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Home My WebLink AboutPacket, DIM PLANNER 6/19/2008 RECEIVED CITY OF SPRINGFIELD DEVELOPMENT ISSUES MEETING DISTRIBlfTlON DATE' June 19, 2008 TO: Current In Staff: G Karp(J Donovan) L Pauly, T Jones,By: ]) I tVt K Gale,lM Metzqer L Miller, A LlmOira, D Reesor, S HopkinS, M Markanan Jeff Paschall, Supervising Ovll Engineer, Pubhc Works Department Ken Vogeney, City Engineer, Pubhc Works Department Matt Stouder, AlC Englneenng SuperviSing Civil Engineer, Pubhc Works Jesse Jones, Pubhc Works, Englneenng Knstl Krueger, CiVil Engineer, Pubhc Works Department Bnan Barnett, Traffic Engineer Jon Driscoll, Transportabon Planning Engineer, Pubhc Works Gilbert Gordon, Deputy Rre Marshall, Rre & life Safety Department Mehssa Fechtel, Rre & life Safety Department _/ Greg Ferschweller, Maintenance, Pubhc Works Department -L/ Pat French, Planner, WI llama lane Park and Recreation Dlstnct v' Thomas Jeffreys, Emerald Peoples Ubhty Dlstnct (EPUD) -7 Tamara Johnson, Spnngfield Utlhty Board (Electnc) ..y.. Bart McKee, Spnngfield Ubhty Board (Water) Amy Chlmtz, Spnngfield Ubhty Board Mike Wilbur, OooT Dave Puent, BUIlding OffiCial Will Mueller, L TD Norm Palmer, Quest Commumcatlons Tom Boyatt, Pubhc Works Dennis Ernst, City Surveyor Ceha Bany,(Shashl BaJracharya) Lane County Transportation --/ Jim Henry, Central Lane Commumcatlons 911 v Dave Shore, Northwest Natural Gas Tom Henerty, Comcast Cable Jeny Smith, Pohce ChIef Chuck Gottfried, Water Resource Coordinator, ESO Susie Smith, ESD Len GoodWin, Pubhc Works Steve Barrett, Spnngfield School Dlstnct 19, Supenntendent Joe Leahy, City Attorney George Walker, Stormwater Facihbes Planner, ESD Carole Knapel, PEACEHEALTH/1UsnCE CENTER ITEMS/FIRE STATION John Tamuloms, Economic Development Mgr. Courtney Gnesel, Planner 1 (EDM) 7 ::z JUN 1 92008 VCi cU -t- Bill Gnle Dan Brown A Development Issues Meebng Will take place on Thursday, July 17, 2008 @ 1 30- 2:30 p m In the DSD Conference Room 616 @ Spnngfield Oty Hall. Please review the enclosed Information, and come prepared to diSCUSS thiS apphcabon With the Planner and apphcant Should you have any questions, please contact Mark Metzger @ (541) 726-3775 ReVised 4-16-08 DEVELOPMENT ISSUES MEETING DEVELOPMENT SERVICES DEPARTMENT SPRINGFIELD CITY HALL 225 FIFTH STREET DSD Conference Room 616 Meeting Date: July 17,2008@ 1:30 - 2:30 p.m.. 1 DEVELOPMENT ISSUES MEETING #lON2008-00028 ARLIE & COMPANY Assessor's Map 18-02-09-00 TL 102 Address Vacant-$o of Quartz Ave/E of Bob Straub Pr1<wy Existing Use Vacant Applicant submitted plans to diSCUSS annexation of a 15 acre lot and metro plan amendments allowing a mixed-use nodal Village In the Jasper Natron area Planner Mark Metzger 225 FIFTH STREET SPRINGFIELD, OR 97477 (541) 726-3753 FAX (541) 726-3689 WWWCI springfIeld or us June 19,2008 Teresa BIShow ArlIe and Company 871 Country Club Road Eugene, OR 97401 RE ZON2008-00028 (18-02-09-00 TL 102) Development Issues Meetmg - ApplIcant subrrutted plans to dtscuss annexation of a IS acre lot and metro plan amendments Dear Ms Blshow. Thank you for your Development Issues Meetmg subrruttal The folloWUlg meetmg has been schedcled TYPE: DEVELOPMENT ISSUES MEETING PLACE: CITY OF SPRINGFIELD DEVELOPMENT SERVICES DEPARTMENT CONFERENCE ROOM 616 225 JflJ< HI STREET SPRINGFIELD, OR 97477 DATE!fIME: Thursday, July 17,2008 at 1:30 - 2:30 p.m. CONTACT PERSON: Mark Metzger If you have any questIons, please call me at 541-726-3775 Smcerely, Mark Metzger Urban Plannmg CC Larry Reed JRH Land Use Plannmg 4765 Village Plaza Loop, Ste 201 Eugene, OR 97401 Susanne ArlIe ArlIe and Company 871 Country Club Road Eugene, OR 97401 City of Springfield Date Recelveu Development Services Department 225 Fifth Street JUN 1 3 2008 Springfield, OR 97477 . Ormlnal ~ubmlttal Development Issues Meetmg (DIM) SPRINGFIELD ~- . - I "t~ ." -. . . - . . ~ - Prospective Applicant Name: Teresa BlShow Icompany: IAddress: I I Prospective Applicant's Rep.: LarryE Reed ICompany: !Address: I I Property Owner: Suzanne Arhe Icompany: IAddress: I IASSESSOR'S MAP NO: 180209 I Property Address: Unknown ISize of Property: 1528 acres I I Description of If you are filling In this form by hand, please attach your proposal deSCrIption to this application Proposal: AnnexatlOn and MetroPlan amendments allowmg a Illixed-use/ nodal vIllage I ExistlnC) Use: Vacant grazmg land 1# of Lots/Parcels: IAVC). Lot/Parcel Size: oerolan I Phone: 541-344-5500 Arhe & Company Fax: 541-485-2550 871 Country Club Road - Eugene, OR 97401 Phone: 541-687-1081 JRR Land Use Plannmg Fax: 541-345-6599 4765 VIllage Plaza Loop, Smte 201 - Eugene, OR 97401 Phone: 541-344-5500 Arhe & Company Fax: 541-485-2550 871 Country Club Road - Eugene, OR 97401 ITAX LOT NOeS): 102 Acres [gJ Sauare Feet 0 sf I Density: oer olan du/acre Prospective Applicant: G~~'st,r"Ju ~ Signature ~ Date: 6/13/2008 Teresa BlShow Print ~!J;rt.'11~tl~.,.." .... ',I . . Case No.: r 20) {$' - @02cz Date: fo/I':3) 0'3 Reviewed by: -h/YL. Application Fee: $ 50000 ITechnical Fee: $0 Postaae Fee: $0 TOTAL FEES: $ 50({/O I PROJECT NUMBER: :a:WI~ ~~~~11h1iiiJf1:t'fJlf1Mi!W1~%'.Mi:.~~~4 ,Iffi.~~(' ..~~ aW$MWW^J__ ---I We; W6- 85CP?:, - UIM Revised 1/1/08 Molly Markanan 1 of 3 CITY OF SPRINGFIELD VICINITY MAP ZON2008-00028 Vacant - So of Quartz A ve/E of Bob S Prkwy '~~t'"'" ) t;: t -;: I '-~~l I ~~' 1 1~~::~ ; I. ,:-1 ,. .1 / 1 .==-~~~ "_0. ~___ ~ ....~~~~~~~~~-:=:> ...--- .::-~:::~~~~;:2:-i.::~"':"':~ ::~;~ ......-,[:~:... ..::..........~..:...-::::::;:... '"<.... ~ ---=-...... ...::,.. - ..- ~..." ::=-~X:...==-<=... .... ......-:....:;... :;-s,..:: :........-::;;:- _"<,.. ::... ;;... ::::. ......-:. ~:::~~:~~1:;~...-~~ ...::'- "':;:~j; ~I?"'::"'i ... ..." f ... ...x...:e-::__,.......<<-:... lilJ~~~l~lli~Ji~t~~~~ ::3:,:,,=---=:::4- -s. ...-=-.- ......... ...... ... ...~:-::--=--.--==...-=-.....-:-=::--:...........":-..,...::.::......... ......2-::-...-:........./ .......(/--=-..."...:-_-2= ,......... -;-......::::::"... ...............-:. ... ......-:...,.___"___...<...~ ::.......,. ....:;"........-=:"......-:.......... ~ Date Received JUN 1 3 2008 Onglnal Submittal SITE Map 18-02-09-00 Tax Lot 102 North t Date Received REQ!JEST FOR DEVELOPMENT ISSUES MEETING JUN 1 3 2008 INTRODUCTION Onglnal Submittal ArlIe & Company has purchased a 15-acre site located Just south of Quartz Avenue and east of Bob Straub Parkway This area and the surroundmg larger area IS wlthm the City's urban growth boundary (UGB) and m what the City refers to as the Jasper-Natron Plannmg Area A tax lot map IS attached, labeled as map A showll1g tax lot 102 of map 18-02-09, as shown on a composite of maps 18-02-03, 18-02-04, 18-02-09, and 18-02-10 ArlIe desIres to buIld a medlUm- to high-densIty rlllxed-use Village on this site The proposed Village Will have approximately 45,000 square feet of commercial and 255 to 300 dwellIng umts ThiS mixed-use (nodal) development would have a mix of residential umt types, commercial - retail, and service uses/ busmess, and possIbly some office employment uses Upon exammatlOn of the Metro Plan diagram, It was noted that the future land use deslgnal10n IS Low-DenSity Resldenl1al (refer to Metro Plan diagram map, attached map B), whIle the City zomng map has a Light/MedIUm hIdustnal zonll1g dlstnct (refer to Spnngfield Zonmg map, attached map C) The City's Jasper-Natron Concept Plan proposed to resolve thiS plan! zonlllg conflIct through the land uses of Commumty Commercial HIgh-DenSity (HDR) and Low-DenSIty Resldenl1al (LDR) (refer to attached map D) ArlIe Wishes to resolve thiS Plan! Zomng conflict by filIng a concurrent Metro Plan and Zone Change ApplIcatIOn map amendment m August-September of this year, 2008 The followlllg IS ArlIe's tentative schedule . AnnexatlOn Agreement Signed by August 2008 . FIlmg of the concurrent Metro Plan and Rezonll1g map amendments ill September 2008 . City CouncIl adoptIOn of AnnexatIOn Ordmance and an ordmance amendlllg the Metro/ Rezomng maps m late December 2008 (before Chnstmas) Request for Development Issues Meetmg I Jasper MIxed-Use Development I Page I of 4 . Constructlon of wastewater, water mams and other utlhty extenslOns m 2009, mcludmg filmg for tentatlve sIte planmng approvals (sIte reView, master plan, etc) . SubmIt for final sIte plan approval and bmldmg permits m 201 0 ThIS meetmg wIll be the first of 2 Development Issues or AssIstance meetmgs ThIS meetmg focuses on aImexatlon mcludmg annexatIOn agreement Issues In addItIOn to havmg City staff (Plannmg, PublIc Works, Stormwater and PublIc Works Wastewater, etc) attend our Development Issues meetmg, we also request the City mVlte the followmg agencIes . Spllngfield UtIlIty Board (SUB) water representatlves Northwest Natural (gas) representatlve Emerald People's Utlhty Dlstnct (EPUD) Electncal DlstnbutIOn representatl ve WIllamette Park Dlstnct representatlve Date Received JUN 1 3 2008 . . . QUESTIONS AND ISSUES 1. MIxed-Use Zonmg vs Nodal Overlay Zone The City Development Code appears to provIde two avenues for creatmg Arhe's mIxed-use VIllage . OptIOn #1 In accordance With the Metro Plan diagram deslgnatlon of CommerCial and High-DenSity DenSIty Residential (HDR), the mixed-use VIllage may be Implemented by the use of MIxed-Use CommerCIal (MUC) and Mixed-Use ResidentIal (MUR) zonmg Refer to attached map D-I . OptIOn #2 In accordance WIth the Metro Plan dIagram land use deSIgnatIOn of CommerCIal and HDR, Implement the mixed-use Village by way of Commumty CommerCIal (CC) and High-DenSity ResIdential zomng WIth a nodal development zonmg overlay dlstnct Refer to attached map D-2 Onglnal SubmIttal Request for Development Issues Meetmg I Jasper Mixed-Use Development I Page 2 of 4 It IS the design team's feelIng Option #2 proVIdes the greater range of uses and fleXlblhty for ArlIe Does CIty Plannmg staff, have a preference as to which avenue IS proposed to be used? 2 Urban Service Routmg: Please explam and show us on the Urban ServIce LocatIOn and Routl11g mappl11g how and where the vanous urban servIces wIll be routed to the SIte, covenng the followmg . wastewater, sanItary sewer . stormwater . water mams . electncal dlstnbutlOn and substatIOns Date Received JUN 1 3 2008 Onglnal Submlttal_ . natural gas Will parkway provIde or allow for any urban service and utIlItIes? 3. Fmancel Cost ArlIe cannot afford to buIld- finance the extenslOn of all the needed urban servICes to ArlIe's IS-acre sIte How can the CIty help? . City fundmg resources avaIlable? . WIllIngness to set up meetmgs to talk wIth all the abuttmg landowners along the planned route of key urban faCilItIes about formmg a local Improvement dlstnct (LID)? . Wlllmgness to set up an LID and/or reImbursement dlstnct? . Is It a separate LID/ reImbursement dlstnct for each mdlvldual City servIce? Does the City coordmate these other urban services? 4 DeSign: Does the City and Spnngfield UtIlIty Board have the staffing to do the prelImmary deSign and cost analYSIS for these urban services? o What IS the deSign process for these urban faCIlItIes and servIces? o Does the City know how much each urban servlce/ faCIlIty cost? . When does thiS deSign work occur m relatIonship to actual annexatIOn? . What wIll the City reqUIre of ArlIe? Request for Development Issues Meetmg I Jasper MIxed-Use Development I Page 3 of 4 5. ArlIe's Schedule Is there any reason ArlIe's development schedule, as outlIned III the mtroductIOn portion above, IS not feasIble? How long wIll It take to have an Illltlal, but faIrly complete, draft AnnexatIOn Agreement with estimated cost figures? Also attached IS map E whIch denotes a prelImlllary conceptual street layout and land use map for ArlIe's mIxed use Village Any other adVIce or comments that would assist ArlIe's design team with speedlllg along the annexation and help the design team III the development of thIs mixed-use Village development wIll be appreciated Date Received JUN 1 3 2008 Onglnal Submittal Request for Development Issues Meetmg I Jasper MIxed-Use Development I Page 4 of 4 I I I I - C-C.-:-'.-' C ., :,~, r . "~~~(>-Eoo:o /r'-:_:~~'::::: ,r _0"-- II c)' II )' .~"c ,<~ " r')U 'II I! ,I " I' I I ~ ..~~,:.... '--r'IL~" -~ ~--- --- 800'" .._ "w' I .~" _ 019-00 I ' ~ "..,,- '- ... &........~- -- _I"J!.:..... _""'t.:!I'-- ...JI; ~__ ....,....... lI._ I ~ ., I q .."'.. ............ .~_ .~.. U.U?,[J!:' :.1__ JtOllll ,~.I i 313 ~~'I ~ ''''AC. Tot ..,: j' 5L i L~.t< y:~':; .e_ .1 ,t i "8 2 '../" .i 0 d iJ I - "M~ i? 1 u~~" ~~'l ~ 37 " .1 t )O"cool:1~ ~ - c 't '\ I ~ CC , to' . 0 '. " ; 0 I.:' o~o,1 0 _t. tOOOor~ I ~. ".... ~. -t;LJ ..,_.........;/ ~ - . --'..... t. 2801 ~::.-:.'" .-..... ~_I. 2aoo _~IIC_ H.,M''' .....- ---~..-- . 019-37 26.03 AI:. CS [Jrif. Ccw. T.D. E.__c.- D.LC. N.. 4, , . 1 ~i '! . - ."" .a,'" '," . ,!if (W..,. ..' 111.21 ,llC CS --....~~~- --::.=....:.Lr!' 2&00" ., "~;.o NE. eor- -, 89.85 1tC. 0.18 AI:. C$ D..L.c. No.6 : au8 AC CS j S.to.10 ,....... --- .. 019-35 .~4<wrl_ ' 3~'t'~ "'"* I ' . 1~A(" .. }" ... , I I ;+M&- ~ ~GAC n o~ ~'=~_ ~2_ . ...: ~~ ..,~'+SH r~- ~ ~2,~Nr.' +6H- - - 1. _ - ...~... -- i _ . \ I ~- '\..... 019-32 85.B6 At cs '--'-:'=T~~er' '400 lL I ..,,'""'" I .... i " : I 'I I , T.. Lott.~ on ,., IS 02 0' /: , '" , 019-15 I I I I II io- _ j I I \\ \dsv:~r 1\ :S-I"'~~ -~1. :;1~ 6/-_ j i i !-;:-:-; ~ .- -~ SEE_ ,....... J .'.<fl.ua I J I 3( c:-.....::. I Q.N~ _ _. '..... DI,.C. 83 =----_~..JtlL.__..L.....:_.L 1600 t ".t4AC i 88.1. AC.1 t ~ .; .. ~ -- ''-' INT ELl. COR. D.L.C.82 = . 3 C..l?G~~C~_:'::' I . " 10 I . 1 019-15 '30(1 I _ 1U3N: U ........----"....- LOT' ....... 15.50 ..,." ...., -- '403 n,,," LOT. 55." LOH 22.12 II f. ..... o ..---......... - .' ..1301 -'()l.:.u,.. .,.,. ~ -- , I I I I I , I ;; ) LOU ..... _9_~~ ~ ~ i . , L Dati ~ Received: i Jl N I 3 2008 :j!f'~1 ... "t'L .., - ".. ~..' --- -- -,--c -- JL -~... - -- - - - - -- - -.:- - ....-,- .-.~:. -c.- '-.- :. - - ::...:-- -:- -.: -..Q.C JUN 1 3 2008 @ Eugene-Springfield Metropolitan Area General Plan Plan Diagram (The pwpose of the Plan Diagram and the ~__:,;;._~ of the Land.... and symbols shown are conWned in uuop= ll-E) Date Received: Original submittal ,....' Urban Growth Boundary 0 lDw Density Ro.identlal 0 Ught Medium Indunrt.1 . AQrlccitUN ,/'......,,' Genera' Plan Boundary 0 Medium Denalty Realdentia' ISSl Campu. Indud,;.' . FoNat land /'../ R.i1road. . High Dentlt,Y Roaldllntial 0 Uniwuwfty Relearch . Rur. AeaKlentl81 ". : ',' /'V Ai_,. and Pond. . D Ii Commercial Gowmmont ard Education Rural Commorcial ~ Urban Renl'Ylt Ani.. G Maior Rahill Center. . Parka m Open SPIce ~ Au,. Industrial ~ Mixed U.a Are.. II He~ Indua1rial W Net~1I1 Aeeource II Airport Re.erve ~ Special Heavy Indoatri. rI Sand "00 Gravel JaollM)' \99& , ,/~ '-- j -- ,,' ,,-_.-.-..IaI. a- . ~ (""i '~cJB:7EC,. sm; ~ ". , ..' , ~ o 7000 It ~ The; ,:~ ""..:.)Oon this map was derived from dijlitaJ rl"....... on Lane Council of Gm,___,. 's RegIonal a '-<r"rl~" Infonnation System. Care was taken in the =anon of this map. but it is provided "as is", LCOG cannot ac<epl any raponsibility for errors, omissioos, <r r .,:~._.J accuracy in the digital data <r the W1derlymg records, Curmtt plan designation. zoning, etc., for specific parcels sOOuId be confirmed withtbe 'r~'.~':'.ateagen;::y. 1baemeoo, .:~","~~es. OXJRSS <r implied, "__~~,:ng this product How- ever. ootification of any emn will be appm:iat<d ~ \ Date Kecttived: JUN 1 3 2008 Original Submitt: .i r'\ \ SUS:Tec;r sirE' Springfield Zoning Sule I hlu .10001etl D " t c.a..rdll D II" IHtlltU, Mllt4 Vlt . cc C...WI, C:...trdal ~ UiIllCC MI..4 UII un Ice . 0" Mil" Ittdl (....ull! . 110 PUUcl..4 I O".'pm . ,. CuftllOtflCt D 101 L..DUtll} Inld..1iaI D 10' Llflltlllt41ul"a1lrlll 0 ... Mtdl..l'lruUrltlldull,l IllllI CI C..,.III.IIUilI [II IDI 1,,111 DtllltJ lesld,.tiIl . II IfI'Jladtllrlal D QO Qurry I 1111.. Optrlllo.. . .11 I,.chl lu" 1".IUIlI . W.lff !1t,1""btind."cdo..Il" L .' .' .' .' .' .' .' .' .' +,,~ .---. . - - CltJ U.lb Urll..Cr.wt......II'T %RIa, rurnl t. Jllurr 1M5 city" Ualb tlunt to "11111111' I. ............................... ...Mlr.I.-..-_........l.1fOCII'Il 1lI.......,...._..ClfJ...,.....,. ~......,~..,....... ,. ,. .' .' .' .- cg ,. ,. ,. ,. ,. . ( (~ o ~-...... - ~--Rvl.. .- _...._~ HDR LDR Id ; I' .... ~: '-~:I \~ .r-- \\ ... . . - , , / , , , , , .. , .. .. , .. .. --.-.. -0-- SUB"'~T 'SI'!'"!; ~.::::;:.:::::'" r~'.-:......'.... ." -::~::.:;::;.. I --, 1 --; i,~I,r '/. ',: ~1 I ,,:,,'i,~ .,/' ~." .. ,. ~ IU~ '1r~. : . z.. ~ , .. ./ .. " ." /' / .. , [ Jasper- Natron Concept Plan ~OR p> @ .... ~- -...... - Roe*1g= ea.n.lan .J__~ ~4.4 Lx:eIW 500 1000 Foe( o _ . ~ ,~ '" Date Received: JUN 1 3 2008 lit._ Original Submittal MI man nelel)' u---.J II I IIIII ~- I I j , ~ 1.7-2008 ^ ~Q)=-€>.:,,- .... ,tJ,~ UU ." c: c: ~ (I) III o a en ;- c: a "'Cl ! ~ (I) :> (II 0' :> Date Received: JUN 1 3 2008 Original SUbmittpl Proposed Metro Plan Amendment . cc- Change from Low Density Residential to Community Commercial ( 7 acres) fa! -, ~ MDR- Change from Low Density Residential to Medium Density ResidentlallS.28 acres) ~ Mixed Use Overlay -- -, :-----..-.-'-.... ~n, ~ R;:~~'" }j I ---\lP~ ~ . ........... / .- ( '1P~ ~~~\~,~ \ \-ft-~~ - ,.." ~)- ~/\ ~ '\\ "\ \...\..",\1\ <~~..- fiat<:~:: ,~~'t-T~V<'': \ ;: y , \.. '\ y-\.:.. \ \-~ H-'~ -~~~0 ,~~\~~ tt ~ -L1~ -t ,'\ '\(\ Ultit I . -1JIIIII~=1 II ~tfrr~(~REWY ~ : '" :J ~ONTCLAIRE LN )~~ lit \ ~ O~MB\ ,\Al'l \ \t>.\I'i:, 7~ \i \ 'PUM\C~E l'!:;p,!>: -\/}~ . "--YA~/ \ "'F'\' ", -_~'MICAS'T~ :x: J i I \ \ T \ -~ -rrnT'( \ORCHID LN:!-' \ \~ PEBBLE CT. L..-- ~I I I I I ~~ I /III '~ -- - ....~... .. 0"''''''''''' . ~~ -'-~ ~, " " \, " , , , \~ \\ \' , , " \ . " ,. ",/'\ \ ~ \'\ .. ( ~\', \ \. , ..\'~. , ~ .\,~, '\. \ " ", \ \ ~'~'~ ~~ I ",,' to. ~ ' ~: "\\ , ~. , , \ ~'\'- / \ \, >- .. \.-< ". Mt Vernon metery z --' <3 z ::; '- ~ ~I ;.{ /'S., \r~ \ / I / L_ MAP 0-1: OPTION 1 METRO PLAN DESIGNATION IMPLEMENTED BY MIXED USE COMMERCIAL (MUC) AND MIXED USE RESIDENTIAL (MUR) ZONING r " J -n c - c ~ CD ,-~g' C' Ul - Dl c C' -0 ~ m l!. CD ::> '" o' ::> MUC .# ~ ; ~q.# . ~ # MUR . . , ~ f~...,;.;;'l>...._..~..c.:_':.........'"lO";'1O~"''lf-;,{l,.~~'" . ,,' ,,- # ~ .~. ~, . ~. -~. Date Received: JUN 1 3 2008 Original Submittal '\, \ Ij11'11hi,ll, .v ~l_-.t; ~ . .' , " ~ j 'I .. II .J , , , , , , , , , I " , ' " .Ji",,' , , " " , , t ,.." ,.~ ~~ '>>.. ,~.:~ ~;.\... -..--~--~--'~ '"" -----..... ,~~-~ ... --*" ....~.. -... '"' "" 11 " "'- '\ ~ ........ . "~ 1.\ ' , \\ "" " ~, Date Received: '\\~\ ~. JUN 13 2008 ~\\, \ ZONING . Community ~. . '. I . High Density Residential o Nodal Overlay --- . ' - . \ \ , \ \ \ \ \ \ \ \ \ \\ \ \ \ \ ___ \ \ Original Submittal - \ \ ::-':"'!! -.--. . :---.-.--\ '\\\ [JjJ] []jJJ [Jj] rrm \ \ \ 1\11111 1I1111 '\ \\ "\. ~ \\ . \ \ \ \ \ . \\ \ \ \ '\ \\ . \\ \ \\ . \ \ \ \ .-.-.\ - Townhouses . Mixed Used: Retail & Office Uses Mixed Used: Retail, Community, and Housing -\-.-.-. \ \ \ \ \ \ . \ , R' \~ '. ".. I .-.-- [J W I I I J\111U II \ II UIIIIIIIL J-H-1I11 (}-H-H-HJ '" g. ';C iil c a " ~ .. ~ .l!. --' . -; :-_'-_ ,-~~4 " , r,-,,,,'t' ',~~:,: .-~ ~~:~~;. _. '_0_. ". . m 1"=100'attlx17 ~ - ~ C0 Date Received: JUN 1 3 2008 JASPER MIXED USE, SPRINGFIELD, OREGON ARLIE & COMPANY I ROWELL BROKAW ARCH ~,_ ", PC I JUNE 13, 2008 J