor coverings suggest that decisions on the use of vapor retarding membranes be made by the owner. Additionally,concrete slabs should have an adequate number of joints to reduce cracking resulting from any differential movement and shrinkage. 3.5 Pavement Recommendations Our scope of services included evaluating the surface soils for the specific purpose of a detailed pavement analysis. The recommended thicknesses presented below are considered typical and minimum forthe derived parameters. After the site has been stripped and prepared in accordance with sections 3.1 and 3.2 of this report, and prior to placing the base or leveling course, the pavement subgrade should be proofrolled with a fully loaded dual axle dump truck. Areas found to be soft or yielding under the weight of the dump truck should be overexcavated as directed by the Geotechnical Engineer's representative and replaced with additional base course. The base course should consist of well graded crushed stone with a mandmum particle size of 2 inches and no more than 5 percent passing the U.S.#200 sieve(0.075 mm). The base course should be moisture conditioned to within three percent of optimum and compacted to a minimum relative compaction of 95 percent as determined by the ASTM D1557(Modified Proctor). Using the AASHTO method of flexible pavement design,the following design parameters have been assumed: a California Bearing Ratio (CBR) value of 5 for the clayey silt with trace sand soils that underlie much of the proposed new parking lot and driveway pavement areas,a pavement life of 20 years,a terminal serviceability(Pt)of 2,a regional factor(R)of 3.0,and an 18,000 pound equivalent axle load (EAt-)of 10 per day for car parking,and 100 per day for driveway areas. Additionally,the Proposed Candlewood Suites Hotel - Earth Engineers,Inc. EEI Report No.13-029-1 AprIl 2,2013 Page 16 of 19 driveway must be designed to support an 80,000 pound fire truck. Making these assumptions it is possible to use a locally typical'standard"pavement section consisting of the following: Asphaltic Concrete Recommended Minimum Thicknesses(Inches) Driveway Areas/Fire Lane Pavement Materials Car Parking Access Road/School Bus Lanes Asphaitic Concrete Surface 3 4 'r4 Crushed Aggregate Base Course underlain by MIrafl 500X geotextlie 12 12 fabric or equivalent Concrete Recommended Minimum Thicknesses(Inches) Driveway Areas/Fire Lane Pavement Materials Car Parking Access Road/School Bus Lanes Concrete Surface 5 8 Crushed Aggregate Base Course 8 8 An average weight of 4000 pounds per car,15,000 pounds per loaded bus,30,000 pounds per loaded delivery took,and 80,000 pounds per fire truck was used in our calculations. Asphaltic concrete materials should be compacted to at least 91 percent of the material's theoretical maximum density as determined in general accordance with ASTM D 2041 (Rice Specific Gravity). Geotextile fabric should be placed over a smooth subgrade and should be placed with no wrinkles. The fabric should be overlapped a minimum of 18 Inches. Construction equipment should not be permitted to travel on the geotextile fabric. For areas that will just receive crushed aggregate we recommend a minimum of 12 inches of crushed rock for all parking and driveway pavement areas. Water should not be allowed to pond behind curbs and saturate the base course. In down grade areas base course should extend through the slope to allow any water entering the base course a path to axit Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No.13-029-1 April 2,2013 Page 17 of 19 4.0 CONSTRUCTION CONSIDERATIONS EEI should be retained to provide observation and testing of construction activities involved In the foundation,earthwork,and related activities of this project. EEI cannot accept any responsibility for any conditions that deviate from those described in this report, nor for the performance of the foundations if not engaged to also provide construction observation for this project. 4.1 Moisture Sensitive Soils/Weather Related Concerns The upper soils encountered at this site are expected to be sensitive to disturbances caused by construction traffic and to changes in moisture content. During wet weather periods, increases in the moisture content of the soil can cause significant reduction in the soil strength and support capabilities. In addition,soils that become wet may be slow to dry and thus significantly retard the progress of grading and compaction activities. It will, therefore, be advantageous to perform earthwork and foundation construction activities during dry weather. 4.2 Drainage and Groundwater Considerations. Water should not be allowed to collect in the foundation excavations or on prepared subgrades for the floor slab during construction. Positive site drainage should be maintained throughout construction activities. Undercut or excavated areas should be sloped toward one corner to facilitate removal of any collected rainwater,groundwater, or surface runoff. The site grading plan should be developed to provide rapid drainage of surface water away from the building areas and to Inhibit infiltration of surface water around the perimeter of the building. The grades should be sloped away from the building and paved areas. Roof runoff should be piped (tightitned)to either the on-site stomrwater disposal system,storm sewer or discharged upon a paved surface. 4.3 Excavations In Federal Register,Volume 54, No.209(October 1989),the United States Department of Labor, Occupational Safety and Health Administration(OSHA)amended its°Construction Standards for Excavations,29 CFR,part 1926,Subpart P°. This document and subsequent updates were Issued to better insure the safety of workmen entering trenches or excavations. It is mandated by this federal regulation that excavations, whether they be utility trenches, basement excavations or footing excavations, be constructed in accordance with the new OSHA guidelines. It is our Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEl Report No.13-029.1 April 2,2013 • • Page 18of18 understanding that these regulations are being strictly enforced and if they are not closely followed, the owner and the contractor could be liable for substantial penalties. The contractor is solely responsible for designing and constructing stable,temporary excavations and should shore, slope, or bench the sides of the excavations as required to maintain stability of both the excavation sides and bottom. The contractors"responsible person°,as defined in 29 CFR Part 1928, should evaluate the soil exposed in the excavations as part of the contractors safety procedures. In no case should slope height,slope inclination,or excavation depth,including utility trench excavation depth,exceed those specified in local, state, and federal safety regulations. We are providing this information solely as a service to our client EEI does not assume responsibility for construction site safety or the contractors compliance with local,state,and federal safety or other regulations. Proposed Candlewood Suttee Hotel Earth Engineers,inc. EEI Report No.13-029-1 Apra 2,201 • • Page 19 of 19 5.0 REPORT LIMITATIONS The geotechnical recommendations presented in this report are based on the available project information and the subsurface materials described in this report. If any of the noted information is incorrect, please inform EEI in writing so that we may amend the recommendations presented in this report if appropriate and if desired by the client. EEI will not be responsible for the implementation of its recommendations when it is not notified of changes In the project. Once construction plans are finalized and a grading plan has been prepared, EEI should be retained to review those plans,and modify our existing recommendations related to the proposed construction, if determined to be necessary. The Geotechnlcal Engineer warrants that the findings, recommendations, specifications, or professional advice contained herein have been made In accordance with generally accepted professional geotechnical engineering practices in the local area. No other warranties are implied or expressed. This report has been prepared for the exclusive use of E.A.White Company,LLC for the proposed Candlewood Suites Hotel to be located on Tax Lot 700 located at 3005 Franklin Boulevard In Springfield,Oregon. EEI does not authorize the use of the advice herein nor the reliance upon the report by third parties without prior written authorization by EEI. Proposed Candlewood Suites Hotel Earth Engineers,Inc. EEI Report No 13-0294 April 2,2013 • • APPENDICES Proposed Candlewood Suites Hotel Earth Engineers,Inc. m Report No.13-029-1 April Z 2013 • • i i APPENDIX A: SITE LOCATION PLAN ,eI - a (5 8. ��r, ��� -CI JL ienngl Elvd -r' U 94;7:'`AJ 1 J.:1 , �Srlr e' - NCI �I u F-: PROJECT --_'_ ,`'o:.,._ . . _. . . .�:, "• uni ' SITE a v, ;a . '-,727,"*- _limo PS 4:111.8 5 LL .. l. : Va:.: I( tit,-; d% l' Ir I. r�, l' r ` Sue di, � �,.k•. :r.rWOO/l V 7-02 ` it Itlt .. 0. {t1 0 7 7 i t ,-.•. ;e E. a' U'� .. ICI ''•.4 �1 Glen`1 D•_' -is Minn f4:.i i — VALLI-Y 02011 1Penises.,l rwtl. oO NAVICO la. 1 Earth Candlewood Suites Hotel r EEI Repoli No. April 2,2013- ,; EnBneers, 3005 Franklin Boulevard 11A29.1 p {' Inc. Springfield,Oregon 97477 . . • • . . APPENDIX B: BORING LOCATION PLAN .7.77_. • . .. .___ 1,rzeretiertsisinie---zr—..----1 sr.. EXISTING ^1,1•I.— 1 PROPOSED itn---.., :. „ , ...7.1.:(^,... . __---- HOUSE owl MOM 1' • NEW HOTEL ' r.T.:=--,: ,2 NE •. I d17.0••:. 7 tAL-1 : ITIEROMCO; ■nr., ..- :; - ;,...;:.....cz-_ : I , :::, . ,':_ :2 .2i tit) ' i.—.772:2•17 . ..p‘...,....... 0 !---..r."....=. ma was. "-41 , • ; 1 ). I i • — .... •'. .• . :: 5-% 0 134 "2.- 1-4. = • t..-.— B-6, . . - ,,..,--• . It 1 :::. . ! :I ! : !'' L . ■ (:!, . I t . ,.. ■ ........ • ---=" •' ; -, 7-7 1 ' • . -- --- --- • --- • ,, .t:.:._.t.“,.., " ' :=", • ., . - •=approximate boring locations •=approximate location of boring B-5 that was inaccessible to drill rig at the time of our site investigation ais 4.7.4 Earth Candlewood Suites Hotel EEI Report No. , ?,i.:, Engineers, 3005 Franklin Boulevard 13-02 -1 April 2,2013 inc. Springfield,Oregon 97477 i • • APPENDIX C: BORING B-1 CLIENT: E.A.Wage Construction Company EARN ENGINEERS,INC.PROJECT NO.: 13-029.1 PROJECT: Canaswocd Saes.SpdngWeld.Oregon 97477 EQUIPMENT: Diedrich 0-00 with auto SPT hammer LOCATION: For proposed hotel-401E,10'S of the tax lot 1007100 Intersection APPROXIMATE ELEVATION: 435 DATE DRILLED: March 19,2013 LOGGED BY: Chagrin R.Lane,P.E,G.EJRay A9peM ci S SOIL DESCRIPTION w 1 i REMARKS SP7-1 3N'-0 crushed rock FILL,gray moist.medium dense 10 clayey SILT with trace sand,red-brown,moist,soft to 5 2-recovery medium stifle trace organics(grass roots)In upper pad of sell. 1 SPT4 2 34 2'recovery 3 4 6 SPT-3 flee sandy SILT,red-brown,wet,soft 2 75 60 17 recovery 2 2 groundwater 7'S' SPT4 amy fine SANG red-brova vet(saturated).sexy loose 1 34 10'recovery 1 1 10 SPT-S 1 33 12 recovery 3 well graded GRAVELS with alit and sand(bogy known 20 as roar turf gravels),) gray,wet,medium dense,nand lanes SPy4 17 4•sand recovery SILTSTONE(Fusers Formation 9ray moist hard 50(1') 1 I �stations recovery Extremely Mora to Boring terminated at 1316'due to practical auger refusal remove salons nom 16 Me seamier. Groundwater GM encountered during drill at approximately 6'5'. Boring was backtined al h berdadm chips on 3419113. 26 30 EARTH ENGINEERS, Inc. 13-029-1(Appendix C,8m ing Loge,DRAFT)xts,B-1 • • APPENDIX C: BORING B-2 CUENT: E.A.fife Construction Company EARTH ENGINEERS.INC.PROJECT NO.: 13-029-1 PROJECT. Candlewood Suites.Springfield.Oregon 07477 EQUIPMENT: Diedrich D-00 wOn auto SPT hammer LOCATION: For proposed hotel-50'E.25'N of Vie tae lot 11101700 Intmaedlon APPROXIMATE ELEVATION.. 434 DATE DRILLED: March 10,2013 LOGGED BY: Cltegdes R.Wre,P.E.G.EJRay Wed g 9 SOIL DESCRIPTION ' F 11 REMARKS it SP7-I open ded GRAVEL,mdse loose,mhraimded gravels 1 •fed hots below clayey SILT with trace sand redbrown.nib.soh to 2 r roman medium atilt.trace Wade(grass mob)m upper pad of MIL 2 SPT-2 2 59 30 1'wow 2 2 S sPra line sandy SLLT,red-brown wet.WI 33 ft recovery 4 8 -B' — SPTJ 'sub This SAND.red-hmwn,wet(saturates).very loose 2 29 4 recovery 4 4 10 s I-S 2 33 8"recovery 4 well graded GRAVELS with sift and sand pocely moan 14 _ es Tar and gravels)),gray,wet,medium dense,sand lenses sPre'BaTBTDNE(Eugene Formation).gray.mail nab 8 E recovery Mull to 22 50 remove Sons from the sampler. 18 Boring terminated at 14'due to practml auger retinal. Groundwater Mt encountered dining dr0 at approximately Y. _ Bomq was bsddOad with bentonlla deps on 3/1WI3. •Al Boring B-2 the open graded gravels we only r-r midi overlying a waste pad for walks/ay. NOwavar.Mese graves are to to rd'In the marour ring area 25 30 EARTH ENGINEERS, Inc. 13-029-1(Appendix C.Boring Logs.DRAFT).XIB.8-2 • • APPENDIX C: BORING B-3 CLIENT: E.A.NMte CawWdian Company EARTH ENGINEERS.INC.PROJECT NO.: 15029.1 PROJECT: Candiswood Subs.SatierMd.Omgar 97477 EQUIPMENT: Diedrich 0-90 and auto WI harmer LOCATION: For proposed hold-WE.6e,S of the tmt tot 100/700 intersect= APPROXIMATE ELEVA11Ott 433 DATE ORILIEO: Minch 19,2013 LOGGED BY: Chanties R.Lane,P.E..G.EJRey AOpel 3 g d aJ 9 SOIL DESCRIPTION e REMARKS SPT-t clayey SILT with trace sand,red-brown,moist soft to t 4•reoorery medium snit,bent organics(grass mots)In upper pad of sot 2 3 SPT-2 One sandy at red-brown,wet,salt 1 42 6'recovey 3 3 6 SPT4 silty Pole SAND,red—brown.wet(saturated).very Bose 1 d4 30 r recovery . t SPTI 3 9mmtdwater 6 well grads GRAVELS with slit and sand dm*known 20 3"recovery as'bar net travels),gray,wet,medium dense,sand lenses 25 10 SPT4 4'recovery SPT4 SIL - • -lEuoene comedian).grey.motel hard 60(61 1 1 no recownY Bonito temenats0 at IT due to Faded auger refusal. — 16 lTmreWwata first=centered during dill at apprmhvWey V. Baring was baddAedwith bentonite Wps on 3/19113. 20 26 30 EARTH ENGINEERS, Inc. 13-029-1 (Appendix C,Boring Logs,DRAFT).x19,B-3 APPENDIX C: BORING B-4 CLIENT: E.A.Witte Construction Company EARTH ENGINEERS,INC.PROJECT NO: 15029$ PROJECT: Candles/cod Sales,Springfield,Oregon 97477 EQUIPMENT: Oledidi DSO end auto SPT eamner LOCATION: For proposed Wei-50'V4 1155 of the NE property comer APPROXIMATE ELEVATION: 433 DATE DRILLED: March 19,2013 LOGGED SY: Chinless R.Lane,P.E.,G.EJRay Anperd SOIL DESCRIPTION 1 REMARKS 0 II 11 ilil gl fi is Ea ePT•1 clayey SILT with trace sand,rabMVwn,rodel soft to 1 Pramwry medium etla,Vane orgadm(grace roots)M upper pert 0f sot 1 — 2 — SPT•2 'line sandy SILT,red-Mown,wet.sort 2 59 4'remvely 2 3 6 - SPTa silly fine SAND,red-Mown.wet(saturated),wry loose 3 30 P wa racoy 1 3 SPT-4 I 1 31 9lotmdxNer 6, 2 4'recovery _ well graded GRAVELS rah slit and sand(badly Mown 13 as'bet as?gravels),gray,wet,medium Omres,sand tames 10 — 13PT-5 I 4 Trecovery 13 25 SILTSTONE(Eugene Formation).gray.motel had 22 SM41' 17 B'recovery 37 50(5•! 16 Sen na tamanaled at 14'de to practical auger natant Oraadwater Port encountered during drill at approximately V. Boring was beddluled with bentonite daps on 311 W13. — 20 26 30 EARTH ENGINEERS, Inca 134294 (Appendix C,Boring Loge,DRAFT).xls,8-4 • • APPENDIX C: BORING B-5 CLIENT: E A Mite Construction Company EARTH ENGINEERS INC.PROJECT NO.: 110201 PROJECT: Can®ewood Sole*Spy,Oregon 07477 EQUIPMENT: Diedrich 0.90 and auto SPT hammer LOCATION: For proposed hotel-70W,405 of the NE property comer APPROXIMATE ELEVATION 434 DATE DRILLED: March 19,2013 LOGGED BY: Chegdes R.Lane,P.E,gG..EEJRay F 9 S SOIL DESCRIPTION 11 I/ cQ ty y� ffi�L REMAFUCS ma $ x77 a3 arzu RA BORING S4 LOCATED NEAR THE NE CORNER OF THE 51TE COULD NOT BE ACCESSED WITH THE DRILL RIG DUE TO TREES AND OVERHEAD WIRES. S 10 15 20 25 30 _ _ _ EARTH ENGINEERS, Inc. 13-0291 (Appendix C,Boring Logs,DRAFT).xls,8-5 • • APPENDIX C: BORING B4 CLIENT: E.A.Mite Con pion Company EARTH ENGINEERS.INC.PROJECT NO.: 13.029-1 PROJECT: Candlewood Suites,Springfield,Oregon 97477 EOUIPMEM: Dbdddr IMO and auto SPT hammer LOCATIOtt For proposed paddng lot•55W,24i73 of the NE property coma APPROXIMATE ELEVATIOtt 432 DATE DRILLED: Muth 19,2013 LOGGED BY: Chagda R.Lane,P.E_G.EJRay AVM 9 SOIL DESCRIPTION F 13 REMARKS IAasirxi $ X25 . SPT•1 dayay SILT with trace sand,red-brown,moist,soft to 2 33 5"recovery medium al,traceorgamcs(grass roots)in upper part of sos. 2 4 SPT-2 1 33 rreamery 1 2 a — SPT4 fine Bandy at red-brown,wet,sort 1 29 r recovery 1 — 1 Boring terminated at 6W. Groundwater was not encountered. Wring was Paddled with be tadte its on 3119/13. 10 15 20 25 30 EARTH ENGINEERS, Inc. 13-029-1(Appendbt C,Boring Lops,DRAFT)J)s,B-6 • • APPENDIX C: BORING B-7 CLIENT: E.A.White Confbud on Company EARTH ENGINEERS.INC.PROJECT NO.: 13-029-1 PROJECT. CaWbwood Suites,SpNWf rd.Oregon 07477 EOM:WENT: Dtedr 0.90 and auto SfT hammer LOCATION: For proposed path'lot-120W,195'S of the NE property comer APPROXIMATE ELEVATION: 432 OATE DRILLED: March 19,2073 LOGGED BY: Chapdee R.Lane.PE-O.EJRey SOIL DESCRIPTION ep tel u RENARICR SERI clayey SILT with trace and.red-brown,moist,soft to 1 34 fir recovery medium stilt trace organla(grass mots)In upper part of sot. 2 2 !n-2 1 M Srecowy 2 3 S SPT-3 fine sandy SILT.rad-0rowo.wet.soft 0 M s-recovery 2 BOMB tennInsted et r9'. Groundwater was not encountered. Boring was beddleed wan WtIIIIe chips on 3l19H3. 10 15 20 2$ 30 EARTH ENGINEERS, Inc. 13-029.1(Appends(C.Boring Logs.ORAFT).xls.B-7 • • APPENDIX D: SOIL CLASSIFICATION LEGEND • APPARENT CONSISTENCY OF COHESIVE'SOILS (PECK.HANSONÞBURN 1974,AASHTO 1988)- . Descriptor SPT No Pocket Penetrometer, Torvane Field Approximation (blows/root)• Op(tsf) (tsf) _ Very Soft <2 <0.25 <0.12 Easily penetrated several inches by fist Soft 2-4 0.25-0.50 0.12-0.25 Easily penetrated several inches by thumb Medium Stiff 5-8 0.50-1.0 0.25-0.50 Penetrated several inches by thumb w/moderate effort _ Stiff 9-15 1.0-2.0 0.50-1.0 Readily indented by thumbnail Very Stitt 16-30 2.0-4.0 1.0-2.0 Indented by thumb but penetrated only with great effort Hard >30 >4.0 >2.0 Indented by thumbnail with difficulty •Using SPT N60 is considered a crude approximation for cohesive soils. APPARENT DENSITY OF COHESIONLESS MOISTURE'' -.,SOILS(AASHTO 1988) + (ASTM D2488-06)h. Descriptor SPT No Value(blows/foot) Descriptor Criteria Very Loose 0-4 Absence of moisture,dusty,dry to the touch,well Dry below optimum moisture content(per ASTM Loose 5-10 0698 or D1557) Medium Dense 11 -30 Moist Damp but no visible water Dense 31-50 Visible free water,usually soil is below water . Wet table,well above optimum moisture content(per Very Dense >50 ASTM 0698 or D1557) • PERCENT ORPROPORTION:OF SOILS'•^,' ' SOIL PARTICLE SIZE h i.`'. : . (ASTM D2488-06)_:". . C - ; . " (ASTM 02488-06)- . - Descriptor Criteria Descriptor Size Trace Particles are present but estimated<5% Boulder > 12 inches Few 5-10% Cobble 3 to 12 inches Little 15-25% Gravel - Coarse V.inch to 3 inches Some 30-45% Fine No.4 sieve to'/.inch Mostly 50-100% Sand - Coarse No. 10 to No.4 sieve(4.75mm) Medium No.40 to No. 10 sieve(2mm) Percentages are estimated to nearest 5%in the field. Fine No.200 to No.40 sieve(.425mm) Use"about"unless percentages are based on Silt and Clay('fines') Passing No.200 sieve(0.075mm) laboratory testing. -,,, 'ii_ `e: •UNIFIED`SOIL•CLASSIFICATION!SYSTEM'(ASTM'D24a9) =t . ' == "''`- Group Description Major Division Symbol Coarse {50%or Clean GW Well-graded gravels and gravel-sand mixtures, little or no fines Grained Gravel GP Poorly graded gravels and gravel-sand mixtures,little or no fines more retained Soils on No.4 sieve) Gravel GM Silty gravels and gravel-sand-silt mixtures . with fines GC Clayey gravels and gravel-sand-day mixtures (more than Sand(>50% Clean SW Well-graded sands and gravelly sands,little or no fines 50%retained passing No 4 sand SP Poorly-graded sands and gravelly sands,little or no fines p . on#200 Sand SM Silty sands and sand-silt mixtures sieve) Steve) with fines SC Clayey sands and sand-clay mixtures . Fine Grained ML Inorganic silts,rock flour and clayey silts Soils Silt and Clay CL Inorganic days of low-medium plasticity,gravelly,sandy 8 lean days iqumit<50) OL Organic silts and organic silty days of low plasticity (50%or more Silt and Clay MH Inorganic silts and clayey silts passing#200 (liquid limit>50) CH Inorganic days or high plasticity,fat days sieve) OH Organic days of medium to high plasticity Highly Organic Soils PT Peat, muck and other highly organic soils .. ,' ,.•°••GRAPHIC'SYMBOL-LEGEND. dos` Earth GRAB Grab sample SPT Standard Penetration Test(7 OD).ASTM 01585 - ii " r Engineers. ST Shelby Tube,ASTM D1587(pushed) DM rat Dames and Moore ring sampler(3.25"OD and 140-pound hammer) i CORE N Rock coring • Attachment '14' • 1°• 14' )w 4t, 1651 Centennial Blvd.•Springfield,OR 97477 260 Country Club Rd,Ste 120•Eugene,OR 97401 P.O.Box 931 • Springfield,OR 97477 M P.O.Box 1021 t•Eugene,OR 9744D Phone: 541.741.1981 , -.v Phone: 541.687.9794 Fax: 541.741.0619 ` Fax: 541.687.0924 Evergreen cane Tine company TITLE INSURANCE SERVICES• ESCROW CLOSINGS June 17,2013 Order No. 12-7314 SUPPLEMENTAL TITLE REPORT City of Springfield do Leahy,Van VactorPartial Billing Cox&Melendy, LLP Additional Chain $100.00 188 West B Street Bldg N Springfield, OR 97477 Mn: Joe Leahy TOTAL $100.00 e-mail: jjl @emeraldlaw.com Dear Joe Leahy: We are prepared to issue on request and on recording of the appropriate documents, a policy or policies as applied for,with coverage's as indicated,based on this preliminary report. LEGAL DESCRIPTION: SEE EXHIBIT"A"ATTACHED HERETO Showing fee simple title as of June 11,2013,at 8:00 a.m.,vested in: CITY OF SPRINGFIELD,a Municipal Corporation of the Stale of Oregon Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained In the policy form. No liability is assumed until a full premium has been paid. Order No.: 12-7314 Page 1 of 4 • • SCHEDULE B GENERAL EXCEPTIONS 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements,or claims of easement, not shown by the public records;reservations or exceptions in patents or In Acts authorizing the issuance thereof,water rights,claims or title to water. 4. Discrepancies, conflicts in boundary lines, shortage in area,encroachments or other facts which a correct survey would disclose. 5. Any lien, or right to a lien, for services, labor, material, equipment rental or workers compensation heretofore or hereafter furnished,imposed by law and not shown by the public records. CURRENT EXCEPTIONS: 6. The real property taxes for the fiscal year 2012-2013 are exempted by virtue of State Property Ownership. The company assumes no liability should the exempt status be lifted and taxes levied. (Map No. 17-03-33-44-00100,Code 04-80,Account No.0295749) 7. Rights of the public and of governmental bodies in and to that portion of that portion of the premises herein described lying below the high water mark of the Slough as shown on assessment map and the ownership of the State of Oregon in and to that portion lying below the high water mark thereof. 8. Any adverse claim based upon the assertion that the location of the Slough as shown on assessment map has moved and that any portion of the subject property has been created by artificial means or has accreted to such portions so created,or based on the provisions of ORS 274.905 through 274.940. 9. Grant of Easement and Right-of-Way,including the terms and provisions thereof, by instrument Recorded August 3, 1944, Book 272, Page 95, Reception No. 138759, Lane County Oregon Records. 10. Grant of Easement and Right-of-Way,Including the terms and provisions thereof,by instrument Recorded August 3, 1944, Book 272,Page 107, Reception No. 138764,Lane County Oregon Records. 11. Restriction of Access set out in Deed Recorded September 28, 1950,Book 424,Page 215, Reception No.29455, Lane County Oregon Records. 12. Restriction of Access set out In Decree in Condemnation Suit entered February 19, 1959, Case No. 51586, Lane County Circuit Court Records. 13. Restriction of Access set forth in Deed to the State of Oregon, Including the terms and provisions thereof,by Instrument Recorded in Book 418, Page 189,and modified by Instrument Recorded April 20, 1962, Reception No.66778, Lane County Oregon Records. 14. Ordinance No. 17866, including the terms and provisions thereof, by Instrument Recorded March 3, 1977, Reception No. 77-12011, Lane County Oregon Records. Order No.: 12-7314 Page 2 of 4 • • EXHIBIT "A" LEGAL DESCRIPTION A parcel of land lying in the Zara Sweet Donation Land Claim No.68,and also in the Southeast one- quarter of Section 33,Township 17 South, Range 3 West of the Willamette Meridian,in Lane County, Oregon,said parcel being bounded on the Southerly boundary by the parcel of property described in that certain Warranty Deed wherein Dale Fischer, indiQidually and as trustee for Alexandria Fischer Morse and David Dodd Fischer, appears as Grantor,and Lane County,a political subdivision of the State of Oregon, appears as Grantee,which Deed was recorded in Lane County Official Records on August 6, 1976, under Reception No. 76-40388, being bounded on the Easterly boundary by the parcel of property described in that certain Warranty Deed wherein Roy Jenkins and Edith Jenkins,appear as Grantors, and Cecil R. Armes and Elaine K.Armes, husband and wife,appear as Grantees,which Deed was Recorded December 22, 1972, Reception no. 33745,Lane County Official Records,being bounded on the North by the Southerly right-of-way line of Franklin Boulevard(McKenzie Highway), and being bounded on the West by that tract of land described in Deed to the State of Oregon,by and through its State Highway Division,Recorded July 29, 1942,Book 234,Page 292,Lane County Oregon Records,in Lane County, Oregon. • • • Order No.: 12-7314 Page 4 of 4 • • • i ma's r.�,$ -: , F ��-+. _. ., .z 5 fiNy- _ si OOOCigJpppuO1JOt.07gpirynG IC , FREEWAY \ % \ ate. 3 _ _ m �„ 8 =, m —cc.-c y� Cal) \ 9 71 11) 1 E C ,,r .sal, -6� CC1�TiU7 r,r' . m O 0 , - -.9 N �1ry r, 1 ".»'�a , o .1 e '": \ qry_ . ti •F { 4} 0 11 I , an U 1 1 1 ,1 _ i \I' 1 S * .1 I 0 1 \ 1 t 1 1 '{ 1 1 1 g � i 0 _tw. T_..teC4 CO • s _ > h r �s s f y5 F rMA Stymy SLA - S �: _i. 7, -it- -'.,pis r -- 4,3 fT",c'-""'• r ; �; v2.= j,"„ot +a a ®otq.., kr04..42` x,�"x. • • Privacy Policy Notice As adopted July 1, 2001 Evergreen Land Title Company Private Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (ELBA) generally prohibits any financial institution. directly or through its affiliates. from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices. such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Evergreen Land Titie Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files,or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance. securities and insurance. • Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC.PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical. electronic. and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. r • Attachment '15' • TIA La) 1651 Centennial Blvd.•Springfield,OR 97477 26D Country Club Rd,Ste 120•Eugene,OR 97401 P.O.Box 931• Springfield,OR 97477 +.,.. P.O.Box 10211-Eugene,OR 97440 Phone: 541.741.1981 , \, Ph 94 Fax 541.741.0619 ` Fax 541.687.97,,,- Evergreen L2n0 Tnle C ,,pant/ TITLE INSURANCE SERVICES• ESCROW CLOSINGS June 17,2013 Order No. 12-7315 SUPPLEMENTAL TITLE REPORT City of Springfield do Leahy,Van VactorPartial Billing Cox&Melendy, LLP Additional Chain $100.00 168 West B Street Bldg N Springfield, OR 97477 Attn: Joe Leahy TOTAL $100.00 e-mail: jjl @emeraldlaw.com Dear Joe Leahy. We are prepared to Issue on request and on recording of the appropriate documents, a policy or policies as applied for,with coverage's as indicated,based on this preliminary report. LEGAL DESCRIPTION: SEE EXHIBIT"A"ATTACHED HERETO Showing fee simple title as of June 11,2013,at 8:00 a.m.,vested in: CITY OF SPRINGFIELD,a Municipal Corporation of the State of Oregon Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained in the policy form. No liability is assumed until a full premium has been paid. Order No.: 12-7315 Page 1 of 4 t. • • SCHEDULE B GENERAL EXCEPTIONS 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings,whether or not shown by the records of such agency or by the public records. 2. Facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements,or claims of easement, not shown by the public records;reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights,claims or title to water. 4. Discrepancies, conflicts in boundary lines, shortage in area,encroachments or other facts which a cored survey would disclose. 5. Any lien, or right to a lien, for services, labor, material,equipment rental or workers compensation heretofore or hereafter furnished, Imposed by law and not shown by the public records. CURRENT EXCEPTIONS: 8. The real property taxes for the fiscal year 2012-2013 are exempted by virtue of State Property ownership. The company assumes no liability should the exempt status be lifted and taxes levied. (Map No. 17-03-33-44-00200, Code 04-80,Account No. 0295772) 7. Rights of the public and of governmental bodies in and to that portion of that portion of the premises herein described lying below the high water mark of the Slough as shown on assessment map and the ownership of the State of Oregon in and to that portion lying below the high water mark thereof. 8. Any adverse claim based upon the assertion that the location of the Slough as shown on assessment map has moved and that any portion of the subject property has been created by artificial means or has accreted to such portions so created,or based on the provisions of ORS 274.905 through 274.940. 9. Grant of Easement and Right-of-Way, including the terms and provisions thereof, by instrument Recorded August 3, 1944, Book 272, Page 95, Reception No. 138759, Lane County Oregon Records. 10. Grant of Easement and Right-of-Way, including the terms and provisions thereof, by instrument Recorded August 3, 1944, Book 272,Page 107,Reception No. 138764,Lane County Oregon Records. 11. Restriction of Access set out in Deed Recorded September 28, 1950, Book 424,Page 215, Reception No.29455, Lane County Oregon Records. 12. Restriction of Access set out in Decree in Condemnation Suit entered February 19, 1959, Case No.51586,Lane County Circuit Court Records. 13. Restriction of Access set forth in Deed to the State of Oregon,including the terms and provisions thereof,by instrument Recorded in Book 418, Page 189, and modified by instrument Recorded April 20, 1962, Reception No.66778, Lane County Oregon Records. 14. Ordinance No. 17866, including the terms and provisions thereof, by instrument Recorded March 3, 1977, Reception No.77-12011, Lane County Oregon Records. Order No.: 12.7315 Page 2 of 4 • • 15. Glenwood Urban Renewal Plan Notice, including the terms and provisions thereof,by instrument Recorded December 14,2004, Reception No. 2004-095229, Lane County Oregon Records. 16. Reservation of Mineral Estate as reserved by The State of Oregon in Bargain and Sale Deed to The City of Springfield, Recorded July 31,2009, Reception No.2009-044325, Lane County Oregon Records. 17. Easement for Ingress and Egress, including the terms and provisions thereof, by instrument Recorded July 31,2009, Reception No.2009-044326, Lane County Oregon Records. NOTE: The address of the property to be insured herein is: Not Known,Springfield,OR 97477. NOTE: A Judgment/Lien/Bankruptcy Search was done for the name(s)CITY OF SPRINGFIELD, and as of June 11,2013,none were found. NOTE: As of June 11,2013,there are no liens for the City of Springfield. INFORMATIONAL NOTE: EVERGREEN LAND TITLE COMPANY FINDS NO NOTICE OF RESCISSION RECORDED IN THE LAST 24 MONTHS. INFORMATIONAL NOTE: The current vesting deed and all changes back to the deed which vests ownership 24 months ago are as follows: BARGAIN AND SALE DEED RECORDED JULY 31,2009,FROM THE STATE OF OREGON, ACTING BY AND THROUGH THE DEPARTMENT OF ADMINISTRATIVE SERVICES,TO THE CITY OF SPRINGFIELD,A MUNICIPAL CORPORATION OF THE STATE OF OREGON, RECEPTION NO.2009-044325. NOTE: SUPPLEMENTED TO UPDATE REPORT. Very truly yours, EVERGREEN LAND TITLE COMPANY HOME OFFICE By: Joseph M.Silence Title Officer cc: NO LIABILITY IS ASSUMED HEREUNDER UNTIL POLICY IS ISSUED AND PREMIUM PAID. IF FOR ANY REASON THE REPORT IS CANCELLED,A MINIMUM CANCELLATION FEE OF$200.00 WILL BE CHARGED. Order No.: 12-7315 Page 3 of 4 EXHIBIT "A" LEGAL DESCRIPTION A parcel of land lying in the Zara Sweet Donation Land Claim No.68, also in the Southeast one-quarter of Section 33,Township 17 South,Range 3 West of the Willamette Meridian, said parcel being described as follows: Beginning at the point on the Westerly line of that tract of land conveyed to State of Oregon,by and through its State Highway Commission, by Deed Recorded in Book 224, Page 292, Lane County Oregon Records,said point being opposite and 270.5 feet distant Southerly from(when measured at right angles to)the centerline of the Pacific Highway at Engineer's Station 195+83.5;said point also being 560.8 feet South and 1291.5 feet West of the Northeast corner of the Zara Sweet Donation Land Claim No.68; thence South 16°30'East along said Westerly property line 28.7 feet to an axle marking the Southwest corner of said property:thence South 72°50'East along the Southerly line of said property 220.6 feet; thence North 16°30'West along the Easterly line of said property 155.15 feet;thence South 72°11'30" West 183.5 feet to the Point of Beginning,in Lane County,Oregon. Order No.: 12.7316 Page 4 of 4 . /I . • • eye._ t ,7* b,2' ' - soarCSOZSaa0000'?oog000000fCc odo750e.roTia-G IC ` Loco svo 1 FREEWAY .. _ • f km --3 1 a,• 1) + 7_ -00= n -1000n \ be 0 Rti -' —15 =j_ o Le v; -< cn O a n 41— n \ R, , O -� 8 vI • 1 I� - : p t coo . , M .� y _ o ` \ W , - . { P kb L38 'to 4 ° L rr 4 l u 1 1 ` 1 Y 1 \^ LO _ar- ' r t 'c i syfi. ry® L ;i T - d itteldi• -! ' 'Y b ' ' Sr- S , ' - • -W-• 3, ! . • za. ^_]C, ':a. C'ibr..rte• a. • • Privacy Policy Notice As adopted July 1, 2001 Evergreen Land The Company Private Policy Notice • PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution. directly or through its affiliates. from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices. such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In comphance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Evergreen Land Title Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you. such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction,such as the real estate agent or lender. • Unless it is specifically stated otherwise =n an amended Privacy Policy Notice. no additional nonpublic personal information will be collected about you We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing sernces on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance. securities and insurance. • Non-financial companies such as envelope stutters and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical. electronic. and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. • Attachment '7' • 1651 Centennial Blvd.•Springfield,OR 97477 260 Country Club Rd,Ste 120•Eugene,OR 97401 P.O.Box 931 • Springfield,OR 97477 AtitN:4 P.O.Box 10211 •Eugene,OR 97440 Phone: 541.741.1981 c� Phone: 541.687.9794 Fax: 541.741.0619 +Lb4. Fax: 541.687.0924 Evergreen Lana Tale Company TITLE INSURANCE SERVICES • ESCROW CLOSINGS June 11, 2013 Order No. 12-7261 SUPPLEMENTAL TITLE REPORT • City of Springfield c/o Leahy, Van VactorPartial Billing Cox& Melendy, LLP Additional Chain $100.00 188 West B Street Bldg N Springfield, OR 97477 Attn: Bill Van Vactor TOTAL $100.00 e-mail: bw @emeraldlaw.com Dear Bill Van Vactor: We are prepared to issue on request and on recording of the appropriate documents, a policy or policies as applied for,with coverage's as indicated, based on this preliminary report. LEGAL DESCRIPTION: SEE EXHIBIT"A"ATTACHED HERETO Showing fee simple title as of June 05, 2013, at 8:00 a.m., vested in: ALPESH PATEL AND KOMAL PATEL, as tenants by the entirety Subject only to the exceptions shown herein and to the terms, conditions and exceptions contained in the policy form. No liability is assumed until a full premium has been paid. Order No.: 12-7261 Page 1 of 4 • • SCHEDULE B GENERAL EXCEPTIONS 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession thereof. 3. Easements, or claims of easement, not shown by the public records; reservations or exceptions in patents or in Acts authorizing the issuance thereof;water rights, claims or title to water. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments or other facts which a correct survey would disclose. 5. Any lien, or right to a lien, for services, labor, material, equipment rental or workers compensation heretofore or hereafter furnished, imposed by law and not shown by the public records. CURRENT EXCEPTIONS: 6. INTENTIONALLY DELETED 7. Any adverse claim based upon the assertion that the location of Slough has moved and that any portion of the subject property has been created by artificial means or has accreted to such portions so created, or based on the provisions of ORS 274.905 through 274.940. 8. Easement, granted to Glenwood Water District, including the terms and provisions thereof, by instrument Recorded September 21, 1995, Reception No. 95-53025, Lane County Oregon Records. 9. Urban Renewal Plan for Glenwood, including the terms and provisions thereof, as set forth by instrument Recorded December 14, 2004, Reception No. 2004-095229. 10. INTENTIONALLY DELETED 11. Lease as disclosed by Lane County Tax Rolls. NOTE: Taxes, Map No. 17-03-34-33-00700, Code 04-28, Account No. 1507381, 2012-2013, $101.43, paid in full. (Account Assessed to CBS Outdoor Inc.) Taxes, Map No. 17-03-34-33-00700, Code 04-28,Account No. 0299436, 2012-2013, $2,598.77, paid in full. NOTE: The address of the property to be insured herein is: 3005-3007 Franklin Boulevard, Eugene, OR 97403. NOTE: A Judgment/Lien/Bankruptcy Search was done for the name(s)ALPESH PATEL AND KOMAL PATEL, and as of June 05, 2013, none were found. NOTE: As of June 5, 2013, there are no liens for the City of Eugene. INFORMATIONAL NOTE: EVERGREEN LAND TITLE COMPANY FINDS NO NOTICE OF RESCISSION RECORDED IN THE LAST 24 MONTHS. Order No.: 12-7261 Page 2 of 4 • • INFORMATIONAL NOTE: The current vesting deed and all changes back to the deed which vests ownership 24 months ago are as follows: WARRANTY DEED RECORDED JULY 5, 2007, FROM MERRILL LYNCH BANK&TRUST CO. FSB SUCCESSOR TRUSTEE OF THE ELAINE H.ARMES TRUST DATED NOVEMBER 27, 2001 AMENDMENT FEBRUARY 5, 2004, TO ALPESH PATEL AND KOMAL PATEL, AS TENANTS BY THE ENTIRETY, RECEPTION NO. 2007-046005. NOTE: SUPPLEMENTED TO UPDATE REPORT, SHOW TAXES PAID AND DELETE EXCEPTION#10 WHICH IS NOW SATISFIED. Very truly yours, EVERGREEN LAND TITLE COMPANY HOME OFFICE By: drIZ";------Cee-C--C(t- Joseph M. Silence Title Officer cc: NO LIABILITY IS ASSUMED HEREUNDER UNTIL POLICY IS ISSUED AND PREMIUM PAID. IF FOR ANY REASON THE REPORT IS CANCELLED,A MINIMUM CANCELLATION FEE OF$200.00 WILL BE CHARGED. Order No.: 12-7261 Page 3 of 4 EXHIBIT "A" LEGAL DESCRIPTION Beginning at a point in the North line of the Zara Sweet Donation Land Claim No. 68, Notification No. 3284 in Township 17 South, Range 3 West of the Willamette Meridian, 14.45 chains South 73° 30'West from the Northeast corner thereof and running thence South 5.44 chains to the center of the slough running Easterly and Westerly through said claim, thence up the center of said slough North 87° East 1.77 chains, thence North parallel with the East line of said daim 5.88 chains, to the North line of said claim and thence South 73° 30'West 1.85 chains to the place of beginning, being a part of said Donation Land Claim in Lane County, State of Oregon. ALSO: Beginning at a point on South line of Pacific Highway right of way South 0° 03' East 57.8 feet from a point which is on North line of Zara Sweet Donation Land Claim and which point is South 74° 12'West 831.6 feet from the Northeast corner of the Zara Sweet Donation Land Claim No. 68, in Township 17 South, Range 3 West of the Willamette Meridian, thence along South line of Pacific Highway right of way North 74° 01'30' East 57.0 feet, thence South 1° 0'East 360.0 feet to center of slough, thence South 88° West 55.3 feet, thence North 0° 03' West 388.1 feet, more or less, to point of beginning, all in Lane County, Oregon. Order No 12-7261 Page 4 of 4 . . • - • n. , r=te .' h 7 fr +-'. vy 4r 2"^x• _ --�.acS•y_v.�lF 5<£ L ��'- -[<� -�Y C >»L. i 0 1 = 1 Y f . Iry 1 l +rny' �".-n +�(}}•� � .i"O> Bpi r Crn(n �- - - - - - - = - - _ _ _ _ - - - , $ °°W-C4 Z i , m o t `2 0)0 s i§ . • —fir m '� , C i yY • II . r n_ 4. 0 X ti7--7---1 ° O _ t it '- r ,i, a , 7--,_,-------:„...-,- > y 3%. I , 1 • ay €c P. O g . ay ie I Tip J o l W i 1 3 : Y- _ � y -•PRI - l-y a UG k _ , 'x siP n 5 ya i ilk r Pr- roduced by Evergreen Land Title /11/2013 at 3:18PM using RLID(www.rlid.oral/ Page 1 of 1 Lane County Property. Taxes Due Report Tax Account# 1507381 Alternate Property#(maplot) 17-03-34-33-00700 Tax Code Area (TCA) 00428 Location Taxpayer CBS OUTDOOR INC PO BOX 404 BROADWAY, NJ 08808 Property Values & Taxes 11ot1p[Rea1ar e t Ua l e(R U) d i t f I u I ill! f I d' rl Land Improvement Total Total Assessed Value Tax 2012 0 10,979 10,979 6,337 101.43 2011111 0 10,980 10,980 6,152 - 9954 Current Year Assessed Value 6,337.00 Less Exemption Amount ( 0.00) Taxable Value 6,337.00 Frozen Assessed Value 0.00 Exemption Type Account Status Account Status Account Status Notes •Active Account Current Tax Year Related Accounts 0299436 Ir Remarks Billboard Taxes Due for Account # 1507381 Delinquent Interest (if applicable)Computed Through: 6/11/2013 The tax shown is the amount certified in October unless a value change has been processed on the property, resulting in a tax correction. Value changes typically occur as a result of appeals, clerical errors and omitted property. IIYear7 Id;!`,!1 D4cnphon''1;1i 1 1 E;1Tax ,i, IIMnimumlV Due Datel,�! 2012 Property Tax Principal 101.43 0.00 11/15/2012 Taxes &Assessments due for Account Number 1507381: $0.00 Produced by Evergreen Land Titl•6/11/2013 at 3:18PM using RLID(www.rlid.ot Page 1 of 1 Lane County Property Taxes Due Report Tax Account# 0299436 Alternate Property#(maplot) 17-03-34-33-00700 Tax Code Area(TCA) 00428 Location 3005 FRANKLIN BLVD EUGENE, OR 97403-2265* Taxpayer PATEL ALPESH & KOMAL 1857 FRANKLIN BLVD EUGENE, OR 97403 Multiple site addresses exist on this tax account. Property Values & Taxes � 1 1l� li t i +I !1 5 1 i ,. A. Ic9ui6,Real�Market,Valuej(RMV) �ryl �1 lIG� fli � ��,Ff�"I��'�� �(� �I��i� °1 j, i1 � i iuljil�� �1ut, Land Improvement Total Total Assessed Value Tax 2012, 216,284 60,902 277,186 162,359 2,598.77 2P1 216,284 58,003 274,287 157,630 2,550.55 Current Year Assessed Value 162,359.00 Less Exemption Amount (0.00) Taxable Value 162,359.00 Frozen Assessed Value 0.00 Exemption Type Account Status Account Status Account Status Notes •Active Account Current Tax Year Related Accounts 1507381; 5645685 Remarks none Taxes Due for Account # 0299436 Delinquent Interest(if applicable)Computed Through: 6/11/2013 The tax shown is the amount certified in October unless a value change has been processed on the property, resulting in a tax correction. Value changes typically occur as a result of appeals, clerical errors and omitted property. Ye11191111111111, 111PPs0101361111111111111111111F111raiP1i111 vi mum!j 'Due`Date`:1' 2012 Property Tax Principal 2,598.77 0.00 11/15/2012 Taxes &Assessments due for Account Number 0299436: $0.00 • • • • Privacy Policy Notice As adopted July 1, 2001 Evergreen Land Title Company Private Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates,from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Evergreen Land Title Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information.