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Home My WebLink AboutApplication APPLICANT 11/7/2013 • • City of Springfield SPRINGFIELD Development Services Department 225 Fifth Street Springfield, OR 97477 • Zoning Map Amendment, Type ID Required Project iofor,mation _j(ApplicantJ complete this sectio)) Applicant Name: John Saraceno Phone: 541.726.3204 Company: Springfield Public Schools Fax: 541.726.9555 Address: 1890 42nd Street, Springfield, OR 97477 Applicant Signature: Property Owner: Dr. Hertica Y. Martin Phone: 541.726.3267 Company: • Springfield Public Schools Fax: 541.744.6374 Address: 525 Mill Street Springfield, OR 97477 Owner Signature: Lei /iindc If the applicant is other than the owner, the owner hereby grants permission for the applicant to act In his or her behalf ASSESSOR'S MAP NO: 17-03-34-21 TAX LOT NO(S): 1400 Property Address: No site address is associated with this tax lot State Plane X, Y: 4253727 , 879909 Area of Request Square Feet: 591,109 Acres: 13.57 Existing Use(s) of Property: Vacant/Undeveloped Description of The Proposal: The Applicant requests a Zoning Map Amendment of this parcel from the existing zoning of Public Land and Open Space (PLO) to Low-Density Residential (LDR), consistent with the tugene-Spnngf efd Metropolitan Area General Plan aesignation of LDR. Required Propert jInformation�( Intakes mplete,this.section) � Z / Received by: Case No.: T Ifs 13 - C>ZbD Date: J(/}/T 2, (initials) Application Fee: 51-745.0-0 Postage Fee: 3€3 Total Fee: S € -J .9 Q 1 ek - Date Received. Edited 7/19/2007 bjones Date Received: P1u, 13-00021 NOV =7 2013 NOV :7 2013 Original Submittal Original Submittal---.-•-- • • Zoning Map Amendment Submittal Requirements Checklist 1. The application fee - Refer to the Development Code Fee Schedule for the' appropriate application and postage fee. A copy of the Fee Schedule is available at the Development Services Department. 2. Deed - A copy of the deed to show ownership. 3. Vicinity Map - A map of the property and the surrounding vicinity which includes the existing zoning and plan designations. One•copy must be reduced to 8 1" by 11" which will be mailed as part of the required neighboring property notification packet. 4. Findings - Before the Planning Commission can approve a Zone/Overlay District Change Request, there must be information submitted by the applicant which adequately supports the request. The Criteria the Planning Commission will consider in making their decision is listed below. If insufficient or unclear data is submitted by the applicant, there is a good change that the request will be denied or delayed. It is recommended that you hire a professional planner or land use attorney to prepare your findings. Criteria of Approval (Ouasi-iudicial) SDC 12.030 requires that in reaching a decision on these actions, the Planning Commission or Hearings Official map approve, approve with conditions or deny a quasi- judicial Zoning Map amendment based upon approval criteria (a)-(c), below. (a)Consistency with the Metro Plan policies and the Metro Plan Diagram; (b)Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and (c)The property is presently provided with adequate public facilities, services and transportation networks to support the use, or these facilities, services and transportation networks are planned to be provided concurrently with the development of the property. • • CITY OF SPRINGFIELD ZONING MAP AMENDMENT APPLICATION SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY October 15, 2013 CAMERON McCARTHY LANDSCAPE ARCHITECTURE 6 PLANNING Date Received: Cameron McCarthy Landscape Architecture&Planning 160 Ea Brodw Euen OR 97401 NOV - 7 2013 Phone 541.485.st a7385 ay, Fax g 541.485.e, 7389 www.cameronmccanhy.com Original Submittal • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION INDEX LAND USE APPLICATION FORMS • Zoning Map Amendment WRITTEN STATEMENT 1.0 Project Information 1 2.0 Description of Proposal 3 3.0 Existing Conditions 9 4.0 Submittal Requirements 11 5.0 Approval Criteria 13 • 5.1 Zoning Map Amendment Approval Criteria 13 5.2 Conclusion 28 EXHIBITS A Deed A B Vicinity Map B a" Yr Date ReC3iVOO: NOV - 7 tai2913 • Original Sub t __- — - Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 INDEX • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • This page is intentionally left blank. • Date Re03ivc6: NOV -`7 2013 Original SubmP«ai___ • Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 INDEX • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION YI' ""S''f'\�' �5-T +w' -u°s" i . p' v "#'a74r, 1.0 PROJECT INFORMATION Applicant's Request: The applicant, Springfield Public Schools, requests approval of a Zoning Map Amendment from Public Land and Open Space (PLO) to Low Density Residential (LDR) as part of the disposition process for surplus properties. Property Owner: Springfield Public Schools 525 Mill Street Springfield, OR 97477 Applicant: John Saraceno • Springfield Public Schools 525 Mill Street Springfield, OR 97477 541.726.3204 john.saraceno @springfield.k12.or.us Applicant's Representative: Colin McArthur, AICP Principal Planner Cameron McCarthy 160 East Broadway Eugene, OR 97401 541.485.7385 colin @cameronmccarthy.com Project Name: Springfield Public Schools Rainbow Drive Surplus Property Subject Property: Assessor's Map 17-03-34-21 Tax Lot 1400 Location: No site address is associated with this Tax Lot. Geographic Coordinates: X 4253727 Y 879909 (State Plane X, Y) • Latitude: 44.0532° Longitude: -123.0394° Date Received: Property Size: 13.57 acres (591,109 square feet) NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Original Submittal_ • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • Total Development Area: N/A Plan Designation: Low Density Residential (LDR) Plan Overlay Designation: N/A Zoning Designation: Public Land and Open Space (PLO) Overlay Zoning Designation: N/A Development Issues Meeting: N/A Associated Applications: N/A • Date Received: NOV - 7 2013 Original • ,. i • Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 2 • • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION 2.0 DESCRIPTION OF PROPOSAL 2.1 Overview Springfield Public Schools (SPS) ("the Applicant") requests approval of a Zoning Map Amendment from Public Land and Open Space (PLO) to Low Density Residential (LDR) as part of the disposition process for surplus properties. 2.2 Location The property (site, subject site) is located entirely within the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) Boundary, Springfield's Urban Growth Boundary (UGB), and Springfield city limits. At 13.57 acres, the site is identified on Lane County Assessor's Map 17-03-34-21 as Tax Lot 1400. Exhibit B Vicinity Map shows the site as located in northwest Springfield, abutting Rainbow Drive and Island Street. The subject site is currently undeveloped and vacant. The site is surrounded by single family residential development. 2.3 Purpose and Need School District Needs - The request involves a Zoning Map Amendment change for one (1) parcel within Springfield city limits under the ownership of SPS. Proceeds from the sale of the subject parcel are • expected to allow SPS to continue to meet the needs of district constituents. In order to facilitate the sale of surplus property, and to ready the parcel for development, a Zoning Map Amendment to change the zoning from PLO to LDR is required. SPS has declared this parcel as surplus property. The sale will also allow improved services through apportionment of additional funds to current obligations or to areas SPS seeks to enhance by identifying capital projects. At the February 25, 2013 school board meeting, the 2012-2013 citizen-led Facilities Advisory Committee (Advisory Committee) presented recommendations to the School Board to guide the District as it considered a future bond measure to be placed on the November 5' ballot. The School Board voted unanimously in favor of the measure. The committee met eight (8) times between November 2012 and February 2013 and was comprised of 26 community and staff representatives. The committee was asked to focus on several topics and ultimately submitted five (5) recommendations, including solutions that attend to the District's instructional needs and capital needs of all District facilities. A vast number of needs remains, those of which cannot be met,with the current budget. The 2012- 2013 school year began with a Minor Capital Improvement Fund balance of$68,000 and a balance of$208,894.81 for other capital improvements, which does not begin to address even the most urgent and unmet needs of the District's facilities, much less the medium to low priority projects. These funds are not replenished annually but are generated from the sale of surplus property and/or equipment. Once depleted, these funds will no longer be available unless property or equipment is sold. Date Received: • NOV - 7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL October 15, 2013 3 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • A priority of the Advisory Committee is to create more efficient schools to provide comprehensive, basic education for Springfield students. The proposed bond thus addresses many issues faced by Springfield schools: • Inequitable access to educational technology that is intended to support learning for all students; • Outdated technology that inadequately prepares students for 21st Century careers; and • Aging facilities which no longer adequately support the best practices in curriculum design. Projects to improve SPS facilities to undertake the above-stated concerns include maintaining, repairing, and replacing buildings and building systems to extend their lifespan and reduce operating costs. Twelve (12) of 21 schools are more than 50 years old, and six (6) are more than 60 years old. The committee recognizes the importance of continuing to invest in and maintain those buildings to ensure they remain viable school facilities. The committee further recommended that improvements focus on the following areas: replace portable classrooms with permanent structures, improve school security (e.g., Crime Prevention through Environmental Design, security cameras and key card locks), improve transportation infrastructure, and update athletic facilities. Hamlin Middle School, built in 1957, has extensive maintenance issues. Its outdated and failing electrical, storm water, potable water and heating systems can no longer support the number of students enrolled or the instructional program. Despite the current facility's flaws, • its location in the heart of Springfield and proximity to athletic fields, potential for co- curricular improvements, and main Springfield thoroughfares make it an ideal school site. Furthermore, the District's other three (3) middle schools are nearly at capacity, so Hamlin students cannot simply be absorbed into Agnes Stewart, Briggs and Thurston Middle Schools. The adopted SPS 2013-2014 Operating Budget demonstrates that SPS has become increasingly strategic as it decides where and how to invest its limited resources to best serve students; those efforts are beginning to create positive momentum. Changes to student enrollment have resulted in the closing of facilities in the SPS District. These changes have left SPS with both vacant buildings and buildings that have successfully been filled by other educational agencies, which in turn are representing rental income for the District. Principal sources of local revenue are property taxes and earnings on investments. Under the provisions of ORS 294.045, the District may invest money from any bond fund or surplus funds in any of a list of investments approved by the State Treasurer and the Springfield Public Schools Board of Directors. Accordingly, the Advisory Committee recommended that the District maintain a "capital for capital" strategy where funds raised through the sale of land or other properties are dedicated to capital improvements. Under ORS 332.155(5), the School Board has authority to sell any property of the District which in the judgment of the School Board will not be required for school purposes (i.e., surplus property). Proceeds are intended to partially fund the payoff of the Qualified School Construction Bonds (QSCB) when they come due. • Date Received: NOV - 7 20)3 Cameron McCarthy INITIAL SUBMITTAL October 15, 203siginal Submitt4!.. 4 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION • Regional and Community Needs Notwithstanding the direct needs of SPS, the requested amendment will achieve consistency with the Metro Plan and provide opportunities for development under the range of uses allowed by the LDR zoning. An additional benefit to the City from a policy standpoint is the potential for meeting its residential land needs inside its UGB. Oregon specifies that Springfield must fulfill State planning requirements by providing a 20-year supply of residential land. Springfield has capacity for 9,021 dwelling units within its existing UGB and will need to provide approximately 5,920 dwelling units between 2010 and 2030 to accommodate growth during this 20-year planning period. Nearly 60 percent (3,552) of these dwelling units will be single family residential units. The proposed site can provide appropriate land for such housing, as it is within Springfield's existing UGB as previously noted. Specific characteristics of the site also demonstrate its suitability for such development. The feasibility of development becomes greater with little to no land development constraints (e.g., steep slopes, locally significant wetlands, or site contamination). • The Applicant's request for a Zoning Map Amendment is consistent with at least two (2) of • the City's stated goals under which it is developing its comprehensive plan: • Promote compact, orderly, and efficient urban development by guiding future growth to planned redevelopment areas within the established portions of the city;and • • Balance the goals of accommodating growth and increasing average density within the city with the goals to stabilize and preserve the established character of sound, older neighborhoods. A Zoning Map Amendment for this site will allow Springfield to achieve higher densities closer to the urban core, where residents can access commercial services nearby. These services are accessible by modes of transportation that do not necessitate automobile use. Thus, approval of this request may allow Springfield to accommodate a range of housing choices that are affordable, environmentally sound, and equitable when all costs are accounted, for example: • Infill housing and other uses allowed by LDR zoning may capitalize on existing infrastructure available to its future residents, without having to force the City and its residents to incur the short and long term costs of residential and infrastructure expansion (Ref. Statewide Planning Goals 11 Public Facilities and Services and 14 Urbanization); • Not all Springfield residents can afford nor do all prefer automobile ownership; and • Potential reductions in automobile trips and/or trip distances, compared to expanding at the periphery are likely to preserve natural areas and maintain air, land, and water quality (Ref. Statewide Planning Goals 3 through 6: Agricultural Lands; Forest Lands; Natural Resources, Scenic and Historic Areas, and Open Spaces; and Air, Water and Land Resources Quality). Equally important, as described in the second goal, is preserving the established character of • older neighborhoods. A request for a Low Density Residential zoning classification, if approved, will ultimately result in development that blends seamlessly w. the existing, LDR-zoned neighborhood. Though a specific development proposal is o�tR aeb : this request, the intensity and character of development allowed under LDR zoning must NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Original Submittal 5 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • comply with development standards and design regulations consistent with said zone. Therefore, projects anomalous in appearance and use are precluded from development approval by way of Springfield City Code. 2.4 Land Use Requirements The subject parcel is designated Low Density Residential (LDR) by the Metro Plan and is zoned Public Land and Open Space (PLO) by the Springfield Development Code (SDC). The parcel is located in West Springfield. Springfield is working to update its 2030 Refinement - Plan (i.e., comprehensive plan). Accordingly, the site lies outside of Springfield's current Neighborhood Refinement Plan boundaries, which provide land development policies at greater specificity than the Zoning Map and Metro Plan. Land Use/Transportation Connection Upon approval, the proposed Zoning Map Amendment change will result in a zoning designation (LDR) that is consistent with the plan designation (LDR). Therefore, Traffic Impact Analysis (TIA) and corresponding traffic mitigation measures are not warranted and do not apply to the proposal. The Transportation Planning Rule (TPR) requires local • governments to adopt an acknowledged Transportation System Plan (TSP). The TIA assesses whether the improvements in the adopted TSP will adequately serve additional traffic when a change in zoning occurs, even if existing conditions will not. If the analysis finds that adequate planned capacity in the TSP is lacking, then the City must balance the proposed land use that allows more traffic with the capacity of the transportation system. SDC 4.2-105(A)(4) outlines the measures Springfield applies when accounting for such • impacts. The Zoning Map Amendment request is consistent with the exceptions listed in Section 0060 of Oregon's TPR. These exceptions eliminate the requirement for a development proposal to conduct a TIA that would otherwise apply to the proposal, thereby streamlining the permitting process. The City may find that the Zoning Map Amendment does not significantly affect an existing or planned transportation facility if three requirements are met in Subsection 9 of TPR Section 0600. The proposed Zoning Map Amendment meets all three exceptions and corresponding requirements. The Zoning Map LDR designation is consistent with the Metro Plan LDR designation; it is consistent with the Urban Standards, Arterial Capacity Improvements, and Bikeway System projects identified in the acknowledged and adopted TSPs based on a review of the July 2002 TransPlan and the 2007 Regional Transportation Plan (RTP) (the Springfield TSP is currently in draft form); and the site is not subject to an urban growth boundary amendment at the time of this proposal.' Land Use/Natural Features and Environmental Quality Connection FEMA Floodplain Map 41039C1141F shows the subject parcel to be located entirely outside the 500-year floodplain.2 The subject parcel lies outside of the Drinking Water Protection Overlay District, outside of City-designated Time of Travel Zones, and outside of City- designated Zones of Concentration according to the Wellhead Protection Area Map prepared ' http://www.oregon.gov/LCD/docs/rulemaking/2009-11hpr/tpr_amendments-summaryaat#fPet10..ed: • 2 Applicable Code: Sections SDC 3.3-400; 5.17-125(D). �V NOV 7 2013 Original Sib rltttel Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 ---�6— • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • by the City's Development & Public Works Technical Services Division and Springfield Utility Board (SUB1.3 The subject parcel contains no jurisdictional wetlands. 2.5 Summary of Request As described above,this proposal is a request for a Type III, Quasi-Judicial, Zoning Map Amendment as specified at SDC 5.22-100. Findings demonstrating consistency with applicable SDC policies, approval criteria, and provisions are provided in Section 5 Approval Criteria. The attached materials and enclosed findings demonstrate compliance with all Zoning Map Amendment application submittal requirements and criteria listed at SDC Sections: 5.22-100 Zoning Map Amendments; and 5.4-100, Development Applications. • Date Received: NOV - 7 2013 • Original Submittal • 3 Springfield Development&•Public Works Technical Services Division;Springfield Utility Board. (January 2013). Wellhead Protection Areas: Time of Travel Zones (February 2008 Delineations)and Contaminant Source Inventory. Applicable Code: Section 3.3-200. Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 7 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • This page is intentionally left blank. • • Date Received: NOV - 7 2013 Original Submittal • • Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 8 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION 3.0 EXISTING CONDITIONS 3.1 Soils The existing soils at the site are: Malabon-Urban Land complex (87%); Dayton Silt loam, clay substratum (10%); and Courtney gravelly silty clay loam (3%). Malabon soils are classified as hydrologic group C, which is the dominant hydrologic soil group in Springfield, characterized by slow infiltration rates when thoroughly wetted and soils that are moderately fine to fine in texture. The latter two soils are hydric in nature,though they drain poorly.' 3.2 Urban Services Lane Transit District's (LTD) bus routes 13, 18, and 19 are within walking distance (less than a quarter mile) from the site. The EmX line runs about a half-mile away. Nearby parks and open space include: the grass area and park along West D Street, Menlo Park, Kelly Butte Overlook Park, Pre's Trail, and Island Park. Also nearby are Springfield Public Schools' Centennial Elementary, Moffitt Elementary, Hamlin Middle, and Springfield High Schools. 3.3 Urban Facilities (Utilities and Infrastructure) Future property owners will determine the precise locations of and connections to service lines, extension of water and sewer service, and construction of access improvements as • redevelopment occurs, commensurate with the scale of proposed development. A review of Springfield's current and long range planning documents, written and implemented to support existing and future development of infrastructure maintenance and improvements, includes the: Capital Improvement Program:A Community Reinvestment Plan (2014- 2018); Wastewater Master Plan; Storm water Facilities Master Plan; and several transportation plans, discussed in Section 5.1 Zoning Map Amendment Criteria. The current levels of operation of Springfield's infrastructure that serve the site are sufficient for the neighborhood surrounding the site and are therefore sufficient for the proposed zoning as described in detail under section 5.1 Zoning Map Amendment Criteria. Stormwater Two (2) storm sewers are immediately adjacent to the site on Rainbow Drive. These sewers connect to stormwater mains, approximately 1,334 feet in length, which run along the northern and eastern boundaries of the site. These stormwater mains are not separated by existing homes, as is the case to the south. The City's Storm water Facilities Master Plan (October 2008) identifies the site as Figure 3-12 on its Drainage System Map (Page D1), which is part of the Willamette River Basin. Wastewater Figure ES-1 of Springfield's Wastewater Master Plan (Plan) (June 2008) shows existing, major (main) wastewater system pipes surrounding the site in all directions. Adjacent residential development connects to these systems. A 900-foot wastewater service line runs through • (a) USDA Natural Resources Conservation Service. Hydric Soils List. Lane County Oregor g rfteC @IVed. fc.sc.egov.usda.gov/M01/hydric pdf/oregon/OR637_hyd ric.pdf (b) City of Springfield, OR. (2008). City of Springfield Stormwater Facilities Master Plan. NOV - 7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL October 15,2013 9 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • the entire midsection of the site, continuing westward across Aspen Street and eastward across Rainbow Drive, which eventually connects to these main pipes. Beginning at Page 33, the application narrative accompanying Figure 5-2 demonstrates that there are no system deficiencies warranting the expansion of existing pipes or the construction of new pipes to divert wastewater flows. Transportation The existing road system in the vicinity of the site consists of Rainbow Drive directly to the east (classified as a Major Collector), Aspen Street to the west (classified as an Urban Minor Collector), and Island Street directly to the north (classified as an Urban Local Road). Two (2) streets north of Island Street is West Centennial Boulevard (classified as an Urban Minor Arterial), and further south is Diamond Street (classified as an Urban Local Road). Sidewalks, 5 to 10 feet in width, run along Rainbow Dive and connect the site to West Centennial Boulevard and West D Streets. • Date Received: NOV - 7 2013 • Original Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 10 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION 4.0 SUBMITTAL REQUIREMENTS Described below are each of the required procedural and information requirements necessary for the submittal of a Zoning Map Amendment request. Findings of compliance with applicable policies, approval criteria, and standards are provided in Section 5 Approval Criteria. 4.1 Zoning Map Amendment Submittal Requirements .1 Application Fee- Refer to the Development Code Fee Schedule for the appropriate application and postage fee. A copy of the Fee Schedule is available at the Development Services Department. The required filing fee of$5,821.90 is enclosed with the submittal. .2 Deed - A copy of the deed to show ownership. A copy of the Deed is included as Exhibit A. .3 Vicinity Map—A map of the property and the surrounding vicinity which includes the existing zoning and plan designations. One copy must be reduced to 8 ' " by 11" which will be mailed as part of the required • neighboring property notification packet. The Vicinity Map for the request is provided as Exhibit B and is printed as 8.5" by 11". .4 Findings - Before the Planning Commission can approve a Zone/Overlay District Change Request,there must be information submitted by the applicant which adequately supports the request. The Criteria the Planning Commission will consider in making their decision is listed below. If insufficient or unclear data is submitted by the applicant,there is a good change that the request will be denied or delayed. It is recommended that you hire a professional planner or land use attorney to prepare your findings. Criteria of Approval (Quasi-Judicial) SDC 12.030 requires that in reaching a decision on these actions, the Planning Commission or Hearings Official map approve, approve with conditions or deny a quasi-judicial Zoning Map amendment based upon approval criteria (a)-(c), below. (a) Consistency with the Metro Plan policies and the Metro Plan Diagram; (b) Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and • (c) The property is presently provided with adequate public facilities, services and transportation networks to support the use, oialatsy Received: facilities, services and transportation networks are planned to be provided concurrently with the development of the property. NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Originai-Gubmittal. I • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • The preceding written narrative explains the request and includes information relevant to determining future action. Findings of compliance with applicable criteria and standards are provided in Section 5.1 Approval Criteria. • • • • • Date Rev&ived: NOV - 72013 • Original • Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 12 SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION 5.0 APPROVAL CRITERIA This request involves a Zoning Map Amendment from PLO to LDR for one (1) tax lot within Springfield city limits that SPS has identified as surplus property. A request for a Zoning Map Amendment under Springfield Development Code (SDC) is subject to approval criteria beginning at SDC 5.22-115. Findings of compliance that establish the consistency of this request with the applicable approval criteria and provisions are provided below. 5.1 Zoning Map Amendment Criteria (SDC 5.22 -115) The Applicant acknowledges the need for consistency with a variety of plans that are applicable to the City of Springfield and to the entire metropolitan area. The findings below address timing, appropriateness, and availability of services and accompany the Zoning Map Amendment Application form. As presented under SDC 5.22-115, criteria (A) and (B) are not criteria specifically listed as approval criteria; approval criteria begin at criterion (C). The request addresses criteria (A) and (B), as they are listed under the section entitled "Criteria." The findings under these criteria provide context for the specific approval criteria addressed under subsection (C). A. Quasi-Judicial Zoning Map Amendments. The Planning Commission or Hearings Official may approve, approve with conditions or deny a Quasi-Judicial Zoning Map amendment based upon approval criteria C.1. through 3., below. The • Planning Commission or Hearings Official shall make the final local decision on all Quasi-Judicial Zoning Map Amendments that do not include a Metro Plan diagram amendment. Quasi-Judicial Zoning Map Amendments involve the application of existing policy to a specific factual setting, generally affecting a single or limited group of properties and may or may not include a Metro Plan diagram amendment. This request satisfies the description of a Quasi-Judicial process for Zoning Map Amendments, as the subject site is not proposed for subdivision and has Springfield Public Schools as its sole owner. The following narrative acknowledges all four (4) approval criteria but is only responsible for demonstrating findings consistent with criteria C.1 though C.3 (below) in its request for a Zoning Map Amendment from PLO to LDR. A Metro Plan diagram amendment determination is not submitted nor is it required; the existing Metro Plan designation is LDR. B. Legislative Zoning Map Amendments and Quasi-Judicial Zoning Map Amendments Raised to a Type IV Review. The Planning Commission or Hearings Official may make a recommendation to the City Council to approve, approve with conditions or deny Zoning Map Amendments and Metro Plan diagram amendments based upon approval criteria in Subsection C. 1. through 4., below. The City Council shall make the final local decision on all Zoning Map • Amendments involving a Metro Plan diagram amendment. A Metro Plan diagram amendment determination is not required, as the existing designation • is LDR. Findings under criterion C.1 (criterion (C), subsection 1) discuss the p ability of�1�' the parcel's existing LDR Metro Plan designation and the proposed Zoning FAo � �rs ,� change to LDR. Elevation to a Type IV review procedure is therefore unwarranted. NOV -7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 13 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • C. Zoning Map Amendment Criteria of Approval: 1. Consistency with applicable Metro Plan policies and the Metro Plan diagram; The Metro Plan Diagram is: .. an arrangement of[goals, objectives, and recommendations found elsewhere in the Metro Plan, and of]existing, and to an even greater degree, projected land uses... " (Page 11-G-1). Further: "Used with the text[of the Metro Plan]and local plans and policies, they provide direction for decisions pertaining to appropriate reuse • (redevelopment), urbanization of vacant parcels, and additional use of underdeveloped parcels..." (Pages 11-G-2 and 11-G-3, Residential Category). An inconsistency exists between the Eugene-Springfield Metropolitan Area General Plan (Metro Plan) and Springfield's zoning of the subject parcel. The Metro Plan Diagram (Policy Framework G) shows the underlying Metro Plan designation for all subject parcels as Low Density Residential (LDR). This inconsistency between Plan and Zone designations does not infer incompatibility, as Springfield's Zoning Map classifies the parcel as Public Land and Open Space (PLO). Uses allowed by PLO are considered "compatible" with LDR Plan • designations only if they can demonstrate compliance with refinement plans, zoning ordinances, and other local controls for allowed uses in residential neighborhoods.' Taken literally, "compatible" does not mean "consistent." Policy A.2: Residentially designated land within the UGB should be zoned consistent with the Metro Plan and applicable,plans and policies; however, existing agricultural zoning may be continued within the area between the city limits and the UGB until rezoned for urban uses. PolicyA.2, consistent with Oregon Statewide Planning Goals as required by State law, makes apparent that the Metro Plan is the overriding document when an inconsistency exists between a city's parcel-specific Zoning Map and the Metro Plan (in most instances).' The proposed Zoning Map Amendment requests rezoning of the subject parcels from PLO to LDR, consistent with a Metro Plan designation of LDR. Thus, this policy element of the Metro Plan is satisfied. Date Received: NOV - 7 2013 Original Submittal_ 5 Lane Council of Governments. (2004). Eugene-Springfield Metropolitan Area General Plan. Pages II-G-3 and III- C-1. • 5 OAR 660-015-0000(2) . http://www.oregon.gov/LCD/dots/goals/goal2.pdf. Oregon Statewide Planning Goal 2: Land Use Planning. Cameron McCarthy INITIAL SUBMITTAL October 15, 2013 14 SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION Growth Management Influences the Provision of Publicly Provided Infrastructure In recognition of Oregon Statewide Planning Goal 14,7 the Plan's Metropolitan Goal: Growth Management, sets forth the provision to use urban, urbanizable, and rural land in an efficient manner. The Metro Plan also stipulates that future development "...encourage orderly and efficient conversion of land from rural to urban uses in response to urban needs, taking into account metropolitan and statewide goals."8 In so doing, the Metro Plan confirms this proposal's consistency with said provisions; the proposed site location satisfies the following finding on page 1-8 and the following statement on page II-C-1 of the Plan, as it is within Springfield's UGB: Finding: Orderly metropolitan growth cannot be accomplished without coordination of public investments. Such coordination can be enhanced through use of the 'Public Facilities and Services Plan'and scheduling of • priorities. Statement To effectively control the potential for urban sprawl and scattered urbanization, compact growth and the urban growth boundary(UGB) are, and will remain, the primary growth management techniques for directing geographic patterns of urbanization in the community. In general, this means the filling in of vacant and underutilized lands, as well as redevelopment inside the UGB. • The classification of the proposed site is underutilized, which satisfies not only the requirement for preventing haphazard expansion of the UGB but also demonstrates that development on this area will be a logical, efficient extension of urban services that currently exist within the city limits that are adjacent to this site. This proposal therefore acknowledges Metro Plan Finding 2, items (a), (b) and (d): Finding 2: Beneficial results of compact urban growth include: a. Use of most vacant leftover parcels where utilities assessed to abutting property owners are already in place. b. Protection of productive forest lands, agricultural lands, and open space from premature urban development. d. Decreased acreage of leapfrogged vacant land, thus resulting in more efficient and less costly provision and use of utilities, roads, and public services such as fire protection. Adequate public facilities and services are available to the site by way of its location, as the site is within Springfield city limits and is therefore within Springfield's UGB. Land within city limits is urbanizable by definition in the Statewide Planning Goals that embody the Oregon Administrative Rules. Goal 14 explains: "Land within [UGBs] shall be considered available for urban development consistent with plans for the provision of urban facilities and services. Comprehensive plans [e.g., the Metro Plan and the Springfield 2030 Date Received: • ' Implementing legislation: OAR 660-015-0000(14). NOV '7 2013 9 LCOG. (2004). Eugene-Springfield Metropolitan Area General Plan. Page II-C-1. Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 15 SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • Refinement Plan] and implementing measures shall manage the use and division of urbanizable land to maintain its potential for planned urban development until appropriate public facilities and services are available or planned." Pages II-C-1 through II-C-8 of the Metro Plan set out the Growth Management goals, findings, and policies. Of the remaining policies, two (2) (presented below in italics) are relevant to the request: Policy C.1: The UGB and sequential development shall continue to be implemented as an essential means to achieve compact urban growth. The provision of all urban services shall be concentrated inside the UGB. Policy C.17 (Page II-C-6): Eugene and Springfield and their respective utility branches, Eugene Water& Electric Board (EWEB) and Springfield Utility Board (SUB), shall be the water and electrical service providers within the UGB (similar to Policy G.9 of Page Ill-G-5). The proposed site is within Springfield city limits, and accordingly, Springfield's UGB. As previously noted, it is thus within an area that is planned for expansion and redevelopment, as the UGB defines the extent of urban building and service expansion over the planning period. Future development, if desired by future owners, will require minimal extension of services. SUB provides utility and water service within Springfield city limits. Lastly, Policy C.1 (above) provides reason for the findings addressing this policy to connect well with the • policies set forth in the Public Facilities and Services Element that are relevant to the request. Pages III-G-1 through III-G-15 of the Metro Plan set forth the Plan's Public Facilities and Services Element. As stated on page III-3-1, "the policies in this element complement Metro Plan Chapter II-A, Fundamental Principles, and Chapter II-C, Growth Management." This request addresses Chapter II-C when explaining that all required development features will remain in the UGB in order to allow Springfield and the entire metropolitan area to develop a "timely, orderly, and efficient arrangement of public facilities and services..."9 The following policies that do not specifically address governmental action are potentially relevant to the subject request. These two (2) policies in the Public Facilities and Services Element serve similar purposes and address the holistic intent of the Metro Plan: Policy G.1: Extend the minimum level and full range of key urban facilities and services in an orderly and efficient manner consistent with the growth management policies in Chapter II-C, relevant policies in this chapter, and other Metro Plan policies. Policy G.2: Use the planned facilities maps of the Public Facilities and Services Plan to guide the general location of water, wastewater, storm water, and electrical projects in the metropolitan area. Use local facility master plans, refinement plans, and ordinances as the guide for detailed planning and project implementation. Date Received: • NOV -7 2013 9 Oregon Statewide Planning Goal 11: Public Facilities and Services. (ORS, 197.298.) Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 16 i • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY. • ZONING MAP AMENDMENT APPLICATION The following plans guide the provision of urban services to the project area. They address Policies G.1 and G.2 and are the basis for the Zoning Map Amendment request and any future improvements that are proposed by subsequent property owners: • City of Springfield. The City of Springfield, Oregon Capital Improvement Program:A Community Reinvestment Plan (2013-2017); • City of Springfield. The City of Springfield, Oregon Capital Improvement Program:A Community Reinvestment Plan (2014-2018); • City of Springfield. Stormwater Facilities Master Plan, (October 2008); • Lane Council of Governments (LCOG) TransPlan (2002); • Draft Springfield TSP(2013 update); and the: • Eugene-Springfield Metropolitan Area Public Facilities and Services Plan (2011 update). This request conforms to all Metro Plan Factors that the Urban Growth Boundary section in the Metro Plan's Policy Framework G: Metro Plan Diagram specifies by way of compliance with the above stated Metro Plan policies (Pages II-G-12 through II-G-14). The Metro Plan Factors and corresponding "results," as stated on Page II-G-12, explain the intent of the UGB and the effects of this intent. Because the Factors and results of this section address development within the entire UGB (emphasis added), this request's conformance to the following Factors, and, accordingly, to these relevant policies in sections III-C and III-G, is achieved by its location fully within the UGB. • • Factor G.1: "Demonstrated need to accommodate long-range urban population growth requirements consistent with LCDC goals;" • Factor G.2: "Need for housing, employment opportunities, and livability;" • Factor G.3: "Orderly and economic provision for public facilities and services;" • Factor G.5: "Environmental, energy, economic, and social consequences;"and • Factor G.6: "Retention of agricultural land..." Pages II-E-1 through II-E-2 establish for the need to allow for orderly Urban and Urbanizable Land. Page 11-E-1 provides steps so that such development may occur: "The actual annexation and rezoning of the land (with accompanying public hearing processes, including Lane County Local Government Boundary Commission approval)." "Extension of public capital improvements (in accordance with programming and funding availability)." This request presents an opportunity for a change in zoning such that redevelopment will not result in leapfrogging land use patterns to areas with little to no potential for urban growth to expand to the site. Its location and current underutilization proposed for infill development will maximize the efficiency of existing services, as it is within city limits and is near sites and major transportation corridors that already support the needs of the greater area, those of which required a substantial investment to provide adequate infrastructure to those uses (e.g., West Centennial Boulevard and Rainbow Drive). Moreover, existing and future single- * family housing in close proximity to the site may share the benefits of future development should development on the parcel require utility improvements or new eatecRimaimedwic NOV -7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Original Submittal 17 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION. • infrastructure in the future, as low density residential land use designations lie adjacent to the entire site. Further measures to ensure the adequate provision of public services to the site will result from specific development proposals from future property owners. As previously noted, SPS intends to facilitate development of this surplus property though rezoning and disposing it to interested parties thereafter, at which point future owners will develop specific proposals for the site. Determining precise locations of future connection points to existing infrastructure and any additional infrastructure required to support a use allowed under LDR zoning are outside the scope of this request. It is expected that a site assessment of existing conditions (e.g., a public utility survey) that evaluates sanitary water, power, and storm sewer, sanitary sewer, and streets and traffic safety as required by other land use approvals (e.g., Site Plan Review) and as required by the building permit and inspection process will occur to inform an existing improvement and public utilities plan and/or a grading, paving, and utilities plan at the time development is proposed or as otherwise necessary. In addition to the findings incorporated throughout the Zoning Map Amendment approval criteria, several urban services are also an indication that adequate facilities are available to serve the site. Lane Transit District's (LTD) bus routes 13, 18, and 19 are within walking distance (less than a quarter mile) from the site. The EmX line runs about a half-mile away. Nearby parks and open space include: the grass area and park along West D Street, Menlo Park, Kelly Butte Overlook Park, Pre's Trail, Riverbank Bike Path, and Island Park. Also nearby are Springfield Public Schools' Centennial Elementary School, Moffitt Elementary School, • Hamlin Middle School, and Springfield High School. Regarding emergency services, an Intergovernmental Agreement between Eugene and Springfield ensures the provision of fire and emergency medical services to the site. Police services continue to serve the site and surrounding area through the City of Springfield. Growth Management and Land Supply Influence Urbanization Urbanization accounts for more than acreage when determining how a local jurisdiction can provide adequate public facilities in a timely and cost-effective manner. Demographic trends, such as population projections, together with an accurate assessment of buildable acres in accordance with Springfield's land use policy also informs the extent of urbanization and the land use pattern that exists within its UGB. Policy A.3: Provide an adequate supply of buildable residential land within the UGB for the 20-year planning period at the time of Periodic Review (Metro Plan, Ill-A-5). Policy A.4: Use Annexation, provision of adequate public facilities and services, rezoning, redevelopment and infill to meet the 20-year projected housing demand. Though directed at local governments, adequate public facilities and services are available to support this proposal according to the above stated policies. This request for residential zoning initiates rezoning of the subject site where redevelopment and infill will occur, • commensurate with a portion of the housing required to meet the projected housing demand for the 20-year planning period. Date Received: NOV -7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 18 Original Submittal SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION Lane County adopted coordinated population forecasts for the County and its incorporated cities in June 2009. The forecasts include figures for Springfield for 2010 and 2030.10 In June 2011, the City of Springfield adopted an ordinance amending the Metro Plan to adopt the Springfield 2030 Refinement Plan Residential Land Use and Housing Element and to establish a separate Springfield Urban Growth Boundary pursuant to ORS 197.304.11 The ordinance included the Springfield Residential Land and Housing Needs Analysis (RLHNA), adopted as a technical supplement to the Refinement Plan, which is an "analysis of land supply and housing demand prepared for the City of Springfield by ECONorthwest (ECO) that incorporates input from citizens; stakeholder groups, commissions, and elected officials received throughout a multi-year citizen involvement process that included a Residential Lands citizen advisory committee, online public surveys, community workshops, work sessions, open houses and public hearings." ECO's RLHNA shows the coordinated population forecast for the Springfield city limit and the UGB for 2010 to 2030. The forecast for the population within the Springfield city limits is 74,814 persons for 2030—an increase of 15,923 persons over the 20-year planning period. The UGB forecast for 2030 is 81,608 persons—an increase of 14,577 persons during the same period.12 The City of Springfield's 2030 Refinement Plan and array of public facilities plans account for these studies by ECO; future services show support for accommodating future housing.13 • According to the RLHNA, Springfield has a 378-acre surplus of Low Density Residential land, • a 76-acre surplus of Medium Density Residential land, a 28-acre deficit of High Density Residential Land, and a 300-acre deficit of Parks and Open Space Land.14 In regard to the Parks and Open Space deficit, the technical analysis states: "The Parks and Open designation has a deficit'of 300 acres. This need does not imply that the City should expand the UGB for parks and open space. The City has a surplus of buildable lands in the low and medium density residential plan designations that can provide land for future parks within those designations... A portion of the parks and open space need can also be met on residentially designated land that has constraints and therefore is not counted as buildable acres (e.g., ridgeline trail systems). Since no surplus of land designated for high density residential uses exists, the 21-acre high density residential plan designation deficit has been increased by (7) 10 ECONorthwest. (2009). Draft Springfield Residential Land and Housing Needs Analysis. Map 3-3: Residential Land by Classification,City of Springfield,Oregon. 11 City of Springfield. Ordinance 6268. June 11,2011. 13 Ibid.Table 5.1: Springfield Coordinated Population Forecast, Springfield UGB,2010 to 2030.This table references the Lane County Rural Comprehensive Plan, 1984(Amended in 2009),Table 1-1. Page 5. 13 (a) City of Springfield. The City of Springfield, Oregon Capital Improvement Program:A Community Reinvestment Plan;2013-2017. (b) City of Springfield. (October 2008). Stormwater Facilities Master Plan. (c) These studies are consistent with the Metro Plan's Policy Framework G: Metro Plan Diagram (page II-G-1) • and with Policies A.35 and A.37(Metro Plan, page III-A-13). ° ECONorthwest. (2011). Springfield Residential Land and Housing Needs Analysis. TaDEfteRectikiethf land need and supply,Springfield UGB 2010. NOV -7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Original Submittal 19 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • acres to provide for parkland immediately adjacent to the proposed high density residential district"15 (emphasis added). As discussed above, the technical analysis identifies a deficit of land in the Parks and Open Space (POS) designation and includes an estimate of future land needs. The projected deficit of 357 acres in the RLHNA falls within the estimated surplus of buildable land remaining in the UGB for residential use in Springfield by 2030. In addition, to support both residential needs and needs for open space, Statewide Planning Goal 8 allows cities and park districts to acquire land for park uses outside of urban growth boundaries. Consistent with Statewide Planning Goal 8 is the following Metro Plan Finding, which supports the Metro Plan's goals for urbanization and efficient land development patterns: While development and in-filling have decreased the amount of open space (and associated vegetation and wildlife habitat) within the urban service area, the compact urban growth form has protected open space on the urban fringe and in rural areas within the Plan Boundary (Finding 15, Goal 5 Open Space, Environmental Resources Element). The aforementioned plans and studies are periodic in nature and are thus in accordance with the following Oregon Administrative Rules when recognizing updates to plans and studies in order to address community needs as they change: • OAR 660-024-0030: Population Forecasts (Stat. Auth.: ORS 197.040); • • OAR 660-024-0040: Land Need (Stat. Auth.: ORS 197.040); and • OAR 660-025-0070: Need for Periodic Review (Stat. Auth.: ORS 197.040 & 197.633). • Willamalane Park and Recreation District (WPRD) manages many of Springfield's parks and open space areas. It maintains and operates 5 recreation facilities and 38 parks and open spaces that make up almost 1,000 acres. WPRD also offers hundreds of recreation programs to more than 60,000 patrons. WPRD is a special tax district, separate from the city of Springfield, with its own boundaries. Its service district boundary and planning area extend outside the Springfield UGB in some areas. However, the majority of future parkland is expected to come from areas within the UGB that are residentially designated land (not already PLO-zoned land used for educational purposes), a portion of which is land that has constraints and therefore is not counted as buildable acres (emphasis added). Urbanization Influences Land Use and Transportation The manner in which the Metro Plan is written allows the intent of policies in one chapter to help achieve goals and comply with policies in other chapters. Some policies, rather than being exclusive to their respective sections in the Metro Plan, are better read and analyzed in the context of how well they fit with policies in its other chapters. The expected outcomes of this proposal achieve an overall vision, that of which the Metro Plan disaggregates into separate topics including, but not limited to, land use and transportation. Thus, the findings below may be held against a set of Residential Land Use and Housing policies and Transportation policies that serve a similar purpose. Date Received: • lb Ibid. Page v. NOV - 7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 20 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION Pages III-A-1 through III-A-13 of the Metro Plan establish the Residential Land Use and Housing Element goals, findings, and policies. Of the remaining policies, two (2) (presented below in italics) are relevant to the subject request. Of the policies set forth in the Metro Plan's Transportation Element (Pages III-F-1 through III-F-14), one (1), presented below in italics, is relevant to the subject request. Taken together, these policies state: Policy A.10: Promote higher residential density inside the UGB that utilizes existing infrastructure, improves the efficiency of public services and facilities, and conserves rural resource lands outside the UGB. Policy A.13: Increase overall residential density in the metropolitan area by creating more opportunities for effectively designed in-fill, redevelopment, and mixed use while considering impacts of increased residential density on historic, existing and future neighborhoods. Policy F.26: Provide for a pedestrian environment that is well integrated with adjacent land uses and is designed to enhance the safety, comfort, and convenience of walking. By proposing to accommodate a portion of Springfield's growing population on a developable infill site, this project simultaneously brings Springfield closer to achieving its • housing, urbanization, transportation, and environmental objectives. The resulting land use pattern, also providing a transit-supportive land use pattern, will uphold the Metro Plan Diagram and text such that it will not "leapfrog" but instead result in a higher gross residential density that represents a logical network of urban services. This request exemplifies compact and efficient residential growth in appropriate locations to maximize the use of existing public facilities and services; to preserve outlying rural, agricultural, and natural resource land, and to protect air and water quality.16 In addition, nearby dining venues, commercial and retail centers, and transit facilities are within walking distance of the site and serve residents' daily needs to support the local economy." Potential future development as a result of a Zoning Map Amendment is fitting for the area when also considering the level of activity and the scale of development as means to address intensity. Future development shall be well-integrated with the area, as future development will be subject to SDC Base Zone Development Standards within the LDR Zone. An LDR zone (as proposed) and LDR designation (existing) blend seamlessly with the surrounding properties. The proposed Zoning Map Amendment and future development will allow the neighborhood surrounding the site to preserve its character with the SDC provisions that inform site development standards and building design. In contrast to other zones, LDR is not intended to generate the type of traffic and noise expected by industrially- or commercially- zoned parcels. Therefore, an approved Zoning Map Amendment will facilitate an appropriate transition of physical scale and use (intensity). • 's Lane Council of Governments (LCOG). (2004). Eugene-Springfield Metropolitan Area n@rdI(�y��p �t�p 7. nerd KeGtlrvCU. 17 Ibid. Pages III-F-2 and F-3,and Policy F.3. NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Original Submittal 21 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • Land Use and Transportation Influence the Natural Environment Pages III-C-1 through III-C-16 set out the policies pertaining to the Plan's Environmental Resources Element. Many of these policies are directed to local governments rather than to individual property owners or to the use of individual properties. The Plan's Riparian Corridors, Wetlands, and Wildlife Habitat ([Statewide Planning] Goal 5) section and Air, Water, and Land Resources Quality ([Statewide Planning] Goal 6) section apply to this proposal. Of the potentially relevant policies to the subject request within the Air, Water, and Land Resources Quality section, one (1) addresses considerations that the Applicant (and, accordingly, this proposal) undertook throughout the application process: Policy G.15: Consider wellhead protection areas and surface water supplies when planning stormwater facilities. Policy G.16: Manage or enhance waterways and open storm water systems to reduce water quality impacts from runoff and to improve storm water conveyance. Noting the area's location outside of water and drainage protection areas, several factors demonstrate that potential future development facilitated by this Zoning Map Amendment Request will protect vegetation, natural water features, and drainage systems to the maximum extent practicable: (1) the subject site is not located in a groundwater management area; and, (2) the subject site lies outside of the Drinking Water Protection Overlay District according to the Wellhead Protection Area Map prepared by the City and • SUB.18 Future development will be required to conform with SDC 4.4-105 and Specific Development Standards as specified in SDC 4.7-200, 4.7-203, and SDC 4.7-205; to manage stormwater and drainage in order to relieve demand on the City's piped drainage system; to alleviate future costs of treating the piped discharge; to promote water quality; to preserve groundwater and the vegetation and rivers it supports; and, to reduce peak storm flows. • 2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and Refinement Plans and Plan Districts The site is not within an area subject to an adopted refinement plan. This element of this • criterion does not apply." The site also lies outside the Glenwood Riverfront District and Booth-Kelly Mixed Use Plan District boundaries. These two Plan Districts are the only established Districts per SDC 3.4-100 Plan Districts. 18 Springfield Public Works Department,Technical Services Division. (September 2011). Wellhead Protection Areas: Time of Travel Zones (February 2008 Delineations)and Contaminant Source Inventory. Applicable Code: Section SDC 3.3-200. 19 The Gateway, Downtown,East Kelly Butte,and Glenwood Refinement Plans(Plans) surround the site. The Gateway Plan's furthest boundary extending toward the site is at the I-105 off-ramp. The Downtown Plan's furthest boundary extending toward the site is at C Street along the Willamette River. The East Kelly Butte Plan's furthest boundary extending toward the site is at West Centennial Boulevard and Wallace Lane. The • Glenwood Plan's furthest boundary extending toward the site is the end of a private road ex �Received: perpendicularly to and between Franklin Boulevard and the South Bank of the Willamette Rib . NOV - 7 2013 Cameron McCarthy • INITIAL SUBMITTAL I October 15, 2013 Original Submittal 22 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY • ZONING MAP AMENDMENT APPLICATION Conceptual Development Plans and Functional Plans Notwithstanding the above-stated requirements, conceptual development plans and functional plans reveal the appropriateness of an LDR-zoned parcel. The set of adopted (emphasis added) plans applicable to the site are the: • Eugene-Springfield Metropolitan Area Public Facilities Services Plan (PSFP); • Central Lane Metropolitan Planning Organization Regional Transportation Plan (RTP) (2007); • Lane Council of Governments Eugene-Springfield Transportation System Plan (TransPlan) (2002); and the • City of Springfield 2014-2018 Capital Improvement Program:A Community Reinvestment Plan. These plans are fundamental to the findings under the second criterion of approval, below. While considered refinement plans, they are also intended as system facilities plans that guide local and regional development in the Eugene-Springfield Metropolitan Area. Thus, the findings addressing the second criterion of approval are incorporated by reference herein as demonstration that: (1) this sub-criterion under the first criterion of approval is met; and (2) as partial demonstration that this first criterion of approval in its entirety is met. The above findings together with the narrative and documentation submitted herewith demonstrate that this criterion has been met to the greatest extent possible. • 3. The property is presently provided with adequate public facilities, services and transportation networks to support the use, or these facilities, services and transportation networks are planned to be provided concurrently with the development of the property. Acknowledgement of pages III-G-1 through III-G-15 of the Metro Plan and page III-G-1, whereby: "The policies in this element complement Metro Plan Chapter II-A, Fundamental Principles, and Chapter II-C, Growth Management," demonstrates that all required development features will remain in the UGB in order to allow Springfield and the entire metropolitan area to develop a "timely, orderly, and efficient arrangement of public facilities and services...”20 As demonstrated herein in the above findings under the first criterion of approval, the proposed site is within Springfield city limits, and accordingly, Springfield's UGB. It is thus within an area that is planned for expansion and redevelopment, as the UGB defines the extent of urban building and service expansion over the planning period. Page eight (8) of the PSFP, a refinement plan that is a supporting element of and is internally consistent with the Metro Plan by identifying significant21 facility projects that satisfy the policies established in the Metro Plan, states: "Consistent with the principle of compact urban growth prescribed �0 Oregon Statewide Planning Goal.11: Public Facilities and Services. (ORS 197.298.). • 21 The PSFP does not identify transportation projects,which are covered in the TransPlan but instead identifies stormwater and wastewater projects, among others. The PSFP appropriately defines tni e1@sm ed: identified as "significant" on the basis of definitions set forth in the PSFP. NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL October 15, 2013 Original Submittal 23 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • in Chapter II, the policies in this element call for future urban water and wastewater services to be provided exclusively within the urban growth boundary. This policy direction is consistent with Statewide Planning Goal 11." Regulating new development on urban lands, the PSFP requires that it must be served by the minimum level of key urban services at the time development is completed. This requirement is thus consistent with Metro Plan Chapter II-A: Fundamental Principles and Chapter II-B Growth Management. This request complements the Metro Plan's and Springfield's effort to coordinate their long- range planning approaches for the provision of needed facilities and services in the metropolitan area.22 The Applicant maintains a focus on consistency with other plans, policies, and reports such as the PSFP, the Oregon Statewide Planning Goals,23 and plans which specifically identify the area within which this development is proposed. Statewide Planning Goals 2, 11, 12, and 14 further address this criterion, and especially pertinent is Goal 14 when considering the provision of public facilities and services (Goal 11). The Metro Plan's General Finding (1) on Page I-8 states: "Orderly metropolitan growth cannot be accomplished without coordination of public investments. Such coordination can be enhanced through use of the 'Public Facilities and Services Plan'and scheduling of priorities. " In recognition of Oregon Statewide Planning Goal 14,Z"the Metro Plan's Metropolitan Goal: Growth Management, sets forth the provision to use urban, urbanizable, and rural land in an • efficient manner. The Metro Plan also stipulates that future development "...encourage orderly and efficient conversion of land from rural to urban uses in response to urban needs,' taking into account metropolitan and statewide goals."25 In so doing, the Metro Plan confirms this proposal's consistency with said provisions;the site's proposed location • satisfies the following statement on Page II-C-1 of the Plan, as it is within Springfield's UGB: "To effectively control the potential for urban sprawl and scattered urbanization, compact growth and the urban growth boundary(UGB) are, and will remain, the primary growth management techniques for directing geographic patterns of urbanization in the community. In general, this means the filling in of vacant and underutilized lands, as well as redevelopment inside the UGB." • Additionally, this proposal is consistent with the Plan's Factor G.5: Environmental, energy, economic, and social consequences25 (see Page II-G-13 of the Metro Plan) and Finding C.4: 22 Lane Council of Governments(LCOG). (2004). Eugene-Springfield Metropolitan Area General Plan. Page 1-2, planning framework item (2). Page II-A-1, Fundamental Principle (2). 23'Ibid._ Pagel-6. Goal 2: Land Use Planning, and Goal 14: Urbanization especially apply. " Implementing legislation: OAR 660-015-0000(14). 25 Lane Council of Governments (LCOG). (2004). Eugene-Springfield Metropolitan Area General Plan, 2004 • Update. Page 11-C-1. 26 Under Factor G.5,Page 11-G-13 of the Metro Plan states: "The Metro Plan Diagram represgts aII ba ncing of all environmental, energy,economic,and social impacts,as addressed by LCDC goals and t c rese9nt3 NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 24 Original Submittal • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • Finding C.4: `Periodic evaluation of land use needs compared to land supply provides a basis for orderly and non-excessive conversion of rural land to urbanizable land and provides a basis for public action to adjust the supply upward in response to the rate of consumption" (Metro Plan, Page II-C-2). While this proposal seeks to facilitate the redevelopment of an infill site rather than increase the supply of Springfield's buildable acres by developing outside the UGB or Springfield city limits, it addresses this Finding such that it helps prevent(emphasis added) outward expansion—the consumption and excessive conversion of rural land is unwarranted as found in the RLHNA.17 This proposal is consistent with the RLHNA's finding that additional housing may already be accommodated within Springfield's existing UGB. Furthermore, the classification of the proposed site is vacant and undeveloped, which satisfies not only the requirement for preventing haphazard expansion of the UGB but also demonstrates that the compact development in this area will be a logical, efficient provision of urban services that currently exist within the city limits that are adjacent to this site." The potential connection points for future development to take advantage of, given the existing LDR uses surrounding the site, nearby commercial uses, and potential to integrate with the existing transportation network therefore satisfy the Metro Plan's Finding 2, items (a), (b) and (d): Beneficial results of compact urban growth include: • a. Use of most vacant leftover parcels where utilities assessed to abutting property owners are already in place. b. Protection of productive forest lands, agricultural lands, and open space from premature urban development. d. Decreased acreage of leapfrogged vacant land, thus resulting in more efficient and less costly provision and use of utilities, roads, and public services such as fire protection. The area encompassing the site is currently developed and is served by existing urban facilities and services. The minimum level of key urban facilities and services (interpreted as key urban services) are defined in the Metro Plan as including wastewater service, stormwater service, transportation, solid waste management, water service, fire and emergency medical services, police protection, city-wide parks and recreation programs, electric service, land use controls, communication facilities, and public schools on a district- wide basis.29 Sanitary sewer, stormwater, water utilities, and transportation facilities are example,decidedly lower residential densities and a much larger land supply may result in lower land costs, but energy savings may very well be sacrificed through need for longer transportation routes and accompanying fuel consumption." 27 Eugene-Springfield Metropolitan Area Public Facilities and Services Plan. Finding 31. Page 19. • 28 Lane.Council of Governments (LCOG). (2004). Eugene-Springfield Metropolitan Area General Plan. Finding 9, Page 16:F1'4:Transportation Element. R9 Lane Council of Governments (LCOG). (2004). Eugene-Springfield Metropolitan Area ®I ReCele i, Page V-3:' NOV - 7 2013 Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 Original Submittal 26 SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • available and can be extended in an orderly and efficient manner within a reasonable timeframe as needed, consistent with this criterion and consistent with the following findings of the PSFP: Finding 1, Page 10: Urban expansion within the urban growth boundary is accomplished through in fill, redevelopment, and annexation of territory that can be served with a minimum level of key urban services. This permits new development to use existing facilities and services, or those which can be easily extended, minimizing the public cost of extending urban facilities. Finding 5, Page 10:All urbanizable areas within the Eugene-Springfield urban growth boundary can be served with water, wastewater, storm water, and electric service at the time those areas are developed. Transportation Regarding transportation, the subject property is conveniently situated near key transit corridors (i.e., West Centennial Boulevard, Rainbow Drive, and West D Street). Existing transportation facilities for automobiles are sufficient to handle the proposed rezoning and subsequent development. The proposed rezoning requested by the Applicant, and uses allowed under LDR zoning, can be constructed while maintaining acceptable levels of service and safety on the surrounding transportation system. The 2014-2018 Capital Improvement Program:A Community Reinvestment Plan (CIP) • identifies programmed funding for an Arterial/Collector Street Seal Overlay (T514) with no additional capacity concerns in the vicinity. Therefore, the impacts to Springfield's transportation system and public facilities resulting from the proposed Zoning Map Amendment will not facilitate land use or levels of redevelopment that would result in types or levels of travel or access that are inconsistent with the functional classification of an existing or planned transportation facility (OAR 660-012-0060(1)(c)(A)1. The City's Existing Conditions and Deficiencies report that informs the updates to the Springfield TSP do not identify this site as requiring any improvements beyond a dedicated bicycle lane along Rainbow Drive. Taken together, the currently adopted RTP (2007), the adopted TransPlan (2002) (a refinement plan and the Transportation Element of the Metro Plan), and the proposed Springfield TSP identify only one (1) transportation system need for the area, which is the provision of a bikeway that meets the Oregon Bicycle and Pedestrian Plan, the Springfield Bicycle Plan, and conforms to Oregon Department of Transportation standards. As noted on the previous page, the 2014-2018 CIP identifies programmed funding for an Arterial/Collector Street Seal Overlay (TS14) with no additional capacity concerns in the vicinity. This CIP identifies more than transportation projects that are of concern to the City. Also of importance are building projects, stormwater projects, and wastewater projects. There are no building, stormwater, or wastewater concerns near the site that qualify for inclusion on the project list with dedicated funding nor are there any identified on the partially funded project list. This finding demonstrates that the vicinity surrounding the site requires minimal to no improvements to accommodate the proposed LDR Dote Received: • NOV - 7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 26 • • a SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • Stormwater Two (2) storm sewers are immediately adjacent to the site on Rainbow Drive. These sewers connect to stormwater mains, approximately 1,334 feet in length, which run along the northern and eastern boundaries of the site. These stormwater mains are not separated by existing homes, as is the case to the south. The City's Stormwater Facilities Master Plan (October 2008) identifies the site as Figure 3-12 on its Drainage System Map (Page D1), which is part of the Willamette River Basin. The Plan shows 38 locations that potentially require measures for flood control based on modeling criteria, one (1) of which includes Rainbow Drive to the east of the site as a Lower Priority CIP area. As such, concerns with flooding or associated water quality on the site as urbanization occurs are unlikely. Pages 5-3 and 5-23 of the Plan describe this site as one where during recent, significant rainfall events, flooding was not observed, and, based on field knowledge of the system, is not expected to occur in the future. Recently awarded contract improvements at the cul-de-sac at Rainbow Drive will ensure proper drainage (Project P21077). Work consisted of removal and replacement of the cul-de- sac's curb and gutter and pavement improvement according to Oregon Department of Transportation specifications. Wastewater Figure ES-1 of Springfield's Wastewater Master Plan (Plan) (June 2008) shows existing, major • (main) wastewater system pipes surrounding the site in all directions. Adjacent residential development connects to these systems. A 900-foot wastewater service line runs through the entire midsection of the site, continuing westward across Aspen Street and eastward across Rainbow Drive, which eventually connects to these main pipes. Beginning at Page 33, the Plan's narrative accompanying Figure 5-2 demonstrates that there are no system deficiencies warranting the expansion of existing pipes or the construction of new pipes to divert wastewater flows. The narrative above supports the finding that future development will result in a logical land use pattern at a metropolitan, city-wide, and neighborhood scale. A proposal warranting a land use approval more specific than a Zoning Map Amendment or building permit will identify site-specific connection points. Such development should acknowledge Springfield's stormwater management infrastructure plans and the stormwater requirements in the SDC (e.g., regulations in the City's Engineering Design Standards and Procedures Manual) as development review becomes necessary. These findings and documentation submitted herewith demonstrate that capacity requirements of public and private facilities will not be exceeded as a result of the proposed development and that public improvements needed to serve the site are currently available or will be extended to the site as part of site improvements. Based on the findings above, this criterion is satisfied. 4. Legislative Zoning Map amendments that involve a Metro Plan Diagram • amendment shall: Date Received: a. Meet the approval criteria specified in Section 5.14-100'id- 7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 27 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION b. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where • applicable. This request for a Zoning Map Amendment is Quasi-Judicial in nature, as previously noted. This criterion does not apply. 5.2 Conclusion Based on available information, supporting materials, and the findings in Section 5.1, the request is consistent with all applicable approval criteria and provisions. • • Date Received: NOV -7 2013 • Original Submittal_ Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 28 • • SPRINGFIELD PUBLIC SCHOOLS RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • EXHIBIT A DEED • Date Received: NOV - 7 2013 • Original Submittal______ Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 A . °� �a lru. fir . _ , _ .... 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T gi-. li _ y `. aX r x r K F:s.:,-;1-7 x .+a.7:,...1, 1l•.4 Y� r i i.y err T ie -f'� , .+ .�t ,q - -�'F- G 4 � Y 1.1'3''• �. . .-- 3 - - _--(.n.:::'ae` 1 I l sw ull.4T hal- mei A.�..1 1 ,...t Ds, & rt to` i brfifi' ---..�.::y 1 r-^.r• kr 3 '-3 i Ti-;-?;T-71.1. ,�`,1,, kl r -•t -tiS 1 1 bt 3.Il▪. �: . ?�i 0.�a.� x ,?rl. t�.-_,e.�mf 1Et-. i�t4CeS {-:er-s w: y.e:.,.,.¢ � fa.. S ,I■ 4- f a i y ry` A • •F OAFN;Coup?lcot�Inoe u. air "'ikr..•, !tArifppdatod�he- `1 1• I yt..!2--- - f:. ,.-• owa cI3 and?onPF7A CRASS" Husband'andrNit r " r"•„C- ..-1 ., r -' 1 !''f c Ik:..vjr9L -i'#.'fit'r2 1 •L r �r�f '' �y mz•a",-- a'zwwmeaiTejbe �}r n [1ta aNd --,.. d �` ii '! °f E„ 1.7.4.' .. - �e /'ar r r 1 D - -resit ,,;r_r-r r1 �Ct , ,..`.wet r.• 3I_.rt`t.r ` kk .......,..17,--`• ...74.t3.`2rC"ms's' ' r .'..`� i . l'''';'-t;..X 1 f' �` t ' r . -h1r k� { ,'tt r;Feld r 4 yf - qr`I;72::;:-..•of .. h. I 't ,-tzar -7 a.. ..r-ia� -Tr'9 .tt ev+a„etl r-� ,a-p-7-4' a . 077:r -.1-11..-;'C ..,..�,.� < „Y. -7.-,- ""-•'�' y4--t: }p. .fit... i�l ` ' I 4..,-v,sr f i °. fe ✓•1'Sal . , '' ° • R_{ CS } L.••_•.: '-''' 2f�¢ r. ii S _c �h- ^ . ' L .- 1' i!;i a 3'r1f!L di l' „ r ° ) e: 'tV ' t t ?,•' ' tx l N I�rr wI � 1� .L � 9u. 1 1 p-.4 ,, ( s . 'y " rtr ?' c' t7i !..1 gt , ozQaj L2. is :� • — ived:• J. NOV - 7 2013 Original Submittal • • . ia 0 iS ,.Y,.x,: -.. tW A R iii .A L+CArzia = � . i y„y, Y/ t + -.� �'AOR VALUEtflECEIS�'EilY a' � z'r.-Aa <• wt 4N/4"t S"ra- z'r• T .'..�.i r a ■ . •�I 1. e a . �+ rS 't a ari q tf fn v Y,; r '2 .. AI.TCB=elAV 3ndr,,ROJ..[ct'^� HGOit<.E..': 61fnd11Uu0hnutl 1 3 a' .:I f,. ;' aic.a...yyf.� t HAlt ro n.. . 'tit t%.a•1 s-. r ad 7iv:s -n.i r r a.. a % r htid�rc,-Lc-,,, ,,P4` ernd W as yrut.n;Mnbl"Arent tetttdn,rt i chd rm:evy uaW SL:s`_taa4{ o. dr, n i•r t{ '. " .T} "-34 -'-BCy00L lnI3'CRIC7j:N04'v19t�tA:Br cgtk: OAi,o; � t^r L-,;•,_ '�; 1 +. (a._ __ a--:`fit A _ T ' t'71' ' r :.hei:4 r4'-rdlb�.1Y(:ranters,�h fa loreini•de+er'had,iaa! 'zoos y trade m it hea.ed:�temrotas and? '" Li+) •;-' hillei[["ent Witt An-undlvadcd one tonth i(1/10) antaroot_Lit µ L i LI I— t•-'4-1.,..1'1 ;. &.g nr_tit,{a -c.C,n ^n+ S -• .h .A., CONIC:r nl,tho:k.aut,L:OO,:ofl t, r,!..„ i 3 ,i,'e Rocert,3 Gu- be i•✓P.at o t�yn.ld Cia7i1,Ro' 59't fovnahlp Kiliinuth a.. ^Ra.3r3 >`'est Hlllaret er+'nr'dtr^ to enee .orth 1590''-06 oft along [;,-fir..' [ ( E4-s.3d 'Yana ai _,cgr'J O..a=.a ncreetC:srlujiO'., -r.,;).-•n ormyctlon*'of Litorty e _j. :447' Lane vitt 1d Ec-41r-.-r t,a n_ w'tr 39 23'' Eeat'�3tio 24zfeot'uiong,k o- 1 t7 ihetcontern ine of+- s e {' tf da s,to 3. ;t a,�,oftanid aresoL oaln+,:, u• point being.TSE TRan:fi O BEGIti Tnv L i nceFbouth 39a 11�!.rEaa I a � i r i'6 . "-„hexbabsas,; C— '.- 1, r" --so.is-ziadivarcutwuri thvnco d tround• -,+ •u•= f,`�'.�a ,. 'r �'I the are of said Curvti't F Lar$--,"∎ d of Vhf h'heat;t7[ orth 81 96 ` '`4"- t +a;^�+- •55 e'r t'.4711--tootstru t e IF', to«�2 44'x ' i t•• t �sbv 'oast `.0-se of-c:moo d "a..CrO aoa r-01;ore}T Fees to- iit$c ! .:� i e °,t a °a= e rpha 0•P•Russo property" Ejiencek""eoutht-,si+{ :` t a9 1' Fscet'231'COi-Pec i3o'tg Y net sou,d ,1n"o of arid' portyl:.t,0}'," +,�• _II -hr-e°1 -ut rnerffhu7 `,ri•' r 5+ rh 1L Ft-twwt to atpnrnt +`A"—' r j Y v hencel around he orcjo a 100 r.Ooi rid us `curve the?long chondroP 7 .lee 1_, u:'ich bear, b.OUth 45 24 3O' •Asst-a){2`43.feet thonoeNorth 89 T'11' '- "") s • ai�390 40•foa o..a..point or the corter lino of a allattir07etieei`I� !� ' r •� 1 thenbeit orthi132 13"'feet to a pglnt 'ltenco orth 8§- llt Weat 65{-•-� rj1' .+ s ,- . 90 tota point tierce hor£n10 -01�.Eas.. 52� 55 feet to the TAUS' '+" ' +,t . } POIAT OF AR"IAMAG al_1 in Lice .Count Ore on .,n i y, s.. iTO hAY E A%D Tp,71013J S.4e said ppremises unU Sa,d:Granteaa the,n'hwntandRasvpn`s forever ' . ' Z - And,thc sud Gras,on hereby erwenedt that they are invrfulY sewed m.f a:mple ot.-wed=premises 1.,▪ 1;.' r ,- f -rt ' lhatt,t _anireeimm%1f9nenmbnneev,= - . t .:.0—a^M�.hat=ihay-uilLuiximtaM dH d th'n shove yraeFbj,yromues+ornl+et W le (uI"deunt vhs[- I 7, ,.j:' q soever fret➢(t is smut stated f t. ;a o,w y� tf 66 n . . -� - - teem) ed./.(rt.. - L4•.. tnw. e 4-.. t r .P V. y1�" �Y4 at.SN4...- 'inn Ben ,'e F K f TS itkallw+ Yu:.yr'r¢' ( `y ,'vg,,„, IORi. _ Cs unty of Ygeit a[--T _:,1..•3__L_, - the above _ ''' t - tl k4ei Owes N:d iioBERT'a I {OWLES'-�ria-R azana w '.. : +(p'1 1 r7 h fix`. . r _,: - s ' N red(tha fo eynina inatrem nt to bathairvo{ae ..a. �, Eaey aet'}nd dead.SaYara•t� lr+ �- 1 We _: ar*ti FL.--• --- ,pnitnrent . ...`_--:-- --;2.. i,Se�� ti i t a 4 1- . ,'-.�' r� :s ° *;4. qp., , -<`.. ▪ ice'• t 47-f s C, s S Fla?' p , . t t E - 41; . 4a. e,.,, Y g2. -T sf YO r- t z �4 $ g $4rta t-4.rr 44 fad p+n.. tl td - ' .� 7 vo - L7 —tamp—L3 .ei 1 , a 1t',' c .\ s �, j, --,-??,.;,„;-:-s--.7.;., R Mw'7 ��yyt F_�yg 6. r.i ,t- -ate -- f1i•=r2-Ipar 4(.-• �.2.P.. .'' ..>t.•- 1.u..L.. k r .. •,"+r fit X1°0. Y - -_ frs �i si 11yi,�� F i,,,,�, of 9 x $S' .t14 i{# It,' ' 1 JYar 1AE l '?or s �b▪ {c �ttN�• 1 FL -.rt `LI %..I-i�.r'Ti y .w.�• t y"'' i SG�'av f�..a:3% +r r� .L4^. 'o- ��'.Fd� T�$y.c L�'..'1` ; �y' � �y d ,?;;:r7;',-. r,??,.h is: ..,? I.n �i,p Pr lr -,. iv:.CblDN7Y 1 t ? 'o,t t,- '-a! d {Cr 'Y.-_i?'-f- µ-cr.n +;r.a.� t_ `�-'n'Y.. ..9 Vr �m�. „;.--.1 l x+� Z- t W �i 13 Original Submittal • • • 2vlt 'r.3'•1G.. fi :4 i 1 " 1 sr i+s b _i.,r-s� �Y'"�; raw .� .lw.•d i ( + r• L D' rm^w� ^'�- i c •.7W3n . v r t o es. OVA UEIRrCLI\EDP i �Fro- ..r...;:...--L• I ,(_G w ` "...."tar'ROAERIA.st7. fJJ11130i. tU•i'ItYvitjlo,-pn�_a•1'tLtld 3CIG L1Vi,171c;.SID18P 'F`_• r S -l l 'r : 4a"aloof panntmect”t.tra.:.r..• -,-..-'.sa •'r f- r, I • r\it 4. r.; ..1'.. .d Ganda rcf°rr,dd hi it Rrant-ra�hnvby 17W1 iwe-t Al andiron ay aub ., r 4 _ ti v, ( 'a i -,SCHOOL DIS^RIC"i 'OS"19 :.IdttiE COJ7-- OR}2104:1 n i.� .a -%4 i } .-;^`3-,1.5.11-..�l _ . x r L x+ t . . yT r :V. Z.-1'' _w-•-"} L.:__..v T es,• •. 1__x-her.ir,j'W d to a Yrai ttie1 f& wfrL Ittr e n r/5)L 7'WI h Wnwmata�hrrtrtdl�nm"atid? 41' j :-,z: �'appuct°nnno4n to wit v''1' hind idc i OflO L . 1'h.(1/5).intoreatSin" ▪ J . ) �' - 1 N i -' nr--t..-...-•... i -.r.- M �' A u ' {. " 3og1nntiig at':Jo Cu rr_'ca r r 1'.c„ lcr�iTh,roc Et^L c,ut. "i..-• �2,i l tc'11613,361'1'1 t Ca�iLW'3, a,ra. i0 i, d L 4i to o'S9T._fotinaICip`,17,xsOuth' `�' h jiy:1•.. 4..noo '1•'1'16 Willamette •.it':1144 .t•.burca orth 100 116ft9BtlelOng •",- �y�• -- ,. . •• - siat o withtleland Strco y at',tTh'a il39u `i..a'aass-3602 4-fi ais11. o g p4 ,'z'^,• • {•'4' thee cenio ,lea or Iet1r. -.6 wee tr. hr..ynnd of„sole street,Our bd1 o.n l .ii_• ,roir belag i7it .XJE ?O T O •;.', -t.1'tt-T'G,;itbonde 9outhh89 .:•Goat Ttl r --. � 15_:ee"LO-theuogitnslii}-,xi•i i.a•w'I notiaUlisacrihv.>, S,heng9 r'aroundt+j lr r:.+ . . 't ..-6..- *o,urc o *snit-clve tlw_tl^.g ,tonT v .::bt i791:_rr n Rnrth�81 X4139 ?,rR-:-.,, , `- 55 tact 47 li reet. tbta c,. o 11 iEus ,-t.rSOO 9111'_562 0 ice yo iGhejy i i -, 4• - •nouohe4 doragt „, c rfpiu, 1),:Ckhee`titiptsipenyy.iithetice�son '.1 as r 1k 8i° 1'l'-cant 23 W LOti-daaµ3 �`e oh lnecoi eaidTproperty to x thq haouthBnnt cornor tltero5 thance- -boutn 70 .• SI�Ceeti ito4&Ci0 rc . • P tierce around,the arc o a 100 foot reditiist curve the long�icho2,-&--67,r-r.„.^4 7 ( , ._ , i -,ech bears 9out'i:k5 24 30:'^Nesr 142 23-feet rthonce Nor4h:69°t111' :"<'s t ti• 1 as=39@'40 f08L;a u a tnilrie-on Ise aeiivei'-1i.ne-o1'_a h.1' trir eTieet ',r" tai i„,. 1 L7 -wnb41i`hri h t 31'-,-15 >ted�o_. pOidtl - rience'hortb!S-7....,,,,,17 Weet 362 55t`,- , . '4,2!`",.. .•,i ce to a T,oint, triefe `or h•0 01. 5545-95Slnet the�•TRUE .....:,4......, 3 A.. ••,;•14-1; ?OINT 0?BEOIM t G` tali •i Sane Caun Y •-Oregon Vii. - -'4•oi.. ` r ay y� .. ..s . Fi i%0 the AND-Aa.:Oe D ihn moor irises unto ed-id LYantee d iim-hpreapitotea id prcims " (' iII :And theyWdflraaroit .11tr tt�rnnnt5:-- ey.u°I r meun,:cr,c_. r; rm(w °' " wSLLri� �' i lr t�,ihtY'ua-ire°{-root al(td`eGYiir'5rtcri�-_,._7_,...,,..__:___7__:.::._,____ s ��- _ __- 7 b LL • �. - a f r dahet k�ay-wb-wnrreat wW:dafeud ihnahnvegantrd,or mtrsl auninn a. lawfut tlwmetvhat . , ( • w yi sosvet except as 1'b° a ein.ed n .g--l.. ..i s,... 111 4 !i. 1'^'' Orl '(sWj_ `j itl F]:3 'a.kT , 1Vt 'a•�� ..Q��t$Ill) t i '�• • v ' ) die v�erner tae 1✓- AE- •saiCOP-cepaFY oti-aae at '- ?ersons➢t.Doat tLIa'. -amedx { l t`.•�, t i ,.;'L E IARISON a angle person -and'1.0151-bAVERNE CHASE i �,''F 1'h, x• FtR7 on Q1': 1111 t -`•-,' _ d 1 1'1; 7X10 ''-fhy fo u slairenrnentstaibo tltcinl-uraery y . 4uig3" ir,,J C ,r�:•. w+,-.r �,.k,.efi ..�/� l Sty / ■ -4://' t . L`" .fin-%o' notarft IN ri ig 4,„al .,6�' v. �i,' ,4,1 t n lIL19 Q•„i,`alra-kf" T 1'.i .(raµ�h, 1'r.43 c-61,”:�} iN..c t "t..2s` iIt iCus'1' Z ..-arse, :-, r-ir 71 1( 'lt i c ±'s r 41t, r.€ , . 1) t `51*.:1 a� ° I t a'. l7 1.:77. J� .::..N r.4-1.s ...7:; ' j:• ' ri ':. 4)jl SCR ' a 1115 7Y iea=•!� �' i r. r-6, _ far..„N a ...ti �3 ra`'9 ', , C>V i -*,((ti AL-1 i 1`} 1- e.,✓.N-".r' ^wN p.' i b' 6 i Sy igti"._ q'�r1.1 tit`"iRF•i i.' e '. e91 .. e�' "ra'I l ri• 7 r'.} '.'1 t I:_ 1111 i l k 1 -trri'T.i,'t"�'S Nil„ . F 1 6 1 i i h . h:A .1 n)f�Z y. .ieer6ttiu tl O Yi cis , (115 t•,rnr. V`1' •/d d' �clijY n l lcO llte tl t 1r `C r a.•'i'" t 4_ilt�. '1' Pr ,K r....' t ,neiriltiM1^ r K'• "':"i ▪ ;+-c;, ..% C�v.. fs�. k'�� e�de rrwtvwiWr♦pa """`t: t t'^+.. 'H+• . ' :. 2013 Original Submittal U L) .. r +,tr•-+t+ r--c :A.'. tra'A L11f r- ''''''"-;.^.“ +L.. Iti Caya_l._ _ _ Sr_ --' :a 'cx- r i-l*2' ir.^•J: ;n'era' "' ' ar c2 . *.i .. ii.°- o I 1! �, { ,3 ( �7� ,ill LAND SALE CONTRACT i 1ti A..., y iJ'mliy � ' t..a.-4,4-4-▪--.44:::7----_,--- IRIS AOREEYZNT .adc w- :_.nom K t •E one vL.: ::. i ' =731.1. i CHASE husband and wife. JAC< W. JOSLfl and LOtNA MERLE JOSL:N, •> : '.is" �3klUSband rand'wife;• ELMER F?.PCLD CHi.EE end OR?::1 D. CHASE, husband � "��sil� grand°wife ROBERT S. IC:JaLES and ALICE MAY XNC'rILES, husband and i' .' �`,Rwife"; • ( . .., _ U . .. . . . . _. _ • . _ . _ -.___ . . , . tiliCanfainift.12,7k'.... 1-.n-4LIC ' .;.Itl:,,5: •:r1 `. '7t71477.7.777,7 ';- •',l' C. .....; . — . . , — --7, frifttra:41:a:i4g:r14-1747 .., ,, ea:9-4..;Zsieeeftigtett .Z.^?:7, ; '.•-" rrl: sorlFra'aPlmv:41 .- L.,5 fil.:11S,r2f-i.j I •• . 14 52650 • • ti,,---Aillinr.,4F,:r: .:- . • ,,i1 ;„,4 S-2 -- ,-;---__-•- • .r....n. • --...7 iityme-s upc^ t^e erecution 2! thls evreement, snd ede deecution 47,71;- Mir".;Fegl.:i agreement ny e So ire s','' be -r ackrowled -lent of ) _ ,L .•!4 4..s,,„ down payment includes zny moneys pt-.4 by the Purchaser 35 earnest i-2 Zt ge-'*-5'-:71.''•.• ;-7:-.-- ; ttle .moffnys for the purpose of binding this iransaction. 1'F; -Wt. P; ' • „ 4 APItiti.. ... 2. Payment of Ba lance. The remainder of the purchase .. prict-smounting to Forty-a:no ThQUSEMQ PQM: Hundred Forty Dollars I Or: .4:ii:4;'.• - • ff-1 ee.-frn it... ...4.1..:. ($49,440) shall be pa id. my i'd.e Purchaser to the sellers as follows: .4 Lat'- ii=fr.:::•. : • ,----- --- - • ' r'ght Thousand Dollars i4a,uuu) on July 15, 1966, p,ue interest tr.':' : then due; and the then remaining balance or 2‘orcy-ono Thousand Pour Hundred Forty Dollars ($41,440) shall be payable in equal .4) .1 la 91.” annual installments of Ten Thousand Three Hundred Sixty cotters Y.3 -7 6 accii . ($10,360), plus interest then due. These annual. installment° 4,1; te''' .. 1 :7 Elpt - shell be payable on the 13th day of July each year with the first fli .1' n Iii"-it• 1 K ,..i 1, ,y,.4-•, 44,,,- such payment due July 15, 1967. No portion of the principal kfl i : ki-it " balance shell be prepaid. Checks shall be-payable to Otto F. -.) g4, " d. yonderheit, Agent. Mir.11.• 3. Interest. The Purchaser shall pay interest at the rate of six percent (6%) per annum on all unpaid balances, said i;gp. ., ..t .'• I =Ti itlici.a, ifi interest to begin to run from the data of this agreement. . a2.17.111411-.. wa. uripwr: . . 4. Taxes. Real property taxes for the tax year 1965- It c-- Irgi,ii: 1966 upon the above described real property shall be prorated il - %, fiNfil ... beiween the Sellers and the Purchaser as of the date of this agree- ,r7-_ ..„ „.„ 111 Purchaser are t ea the taxes for the tax year 1966- e a_ es to y .IS .- 001474It:*72ild Ill taxes iereafter levied27ainst said property as noon . . .: _ . .41F4....9., z-aiiy have become ascertained and psychic. The PorChaaer shall ..1pAt .. .. lil ..._ . aa.-213, pny 211 public or private liens which may heisafter be Imposed A jr f g$1*(.1:gfpn2:seid property within thirty (30) days after said liens become 'ii '14, .ri rmi nt feet les -.441t mit-m•-:.,.-;:•:.71:•:- '• • L..1 .-4...A..4.-,\ ..- : ' :.• 5. Possession. The Purchaser shall be entitled to Neilt-.7-; I.--;' ... „ s• sure tpo ion of the above described property immediately upon the Of1.42.5.r:17iotilOcnYion of this agreement by the parties hvreto. ov40 .ls-gi-,--:11..: -: As Mtc...;,- ),-. 7. 7: - 7--ii / it%ii.Y4,11i4i• • -4 :-...t.i . s.---' —4%,---: •-• 4.1•114 "Sr C1'1 .."/ ,',C.Lt.:ht.:4!Ce 4 1::: %.... . ... . -- --it P -te Received: I-..--pr - '. • M , . .., • .. .. .. . ..„ . • .., • - -• we- .2_4„- -.7•24:4:117:42'.: , • ..41' .: ■,, :t: .:' -1....' :.:(r 'r OV ... 7 2013 ... _.......„-...„......tr-• h. ....... r.z.st...na.ianun-.Eat/a4-b.. .,71.7 74;r7r.",1..-..11 ,tyt• ' • . 1 V44'11417■14,1rFC'V,: .tiiiiTtelViji=r-te711:. f ; . 4:4c Submittal • - , , U U . Mf' 6 na.ayree,u tyrata4, rerr. _..__.. '-� II ; ,n _ ,. }1 52(150 -1(( '1, r f W��- 6, Conveyance. Upon the full payment of .i.v t..,,,, il-.9_ Q s"_y pu.:c)iece price by the Purchaser and upon the fulfillment of � �� .11r* the terms, rn,.nna ,s anA ecnnitinne of tb`- eorenneer my . 1. --_ naid Puzc ..et, the Sellers spa_, thereupon execute and deliver ,. . L'S _ to.the Purchaser a warranty deer: naming said Parenaser as create°, il o i. t: (r- 4 �v•, covering the above destruct property with covenants against ,l Ea k} ca encumbrances except tor easements, reservations and restrictions �, Y� eta v g 1 •t,, '•of record. 'ri1.77 •` Y_ mill Trc-rurce, mt.: setirrs _.. _. n- .r fnrtr..wtth (-•5'y a Purchaser's Title Insurance Policy in the amount of Fifty-Seven .iy }e Thousand Rine Hundred Forty Dollars ($59,950) insuring the 't 1 .t• Purchaeer against loss or damage which might be sustained by the ,, ' .K� � v.. Purchaser by reason of any defect in the title of rha Sellers, �' 7- 3W excepting matters contained in usual printed exceptions in such j title policies, easements, restrictions and reservations of record, P l?:, and upon. the issuance of said policy the Sellers shall deliver the ,g` �t .same to the Purchaser. ��{+ i'S'lE r, S. Default. In the event that the Purchaser fails to P , 11,:, -A"' a� perform any of the ____._. oev_..._.._. =edition?. or o_l cations of 5T a' 7 w this agreement, time of payment and perrormance being of Yhe. �.� ` N. P'h essence, the Sellers upon said default shall have the right io �``,. ,,, y ' axerein. any of the following options: I1a •ea {�, (a) Declare this agreement suit add void and to retain as IL . Si ^.f liquidated damages the amount of the payments heretofore I ! . made under this agreement by the Purchaser and any "CT i �,� n I t y` improvements made upon said premises. After a default e-j sC as above provided, the Sellers shall give to the 1 1 .4 W f f ,��4 �" Puzehaeez Gh 1.rty (30) days writevn notice of the Svllers' ,�„ - k Y 1 'Tit { ' ' intantSon to declare Shia ag=cement cull and void, and — '' 12 within said t'-arty-day y:^.ed the :cre:.aaa: fails to• '''171-4"1-'''t Sully remedy said sciatic or dafau ae, Shit agrvianant Iaca - L- a . 8A (ES e , _ �cd S,le _, ._ _. Da eceived:�y3, Lscla ir� t.. AV it..4.4ift@ji: . • - 1! �r=~ r - . Th — 7 2013 s..„_.—_ Hsu, T s '(m " IX- (1'y_u`i,G yl N',, 1,27,-.5. ...6,1•4424.-‘,..t E7,wh;2y r :.1.4,:s _ x.41.1- y4,1:5 ' , • U . (_) • . ... . . _ ____ . - • — :.--- • . I • "-tat ..tati.=,-1-.1..ws.------ -.--7?"---- •-tr.--i--- ', - --, 7t--'Yr--'17`--- .- - ,y:t • -ff.'5•• . 70 -3-siiaimrsea .M1,12n1:77-77---- ------" ' -"-----"' - -* ii.r..., -774.7 k =Nrctl.117a-2.7(.7.:f7.2.4'" : TitifiLc17Z:s'- . 13- " - Ili? . . 52650 IOAA .., • 'Is:' - h k f. . shell ' frill , , —• — - - ' declaration of forfeiture. act of re-entry. or other . •TrOn-4 : -' . • act by tie sellers to be performed, :oh: al/ Ln. 1( :A ; 1 ..': • V.. t- -!_cf:. 4,- i' :::::::::::::::::: :: : ::::::::::Leverc I 1‘. • aii a i . •• 13 perfectly as :-P this agreement hod never boon made. In f I; • It57' N-'-•7a : .:1r"..-. II the event of . forfeitra as harnin nrovided. the Purchaser snail :peaceably surrender said premises and I I 4 I • FatAl::::. the p----.:.sx thoreof to the Sellers, or in the default 1 P Fli. jIrsfrilt: thereof, the Purchaser nay, at the option of thn Sellers. I 1. . 4 t be treated as tenants holding over unlawfully after the Ila“- • Cell: expiration of a lease and may be ousted and rat:coed as such. Notice as provided for herein shall be deemed to g crt t 1 p•• .. .4e— :4::•• have been given by the deposit in the mails of a l'i. 0. i certified letter containing said notice and addressed I:, '' ti-ii' k .. : to the Purchaser at its last known address. i't i - (15) To declare the full unpaid balance of the purchase 4. 14, "liCiZr ."'"" •.^. r. price immediately due and payable. -. (c) To specifically enforce the terms or Lill. curve:sent by . A-liHt7;'-"r• 1 117 cs-s • • asit in equity. ! hay - 1-: .4454: - . (d) To foreclose this contract by strict foreclosure in ., . 14 e,v, • equity. taffilill ' 1 - at, . • • - ........77siarsti The option provided for in subparagraph to) amove may be • . • : . . • fRil 747...J1q.v. x.i.i..0 concurrently and jointly with the option provinee roe in 0. . .,.. ..----- - ., . [oi. ••1 EeTr"isUbparagraph (c) above or with the option provided for in subpara- TM rst-ft--.17,e , • cp.. -- graph (d) above The granting to the senors or to EuLegulny L. ql*Zakt7S!qi9Ods shall not nrerlude the Sellers from ea....is/a:3 any ether gi . 4i9ltr/a.:-i-T ii. .I.g, 7,clivi Crepiedy. available to the Sellers at law or in equity. i 4 i 9. Waiver. No waiver of any right arising old of ft !7•144 -4:11°, ---- i zw, ..„. _ TWbroaell of any covenant, term or conaimion of thio ogi- mont sholl 4 - -.0.../(-De'; waiver of any rigat arising out of any other or subsequent 14 alAgetil.:3.C.• , — et - icf.. • i Date Receved: 1,)i 101W4.11:7,4;;;:i.• • • ti teeirW4204 4 - Land Sale Co act q f.,4 41SEgif4:. . NOV - 7 2013 ••:4 •• 4 , . .. ,4_,..,...ati:ria.k.:11:52:::...45 , , ..i. ,;.• . .;a: ' ' Original Submittal ,,....,_ ..----,,-...-4.4---.....- . -7--- 7--•Tx, . ,..c.,..4 ....J.-...“.AzaLL-., ..zae....7....-4....---"At ,,...... .,, -,:r..-aliz.-, ----s..,,..„.- •L.t.--,..,•=1.:4:-.., -4: •••.47' ...L.- . ,..11...:.44 vtibot?f*:•.--Per," ;4 -•'- --'•' " ."--"--7--"'" —. . ."".1. .44-4-44—.4 -- 444 --. --4 . -4-. ■-4-.....--.4.444-4-4■ ---4-4. ---- 44..4.4 4. 41111 • • _ _ .. . . _ . , --..5) ,...• -...7..;..:,-. SFr- : .i: • ... . • ______... . ............. • . ,.. • . WI -, . .: -. -- '- . rfir I breach of the sane -r e%y other dm/anent. tern or co ntile:ue , Mt Z waiver of zhQ .evecent. eve- ot ennditMa. .5.,..:E. 5 r.5 - terms of this agreement ,,he._ escene io . eti se binding -pi . '4-rI and inure to the b... ... . D: '.flt, n0:1:V, .eministrator. e,t (ei-rrs AI ' . 'd I 11. Easesefl,-,. :: is mozeaLly agreed that Olo gaLleri __._—_ • _ —-- ' Vz--L.1 I shall have a twenty .25.) foot easement for roadway purposes - •- . . . extending along :no entire cast boundary of the propeday VLI I described in this contrast and then min Westerly nlong she South I /1:'251 I boundary of the Dime: E. Chase and Cape.% D. Cease property to 3 . ) ' , FA 1 the bo.1.1dary lino nt the :5:eve described property whim' -ens e : 582.20 feet to the Southeast corner of the 2Loar S. Chase end ra .:i 44 i -5) Orpha D. Chase property. U' ! This easement shall be available to the Sellers only so long as they retain ownership of the property adjacent to and ISil54 I north of the real property described in this contract, it being ---- 1 I the intention of tnis provision that the scants annII have access - i-1 / . ._ _ n , from the property owned by them to the south to the property .a . . :I , _ . ,t1 I north of the zhnva deseiibed acreage for 1)ursuit or their * 1 agricuitu.al business. . 0 ;1 I . . . A .. •iii.'1 ,. 12. . _,,, ,a,r, 52:75;.fle Au sp oF rction is II 511-- C4) I': instituted for any purpose under or in connection with this ILI: asreemenc, the prevailing party shall be entitled to .n atiornev's II., git k fe; in such amount as the court may deter-me t: a resonable for both al ‘ n , . • II', . i _. — •-:;" Lila: eweii act et..pell.., Low.. /-4 4 I' • al . A other relief granted. il 5t Vt. I • ••ft ;I: IN Wint$S Wiihnt0F, the perti,r h-vi cree58! ;711ki . r I,- Date Received: . ... i7 4 Pal). j - :rUnC. 2si t c Conlisr: MI IS . NOV - 7 2013 ..,.. . . . A •• _ _ __, Original Submittal Ur it41.10:e- i . • g-j, . .............. . - . .. . . . t :,.. • 7..u? . -,-.--t4-.. .:w.z., . • _ . - _- - .. _ ....--.-- _ ... 1 r l V i.t • •b:=ter :- i ti.`. t.F .rJT '' - 1 _ ____ " I 1 r . I l r _s g1 - .• i=Ty1t ;�r,:>tf .4-:-.-' 6'.1:-.::. . _ ,_, o - t_. nr .Tone II r _--.. -- ___ -Lend Sale Contrort . 4F_ • 1966. .w I M1 _. : — 11 (�'ci/L0CYY it:.�'LGr-i.. is ' G '.,1 s I Harold K. Chase --nor Harold Chase • Till 'r I_g� Fr Olive H. Chase 0 a D/Cr.iae 1 _ L.Ip ._t1. - ^ tti.. - Robert S. n 1i i ack H. alir. l M 1n .tn Y. �/y I /tom • ,..,5-..., :�.[... Lox.:a :Eyr:c os1i—�! •••••.. :.lice may ovlas .ys-. ,IL . Lois Laverne Chase Robert s JCre clson TT:.1C ". 1 '1' . °" SCHOOL D TRICE NO. 19, LANE II It' COVP'+"r, OREGON - I a .' n i �Y�_ --,.-t--- Rv l_r ez. e" i I : _ — -. • a iran of the School Board II ohG41':8-.,c. lark 1! .,1 •�-�*°.� � STATf,ef.�:CREGpI ) _ ail _ .— _. - __ _ _ LLLL •� Cc'ntY of 4M ) ��pp .ra Peraariaily appeared.tits *bore named dsroid K. Cori, Oliva H - I • :,,,,i--.114:- .-"l ge _ fcrcgcing Ins r nt to be their volontery not ffi.. 1', 5Q.s 1 c1.4 i2;wR r a. r. r l^ I 1 sit ' ?' '71:410....* ��.StI �' rte , - �� T• k 'ai .j ' .•� Hy Comets on eiplrs -CC Notary or Ora �l sl a: ,• `tl .-. d Sala Contract • 1 r; , Date Renewed Lt‘. -,,'j t �. ` z NOV - 7 2013 >a, - ,�__ : ,1 Original Submittal - , si,« xF i.:>. b- 'mcrL :'gptwiyr,.._^r- "4..a_4-„, tl c.-17-1.7.5.15.....-_-4,' a ..`!. IY`ar C C '7 `- •Irth ;y '^°`^'°'nkCs..,tom I.. °T;(4-1>.,ri f-e..e r ' ti - t v�%dam z _.-r.w 3 . i1 -And l ) ik, t. . ,'S o V. 1 r :ti' O^Ems:a X , " ��c*+ u 4 • lc 5 . _. PY L t' e tyt: 1:1 f, i .✓ _ Y , Y . l r ^ t e -A Y Date.Received ' ' f { - NOV' - 7 2013 ,tom ,01 ••- Original Submittal , -^-3 -' i Ci o b yy.ar ci.- fir. ...::_. • .....+r 1--)* .. . 2t -- Jam± Lti'S-- - . ;Z'S'L%'-cx-%.--r, c:wI 1...:.. a ....1-514.14-...:......-1(d?�+? '';"� ._- .- w. �._._..... _ _ ... ._.r .• 4?S. ... .v..+i?ti+til--••J I_ ' LlYv SPRINGFIELD PUBLIC S•OLS • RAINBOW DRIVE SURPLUS PROPERTY ZONING MAP AMENDMENT APPLICATION • EXHIBIT B VICINITY MAP S Date Received: • NOV 7 2013 Original Submittal Cameron McCarthy INITIAL SUBMITTAL I October 15, 2013 B , • •• I I I I?'1 1 _________ ______9 kill 1 pill iii •ewe•• : iiiiii; 1 1 i , F x Y SITE a • ..7.. . Z r • tom••-N�-r ill ■ Al * ----. --. I 1 it Marilyn Ct 1 km 1 IIIMPloolim . 1 imilmr=..-.,t7-in,min . on Tax Lot 1400 (Assessor's Map 17-03-34-21) Date Received- NORTH • Existing Zoning: PLO (Public Land and Open Space) o. 40' 80' 160' riP.411111 • Proposed Zoning: LDR (Low Density Residential) NOV - 7 2013 71=7 ik • Existing Plan Designation: LDR (Low Density Residential) Original Submittal Sr_ale--��“=ao'-o° 11 I C I N I TY MAP CAM E R O N LANDSCAPE ARCHITECTURE&PLANNING McC/1RTHY www.cameranmccarthy.corn. 10!15-2013