HomeMy WebLinkAboutApplication APPLICANT 1/11/2007
SATRE ASSOCIATES, P.c.
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~ Planners, Landscape ArchItects and EnvIronmental SpecIalIsts
_ 132 East Broadway, StIlte 536! Eugene, Oregon 97401
==- (541) 465-4721 . Fax (541) 465-4722 . 1-800-662-7094
! www satrcnc com
SATRE
ASSOCIATES TRANSMITTAL
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TO'
City of Spnngfield
Plannmg DIVISIon
225 Fifth Street
Spnngfield, Oregon 97477
Gary Karp
January 11, 2007
The Villages at
Marcola Meadows
CLIENT PROJ #
SATRE PROJ #. 0609
DATE
PROJECT.
ATTN
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TRANSMITTED
Herewith
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DISPOSITION
For Your Approval
For Your InfomlatlOn/Use
x
Separate Cover
Other
For Reply
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TRANSMITTED
# CopIes Item
Dated No Pages
(In addItIOn to thIS cover oaee)
7 Metro Plan Amendment ApplIcation December 20, 2006
7 Zone Change ApplIcatIOn December 20 2006
7 Traffic Impact AnalYSIS December 20,2006
17 PrelImmary Master Plan
1 CD of the above, plus el>.lstmg conditIOns site photos
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REMARKS.
Gary, please find enclosed the Mdrcola Meadows Plan Amendment and Zone Change dpplIcatlOn
copIes that you requested We loo\.. forward to the processmg of these applIcatIons As always
please do not hesItate to contact us If there IS anythmg else you leqUlre at thiS Juncture Thank
you for your contmued assistance I d
Date Receive
ck(' 20 2006
(
anginal submittal
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COPIES TO
Agency
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Consultant
Ownel
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SATRE
ASSOCIATES
THE VILLAGES AT MARCOLA MEADOWS
lVllilKO PLAN AlVlliJ~MENT
APPLICATION
Lane County Assessor's Map 17-02-30-00, Lot 1800
and Map 17-03-25-11, Lot 2300
Marcola Meadows Site and Vicinity
Townhome Village
Date Received:
DEe 2 0 2006
Original Submittal
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)pen Space
Main Street Retail Village
SC Springfield, LLC
5440 Louie Lane, Suite 102
Reno, Nevada 89511
December 20, 2006
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SAtRE
ASSOCIATES
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Satre Associates, PC
132 East Broadway
SUIte 536
Eugene Oregon 97401
Phone 5414654721
Fax 541 465 4722
1 800 662 7094
www satrepc com
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December 20, 2006
CIty of Spnngfield
Development Scrvlces Department
Plaml1ng DIvIsIOn
225 Fifth Slieet
Spnngfield, Oregon 97477
Attn Gary Karp
Re The Villages at Marcola Meadows
Metro Plan Amendment ApplicatIOn
Dear Gary,
Enclosed please find Metro Plan Amendment applicatIOn matenals for the proposed
development, The Villages at Marcola Meadows Included ~re the apphcatlOn,
wntten statement and associated exhibits and attaclmlents
The Wntten Statement conta11lS general project 11lfonnalion, a summary of the land
use request, 11lfOrmatlOn about the site, eXlst11lg conditIOns and proposed use, as
well as apphcable approval cntena and find11lgs
The Villages at Marcola Meadows IS an excltmg proposal, o'ffenng an enlicmg mix
of residential envlro111nents, commerCial and specialty retail :shopp11lg Opportulllties,
eat11lg and dllllng estabhsl11l1ents, and medical and professIOnal offices centered
around a PaCific Northwest theme threaded with meandenng waterways, native
plant commullltles and contmuous open space
As the Apphcant's designated contact, Satre Associates IS aVailable to answer
questIOns or prOVide supplementalmfoTInation as needed to facilitate the review
process
Thank you m advance for your conSideratIOn of the apphcatlOn We look forward
to work11lg with you on the project
Date Received:
R lard M Satre, AICP, ASLA, CSI
Pr Ident
Satr Associates, P C
DEe 2 0 2006
anginal Submittal
Plannel s, Landscape Arc-Infects and Environmental Speclailsts
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THE VILLAGES AT MARCOLA MEADOWS
METRO PLAN AMENDMENT
APPLICATION
TABLE OF CONTENTS
Cover Letter
Table of Contents
ApphcatlOn
Wntten Statement
ExhIbIts (Bound Herem)
I Legal DescnptlOn
2 Deed
3 EXlstmg Metro Plan DesIgnatIOn
4 Proposed Metro Plan DesIgnatIOn
5 EXlstmg ZOllIng
6 Proposed ZOllIng
7 Flood Insurance Rate Map (FIRM)
8 UtIhty CapacIty AnalysIs Letter
9 Stormwater QuantIty and Quahty SchematIcs
Attachments (Bound Separately)
I Traffic Impact AnalysIs
2 Prehmmary Plan
No ofPal!es
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41
2
6
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2
10
Date Received:
DEe 2 0 2006
anginal Submittal
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City ofSpnngfield
Development Services Department
225 FIfth Street
Spnngfield, OR 97477
Phone (541) 726-3753
Fax (541) 726-3689
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SPRINGFIELD
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E ASSOCIATES
Metro Plan Amendment
Application. Tvpe IV
Type of Plan Amendment (Check One)
D Type J IS a non-sIte specIfic amendment of the Plan
IZl Type II changes the Plan diagram, or IS a site-specIfic Plan text amendment
I Property Subject to the Amendment (If applIcable)
Tax Assessor Map 17-02-30-00 and 17-03-25-11 ~ Tax Lot(s) 1800 and 2300 [2]
Street Address na @] Acres 1003 EJ,368,691 sf) @]
Commercial, 161 f71
Metro Plan DeSignatIOn M d D t R d t I '-Refinement Plan DeSignatIOn na t:J
- e lum ensl y eSI en la ,
Campus Industrial
I DeSCriptIOn of Proposed Amendment (Attach additional sheets If needed)
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Residential/Commercial/Office Mixed-Use Development ~
See attached for addltlonallnformallon ~
I ApplIcant/Owner InformatlOu
Printed Name of Apphcant SC Springfield, LLC OEI
Apphcant SIgnature (}~y /512-( Date
Malhng Address 5440 Lou'~~ne( SUite 102 Reno, Nevada 89511
Phone 775-853-4714
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Mav 26. 2006
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Property Owner Signature
MaIlmg Address
same
Date
Case No
Date Accepted as Complete
For Office Use Only'
Received By
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Date Rec elved
DEl, 2 0 2006
anginal Submit! II
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THE APPLICATION PACKET
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A COMPLETE APPLICATION CONSISTS OF
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I A comnlete anphcatlOn na,,-e (all of the sectIons on the opposIte sIde of thIs page must
be filled out)
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2 A statement contamml! Fmdml!s of Fact addrcssml! the Criteria of AO'lroval found
m Snrml!field Develooment Code (SDCl 7 070(3). In order for the Plannmg CommIssIon
and the CIty CouncIl to consIder an amendment of a plan text and/or diagram, there must be
FIndmgs of Fact submItted by the apphcant The Fmdmgs of Fact must show reason for the
request consIstent wIth the Cntena of Approval (shown below) If InsufficIent or unclear
InformatIOn IS submItted by the apphcant, the request may be demed or delayed
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The apphcatwn must IOclude reqUIrements for addresslOg specific statewIde goals that the
Oregon/eglslature has smd must be part of the amendment analysis In particular,
StatewIde Pl<lOnlOg Goal 9 Economy and Goal 10 HOUSing mllst be addressed for Impact
on bUIldable lands inventories, and a Goal 12 Transportatwn analysIs mllst address
cnterw contamed III OAR 660-012-060(1) and (2) of the TransportatIOn Plannmg Rille
(TPR) Goals 9,10 and 12 are three of several "Applicable State-WIde Plannlllg Goal<"
that mllst be specifically addressed m crIteria (a) of the Sprmgfield Development Code
(SDC) 7070(3) These specIfic Items mllst be mclllded In the applIcatIOn sllbm/ltalto be
consIdered a complete appl<catlOn
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In reachmg a deCISIon on these actIOns, the Plannmg CommISSIOn and the CIty CounCIl shall
adopt findIngs whIch demonstrate conformance to the folloWIng Cntena of Approval (SDC
7070(3))
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a) The amendment must be consIstent WIth the relevant stateWIde pIanmng goals adopted
by the Land ConservatIOn and Development CommISSIOn, and
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b) AdoptIOn of the amendment must not make the Metro Plan Internally Inl,onslstent
3 A man to scale deOlctJnl! the eXlstm~ and orooosed dlaHam chan~e (Ifapphcable)
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4 The aoohcatlOn ree Refer to the Development Cade Fee Schedllle ror the
appropnate ree A copy of the Fee Schedule IS avaIlable at the Development ServIces
Department
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ReVIsed 1/03
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SATRE
ASSOCIATES
SATRE ASSOCIATES, P.C.
,
Planuers, Landscape Architects and EnVironmental SpecialIsts
132 East Broadway, SUite 536, Eugene, Oregon 97401
(541) 465-4721 . Fax (541) 465-4722 . 1-800-662-7094
www satrepc com
December 20, 2006
THE VILLAGES AT MARCOLA MEADOWS
METROPOLITAN PLAN AMENDMENT APPLICATION
WRITTEN STATEMENT
PURPOSE:
The applicant proposes a sIte-specIfic metropolitan plan amendment (Post Acknowledgement
Plan Amendment, ?APA) to amend the Metropolitan Plan DIagram, speCIfic to propertIes
IdentIfied on Lane County Assessor's Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax
Lot 2300 ThiS applicatIOn IS submitted concurrent WIth an applicatIOn for correspondmg
SprIngfield ZOlllng Map amendments Approval WIll faCIlitate development of a mIxed-use
reSIdentIal, commerCIal and mdustrIal development to serve the needs of the SprIngfield
communIty
I GENERAL INFORMATION
Sublect SIte
The subject sIte consIsts of two propertIes IdentIfied on Assessor's Map 17-02-30-00, Tax Lot
1800 and 17-03-25-11, Tax Lot 2300 WIth the dImenSIOns as speCIfied herem on the Legal
DeSCrIptIOns mcluded here as Exlublt 1 The area so defined WIll be referred to m thIS applicatIOn
as the subject sIte The subject sIte IS wlthm the Sprmgfield CIty LImIts and IS developed WIth
one vacant mdustrIal bUlldmg Tax Lot 2300 IS addressed 2690 Marcola Road and Tax Lot 1800
IS not addressed
Size
1 00 3 acres
Date Received
DEe 2 0 2006
Onglnal Submittal
AnnlIcatlOn Team
Ownerl Apphcant:
SC Sprmgfield, LLC
5440 LOUIe Lane, SUIte 102
Reno, Nevada 89511
Attn Jeff Belle
(775) 853-4714. (775) 853-4718
PrOject Developer:
The Martm Company
PO Box 1482
Albany, Oregon 97321
Attn Bob Martm
(541) 917-0071 . Fax (541) 917-0769' bob@tmcdevcom
PlannerlLandscape ArchItect:
Satre AssocIates, P C
Planners, Landscape ArchItects and Environmental SpeCIalists
132 East Broadway, SUIte 536
Eugene, Oregon 97401
Attn RIchard M Satre, ASLA, AICP
(541) 465-4721 . Fax (541) 465-4722' r satre@satrepc com
Architect:
Waterbury Shugar ArchItecture LLC
225 West 5th Avenue
Eugene, Oregon 97401
Attn RIchard Shugar, AlA
(541) 342-5777' Fax (541) 343-6128' RIchard@ws-archltecture com
CIVil EngmeerlSurveyor.
K & D Engmeenng, Inc
PO Box 725
Albany, Oregon 97321
Attn Dan Watson, PE
(541) 928-2583 . Fax (541) 967-3458. dkwatson@callatgcom
Transportation Engmeer:
Access Engmeenng, LLC
134 East 13lh Avenue, SUIte 2 Date Received
Eugene, Oregon 97401
Attn MIke Welshar, PE DEe 2 0 2006
(541) 485-3215' Fax (541) 485-3253' mlkew@accessengcom
anginal Submittal
The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn Page 2 of 41
Wnnen Statement - December 20, 2006
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II. LAND USE REQUEST
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With tills applIcatIon, the applicant requests CIty approval of a Type II Metro Plan amendment
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per Spnngfield Development Code (SDC) 7030 to change portIOns of the subject site's
deSignatIon on the Metro Plan Diagram from Campus Industnal to LIght MedIUm Industnal and
Commercial With a Mixed Use Area overlay PortIOns of the site that are currently deSignated
Commercial and MedIUm DenSity ReSIdentIal Will be re-apportlOned as shown on the attached
map (see Exhibits 3 and 4) and as shown In Table I below
Table t EXisting and Proposed Plan DeSignations
Acres
EXisting Proposed % Change
35 7 54 7 53%
86 30 8 258%
560 00 -100%
00 148 100%
1003 1003
00 260 100%
Plan DeSignation
Medium DenSity Residential
Commercial
Campus Industnal
light Medium Industnal
Total
1M/xed Use Area Overlay
The applIcant, SC Spnngfield, LLC, IS prepanng to submit applIcatIons to the City for permits to
bUIld a mIxed-use residentIal and commercial development The mix of uses reqUIres a change In
plan deSIgnatIOn for the Eugene-Springfield Area MetropolItan General Plan (Metro Plan) to
apply appropnate plan deSignatIOns to the site Spnngfield City Council approval IS reqUIred to
amend the Metro Plan Diagram to apply the appropnate deSignatIOns
The proposed future uses for the subject site Include small lot Single-famIly detached dwellIngs
and townhomes (to be developed With the cluster development standards, SDC 16 100(3)),
apartments, a congregate care facIlIty, cottages for semors, a day care facIlIty, commercial and
office bUIldings (main street retail, neighborhood retall and profeSSIOnal offices) and a home
Improvement store Appropnate zomng for the proposed development under the Spnngfield
Development Code Include MedIUm-DenSity ResidentIal, Commumty Commercial, Mixed-Use
CommerCial and Light MedIUm Industnal
Therefore, the applIcant IS submitting concurrent applIcations to
· Amend the Metro Plan DIagram to apply Light-MedIUm Industnal to the subject site and to
re-apportlOn the MedIUm-DenSity ResidentIal and Comme~clal deSignatIOns and to add a
Mixed-Use Area overlay to the Commercial portIOn of the subject s;te, and
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· Rezone the subject site for Light-MedIUm lndustnal, MIxed-Use GommercIaI and MedIUm-
DenSity Residential !
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ThiS written statement applIes to the Metro Plan Amendment applIcatIon The referenced Zone
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Change applicatIOn IS being submItted concurrently, but separately Refer to the Zone Change
applicatIon for speCific informatIOn regarding those land use actIOns !.
ii Date Received'
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The Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
WrItten Statemenl- December 20, 2006
DEe 2 0 2006
Page30f41
Original Submittal
III. THE SITE AND EXISTING CONDITIONS
A. Location and Context
LocatIOn
The subject site IS located north of Marcola Road at ItS mtersectlOn With North 28th Street and
approximately one-quarter mile east of North 19th StreetIMohawk Boulevard
Lots Affected bv the ProDosed Amendment
The subject site consists of two properties Identified as Tax Lot 1800 of Lane County Assessor's
Map 17-02-30-00 and Tax Lot 2300 of Lane County Assessor's Map 17-03-25-11 Tax Lot 2300
was platted m 1994 as Parcel 3 ofland partitIOn plat 94-P0491 A property Ime adjustment was
recorded With Lane County m 1997 affectmg the common boundary between parcels 2 and 3 of
land partitIOn plat 94-P0491 m so domg completmg the current configuration of the subject site
(City of Spnngfield file# 97-02-029)
Plan Desllmatlon
The Metro Plan Diagram applIes multiple plan designatIOns to the subject site Commercial,
Campus Industnal and MedIUm Density Residential A current Metro Plan Diagram for the
subject site IS attached as Exhibit 3
lonm!!
The Official lOlling Map applIes multiple lomng Dlstncts to the subject site Commercial,
Campus Industnal and MedIUm DenSity Residential A current lomng Dlstnct map for the
subject site IS attached as Exhibit 5
B. Site DeSCrIptIon and EXlstmg ConditIons
Sublect Site
The subject site has been used for a vanety of agncultural uses It IS currently vacant, With the
exceptIOn of a small mdustnal bUlldmg to the south of the subject site The Spnngfield City
Limits abuts the subject site on small portIOns on the west and northeast Tax Lot 2300 IS
partially developed With a vacant mdustnal bUlldmg Tax Lot 1800 IS vacant
,
A storm dramage facIlIty runs through the center of the subject site runmng east to west The
storm dramage facIlIty IS proposed to be enhanced through the process of development of the
subject site
The site IS located outside of both the 100-year flood and 500-year flood areas (see Exhibit 7,
FIRM Map 41039C1153F)
AdditIOnal detail on adlacent uses IS as follows
North
The property to the north of the subject site IS separated by an EWEB utilIty comdor that also
serves as a multi-use path North of the EWEB comdor IS property owned by WIllamalane Park
and Recreation Dlstnct (Tax Lots 1500 and 2300), Bnggs Middle School and Yolanda
Elementary (Tax Lots 2200 and 3002) and smgle family resIdential pror~rtlebThe J1IPIJertr.es to a
ate-t<ecelve .
:" , The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIon
Written Statement - December 20, 2006
DEe N;e200641
Ongmal Submlttc::
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the unmedIate north are zoned Med111m-Denslty ResidentIal with Public Land and Open Space
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zomng on the School and part of the Willamalane and EWES properties
West
The property to the west IS zoned and developed with low-density smgle-famlly residentIal
dwellings
Southwest
The property to the southwest IS zoned Commumty CommercIal and IS developed WIth a variety
of retail commerctal uses mcludmg a grocery store and a bank I
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South I
The property to the south IS zoned and developed with low-denSity I smgle-famlly residential
dwellings I
Southeast ;
To the southeast are properties that are zoned for LIght-Med111m Industnal (across North 28th
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Street) and Heavy Industnal (across Marcola Road) Several of these properties are currently
developed WIth mdustnal uses I
East
To the east (across North 28th Street) are properties zoned and developed With low-density
smgle-famIly residential dwellmgs
IV. PROPOSED USE
A. General PrOject InformatIOn
Contmgent on approval of the current applicatIOn and other applications as reqUired, the
applicant IS prepanng to submit applicatIOns to construct a mixed-use residential and commercIal
development m conformance With the needs of the Sprmgfield commumty
B. SpecIfic Proposal Information
The Eugene-Sprmgfield Metropolitan Area General Plan (Metro Plan) currently applies Campus
Industnal, CommercIal and Med111m-Denslty Residential deslgnatlOnk to the subject site (see
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Exhibit 3) The applicant mtends to change the plan deSignatIOns of the property as descnbed
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above to facilitate zone change amendments that will allow for the development of a mixed use
development that will be master planned (see Prelimmary Plan, IAttachment 2 for more
mformatlOn)
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Maps showmg the eXlstmg Metro Plan DIagram DeSIgnatIOns and the proposed Metro Plan
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DIagram DeSignatIOns are attached to thIS applicatIOn packet as Exhibits 3 and 4
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The amendment proposed IS a diagram amendment only It does not affect the Metro Plan text
and no text changes are proposed It IS site-specific to the subject site and does not affect any
other parts of the Metro Plan No change IS reqUired to the remamder oft le Metro Plan
. ' Date Received:
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DEe a,,l),J{lQlJ4l
, The Villages at Marcola Meadows - Metro Plan Amendment ApphcatlOn
Wntten Statement - December 20, 2006
Ongmal Submittal
C. AdditIOnal Proposal InformatIOn
This PAPA, submItted concurrently wIth the zone change applIcatIOn, IS m preparatIOn for
appropnate land use permIt applIcatIOns to construct a mIxed-use resIdentIal, and commercIal
development as descnbed herem The appropnate land use permIt applIcatIOns mclude Master
Plan RevIew and Traffic Impact AnalYSIS RevIew
The applIcant recogmzes that the appropnate tIme for the CIty to evaluate a proposal for mIxed-
use development IS when the applIcant submIts applIcatIOns for Master Plan ReView However, It
IS appropnate to provide additIOnal details here regardmg the enVISIOned mixed-use development
and ItS relatIOnslup to the current applIcatIOn submittal As such a prelImmary plan has been
submItted as Attachment 2 and as descnbed below
Proposed Prelzmmary Plan DescrzptlOn
The VIllages at Marcola Meadows IS a proposed mIxed-use development compnsed of
residentIal, office and retail vIllages Referencmg the dramatIc wooded backdrop of the Coburg
and Marcola hills to the north, and the large plane of valley floor meadow on Site, Marcola
Meadows has been conceived to blend m with tlus overall settmg whIle creatmg a bndge and
supportive transItIOn m the scale and mtenslty of larger commercIal uses to the south with qUIet
residentIal neIghborhoods to the north
Wlthm Marcola Meadows a sUIte of eight Villages wIll eXist Four resIdentIal Villages
compnsed of smgle family homes, apartment homes, townhomes and an assisted IIvmg facIlIty
with semor cottages wIll occupy the northern extent of the site, buffenng eXlstmg resIdentIal
developments to the northwest, north, and northeast One office Village, consIstmg of
profeSSIOnal offices, wIll occupy the southeast area Three retail Villages, general retail,
neighborhood retaIl, mam street retail wIll face 28th Street and Marcola Road
Each of the VIllages IS enVISIOned to be umque, yet part of the whole The overall Meadows
theme Will appear throughout, With the use of meandenng waterways, natIve plans and generous
open space Wlthm each Village, Pactfic Northwest deSign aesthetic Will prevail, supported with
the generous use of stone, wood and steel
Marcola Meadows Will not only be a great place to call home, but an excltmg place to shop, wIth
specIalty retaIl shops and umque dlmng venues Stores Will have welcommg front doors, large
wmdows and hIgh ceIlmgs, all Wlth natural matenals and muted colors
It Will be easy to get around, and to do so on foot All streets Will have Wide Sidewalks, many of
them setback from vehicle traffic The entIre commumty Will be connected with all-weather
multi-use off street pathways It Will be convement, and safe, to walk from one VIllage to the
next
It Will be a great place to be outdoors, with meadow-flavored open spaces, natIve plant
commumtIes, IIghtmg, bndges, seatmg, and overlooks to support walkmg and relaxl,!!g
o . ' Date ~ecelved
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The Vtllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
Wntten Statement - December 20, 2006
DEe 2 0 2006
Page 6 of41
Original Submittal
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It will be a healthy place, with ample use of oxygen-generatmg trees to cleanse the au, catch the
wmd and cool the temperature
I
It will be an environmental place, ulilizmg a network of blOswales, sh'j-llow seasonal ponds, and
a meandenng dramageway to capture and cleanse stormwater
In all, The Villages at Marcola Meadows Will not only be a great additIOn to the community but a
wise use ofland and smart approach to deSign
Seclion V of this Wntten Statement demonstrates that the requested Plan amendment salisfies
the cntena found m the Spnngfield Code SectIOn SDC 7 010 et seq
V. APPLICABLE CRITERIA AND FINDINGS
Spnngfield Code SectIOn SDC 7 070 reqUires an evaluatIOn of any Metro Plan Amendment to
determme whether the amendment IS consistent With the followmg cntena Cntena are shown In
bold and Italics text
SDC 7.070(3) Crltena for ADDroval of Plan Amendment. The followmg cnterta shall be
applted by the CIty CounCIl m approvmg or denymg a Metro Plan amendment applIcatIOn:
(a) The amendment must be consistent wIth the relevant StatewIde Plannmg Goals adopted by
the Land ConservatIOn and Development CommISsIOn;
Goal 1 - C,t,zen Involvement To develop a cItizen 1IIvolvement program that 1IIsures the
opportunzty for citizens to be 1IIvolved 111 all phases of the plannzng process
ResDonse
The City of Spnngfield has an acknowledged cllizen mvolvement program and an acknowledged
process expressed m the Spnngfield Development Code for secunng cllizen mput on all
proposed zone map amendments It msures the opportunity for cllizens to be mvolved m all
phases of the plannmg process and sets out reqUirements for such mvolvement The amendments
proposed do not amend the acknowledged citizen mvolvement program The process for
adoptmg these amendments complies with the reqUirements of the cllizen mvolvement
provIsions
The Metro Plan contams an acknowledged cllizen mvolvement program salisfymg Goall The
cllizen mvolvement program IS m Metro Plan Chapter III, pp III-K-l to III-K-4 The proposed
amendment complies With and does not affect or amend the cllizen Involvement element m the
Metro Plan
The Metro Plan diagram amendment IS subject to the public nOlifisatlOn and public hearmg
processes prOVided for Type IV applicatIOn procedures as stipulated m SDC 3 100(1) through
I
(7), whIch, along with the remamder of the Code and with Statewide Goals and state statutes,
prOVIde the proVISIOns for cllizen mvolvement I
The City's' acknowledged program for cllizen mvolvement, mcludmg public nolice, public
hearmgs at the level of the plannmg commiSSIOn and City counCil, \lotlfi~ fi{else~d
,
The VIllages at MarcoIa Meadows - Metro Plan Amendment ApplicatIOn
Wntten Statement'- December 20, 2006
DEe 20 .70f41
Origmal Submittal
notIficatIOn of the nght of appeal, provides citizens the opportumty to review and make
recommendatIOns m wntten and oral testimony on the proposed amendments to the Metro Plan
Diagram and on the proposed zone map amendment These acknowledged citizen mvolvement
provIsIOns afford ample opportumty for cll1zen mvolvement consistent With Goal I
For the reasons Cited, mcludmg the Metro Plan's and the City of Spnngfield's acknowledged
programs for citizen mvolvement, the an1endment IS consistent with Goal I
Goal 2' Land Use Plannmg: To estabhsh a land use planmng process and pohcy framework as
a baSIS for all deCISIOn and actIOns related to use of land and to assure an adequate factual base
for such deCISions and actIOns
ResDonse
Goal 2 reqUires that plans be coordmated With the plans of affected governmental uruts and that
opporturul1es be proVided for review and comment by affected governmental umts In order to
comply With the Goal 2 coordmatlOn reqUirement, the City Will be responsible for coordmatmg
the adoptIOn of thiS amendment by provldmg notice to all affected governmental umts and
respondmg m ItS findmgs to the legitimate concerns of affected governmental umts There are no
Goal 2 ExceptIOns reqUired
The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the
StateWide Plannmg Goals and applicable state statutes and admmlstrative regulatIOns, proVide
poliCies and cntena for the evaluatIOn of plan amendments Compliance With these measures
assures an adequate factual base for approval of the amendment As discussed elsewhere m thiS
document, the amendment IS consistent With the Metro Plan, the Spnngfield Code, and the
StateWide Goals Therefore, the amendment IS consistent WIth Goal 2
Goal 3 - Agricultural Land. To preserve and maintain agricultural lands
ReSDOnSe
This goal applies to lands that are deSignated Agncultural ThiS amendment IS for property
located wlthm the city limits of Sprmgfield and does not affect land deSignated for agncultural
use Therefore, Goal 3 IS not applicable or relevant to the amendment
Goal 4 - Forest Land. To conserve forest lands by malntazmng the forest land base and to
protect the state's forest economy by making pOSSible economically effiCient forest practices that
assure the continuous growing and harvesting of forest tree species as the leading use on forest
land consistent With sound management of SOli, azr, water, and fish and wzldlife resources and to
prOVide for recreatIOnal opportumtles and agriculture
ResDonse
ThiS amendment IS for property located wlthm the city limits of Sprmgfield and does not affect
land deSignated for forest use Therefore, Goal 4 IS not applicable or relevant to the amendment
Date Received
, ,
DEe 2 0 2006
ThelVlllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn
Wntten Statement - December 20, 2006
Page 8 of41
Onglnal Submittal
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Goal 5 - Open Spaces, Scemc and Historic Area, and Natural Resources: To conserve open
,
space and protect natural and scenic resources I
ResDonse I
Pursuant of Goal 5, the City of Spnngfield has adopted the followmg d;cuments
o Eugene-Springfield Metropohtan Area General Plan, revised 2004
o Czty of Springfield, Local and Natzonal Wetlands Inventory Map, December 2005
o Czty ofSpnngfield Natural Resource Study, adopted, November 2005
Oregon Admmlstratlve Rule 660-023-0250 establIshes the applIcabilIty of Goal 5 rules to Post
Acknowledgement Plan Amendments (PAPA), and specifies certam procedures and
reqUIrements for local governments to follow m the adoptIOn or amendment of all plan or land
use regulatIOns pertammg to Goal 5 resources The rule states
"(3) Local governments are not reqUIred to apply Goal 5 m consideratIOn of a PAPA unless
the PAPA affects a Goal 5 resource For purposes of this sectIOn, a PAPA would affect a
Goal 5 resource only If
(a) The PAPA creates or amends a resource lIst or a portIOn of an acknowledged plan or
land use regulatIOn adopted m order to protect a slgmficant Goal 5 resource or to
address specific reqUIrements of Goal 5,
(b) The PAPA allows new uses that could be confhctmg uses With a partIcular slgmficant
Goal 5 resource slte.on an acknowledged resource lIst, or
(c) The PAPA amends an acknowledged UGS and factual InformatIOn IS submitted
demonstratmg that a resource Site, or the Impact areas of such a Site, IS mcluded m the
amended UGS area"
The folloWIng diSCUSSIOn will demonstrate that the proposed PAPA does not raise any Issues that
would reqUIre the City of Spnngfield to apply Goal 5
FIrstly addressmg OAR 660-023-250(a) The changes sought by tills applIcatIOn do not create or
amend a resource lIst or any portIOn of an acknowledged plan or land use regulatIOn adopted m
order to protect a slgmficant Goal 5 resource on the subject site
Secondly addressIng OAR 660-023-250(b) The changes sought by ,thiS applIcatIOn will not
allow new uses that could conflIct With a slgmficant Goal 5 resource site There are no
slgmficant Goal 5 resources on the SIte Itself None of the varIOus studies, mventones,
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refinement plans, and facIlItIes plans lIst thIS speCific site as a slgmficant resource, apply a
Goal 5 resource overlay, or otherwIse regulate or lImIt the redevelopment of thiS site as a Goal 5
resource
There IS dramage ditch on the site that was mventoned and lIsted (M32) by the Czty of
Springfield Natural Resource Study It was claSSIfied as a Low Qualt}aW~tBnd aod ~d,!,d not
meet the slgmficance cntena of the Oregon Freshwater Wetland AJsessmedt'MetW&lE\~~ The
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The V I1~ages at Marcola Meadows - Metro Plan Amendment ApplicatIOn DEe 2 0 2dlllfe 9 of 41
Wntten Statement - December 20. 2006
Original SubmIttal
.'
closest Goal 5 resource Identdied by the CIty of Sprzngfield Natural Resource Study IS the Irvmg
Slough located approximately 550 feet to the east It IS listed as both a High Quality Riparian
Resource Site (S20 and S21) and a Moderate Qual1ty Wetland (M16b and M16c) However, the
resource Impact area, defined by the study, does not reach the subject site Therefore, the uses
allowed by the proposed PAPA will not conflict with a Goal 5 resource
Lastly addressmg OAR 660-023-250(c) The changes sought by this applicatIOn do not amend
the acknowledged City of Spnngfield Urban Growth Boundary Therefore, with regard to tills
cntenon, the City IS not reqUired to apply Goal 5
ConclusIOn
Oregon Arummstratlve Rule 660-023-0250 "Appl1cabll1ty" stipulates that local governments are
reqUired to apply Goal 5 when consldenng a Post Acknowledgment Plan Amendment If the
amendment affects a Goal 5 resource For the purposes of that rule, the sectIOn I1sts three
Clfcumstances (OAR 660-023-0250(3)(a), (b), and (c) quoted above) under WhiCh, and only
under which, a Post Acknowledgment Plan Amendment would affect a Goal 5 resource As
eVidenced above, none of the three circumstances are raised by the proposed amendment, and
therefore the amendment Will not affect a Goal 5 resource The City IS not reqUired to apply
Goal 5 when consldenng the proposal The City of Spnngfield can find that the actIOn requested
by this applicatIOn IS consistent With StateWide Planmng Goal 5
Goal 6 - AIr, Water and Land Resources QualIty: To mazntazn and zmprove the qualzty of the
azr, water and land resources of the state
ResDonse
Nothmg m the proposal or the character of the site or potential uses mdlcates a future
development that would compromise air, water and land resources Future development of the
site will be m conformance With local, state and federal law mcludmg aspects of the Spnngfield
Code As mdlcated m findmgs regardmg Goal 11, mcorporated herem by reference, optIOns for
accessmg or provldmg the necessary urban services are aVailable Therefore, the amendment IS
consistent With Goal 6
Goal 6 reqUires all waste and process discharges from eXlstmg and future development to be
consistent With appl1cable state for federal envlfonmental qual1ty statutes Specifically, It
reqUires local governments to establ1sh that there IS a reasonable expectatIOn that a proposed use
will be m compliance With the applicable state and federal envlfonmental quality standards
(Frzends of the Applegate v Josephzne County, 44 Or LUBA)
There are three federal environmental qual1ty acts relevant to StateWide Plannmg Goal 6 Clean
Water, Clean Alf, and the Resource ConservatIOn and Recovery Actsl These acts are enforced
by the EnVironmental ProtectIOn Agency (EPA) to mamtam air, water, and land resource quality
I The Clean Water Act establIshes the baSIC regulatory structure for regu]atmg dIscharges of pollutants m the waters
of the Umted States The Clean Water Act IS llnplemented through mdustry standards and reqUIrements The Clean
AlT.Act regulates aIr emISSIOns from area, statIOnary, and mobJle sources ThIS Act sets maximum pollutant
standards and dIrects states to develop state ImplementatIOn plans (SIpS) applIcable to apprill{n'lt!', IQllu_stnal,sources
Fmally, the Resource ConservatIOn and Recovery Act controls hazardous waste from the ,~,a~~Qe)ve€k
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Page 10 of 4]
Wntten Statement - December 20, 2006 DEe 2 0 2006
Onglnal Submittal
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The EP A delegates authonty to Oregon Department of EnvIronmental Quality (DEQ) to enforce
federal envIronmental statutes m the State of Oregon (1 e Clean Air Act, Clean Water Act, and
Resource ConservatIOn and Recovery Act) The DEQ admmIsters the federal statutes (acts)
through the Oregon Admlll1stratIve Rules (OAR), Oregon RevIsed Statutes (ORS), and
Department programs
The OARs regulate nOIse control, groundwater quality protectIOn, solid waste, hazardous waste
management, ambIent aIr quality standards, and transportatIOn conformIty The ORSs provIde
procedures for complIance wIth sewage treatment and dIsposal systems, solid waste
management, reuse and recyclmg, hazardous waste and hazardous matenals, nOIse control, and
aIr and water quality standards
At the local level, the Eugene-Sprmgfield MetropolItan Area General Plan (Metro Plan) contams
polIcies related to Goal 6 that mamtam aIr, water and land resource qualIty m the metropolItan
area and are as follows
C 25 Sprzngfield, Lane County, and Eugene shall consIder dowmtream Impacts
when planmng for urbamzatlOn, flood control, urban storm runoff, recreatIOn,
and water qualzty along the WIllamette and McKenzie RIver;,
C 26 Local governments shall continue to momtor, to plan for, and to enforce
applzcable azr and water qualzty standards and shall cooperate In meeting
applzwble federal, state, and local azr and water qualzty standards
C 27 Local governments shall continue to cooperate In develoPing and
Implementing programs necessary to meet azr qualzty standards ThIs effort
should Include but not be lzmlted to
a RevIew of all major publzc capllal expendllure prOjects for potential
azr qualzty Impacts
b IntegratIOn of azr qualzty concerns Into the comprehensIve land use
plan
c ActIve partIcIpatIOn In develoPing and Implementing addItIOnal
controls, as needed
Supplemental to the Metro Plan IS the Central Lane Metropolitan Planmng OrganIzatIOn
RegIOnal TransportatIOn Plan (RTP) ThIs plan IS the federal RegIOna1 TransportatIOn Plan for
the Eugene-Spnngfield metropolItan area A plan as such, must comply wIth the federal
TransportatIOn EqUIty Act for the 21st Century (TEA 21), NatIO~al AmbIent AIr QualIty
Standards, and the State of Oregon TransportatIOn Plannmg Rule (TP)Z) AddItIOnally the RTP
must demonstrate consIderatIOn for system preservatIon and efficIency, energy conservatIOn, and
congestIOn relIef
mcludes the generatIOn, transportatIOn, treatment, storage, and dIsposal of hazardous waste ThIS 'i9a'resRi:!~\l:!li'iled:
framework for the management of non-hazardous wastes
1.}J. J'
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D~fgJl PotQQ6
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The VIllages at Marcola Meadows - Metro Plan Amendment Apphcatlon
Wntten Statement - December 20, 2006
Onglnal Submittal
The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the
RegIOnal TransportatIOn Plan goals, obJectives, or pohcles Future land use planmng apphcatlOns
(ConditIOnal Use Permit and Site Plan) Will conform to federal, state, and local regulatIOns
related to StateWIde Plannmg Goal 6 Further, when land use approvals are procured, at that time
the apphcant Will obtam the relevant alr quahty permlts from the Lane RegIOnal Air ProtectIOn
Agency (LRAPA) Specifically, the apphcant Will obtam Au Contammant Discharge Permits as
needed and Induect Source Construction Permits for the proposed parkmg faclhties
In the Eugene-Spnngfield metropohtan area, Lane County, Lane Council of Governments
(Metropohtan Planmng OrganizatIOn), Lane RegIOnal Air PollutIOn Agency, and the City of
Eugene mamtam comphance wlth DEQ regulatIOns by the followmg
. Lane County prOVides residents With waste management services through a network of
disposal sites The County's waste reductIOn and recychng programs are managed to
conserve resources and prevent waste
. The Lane Council of Governments provides wastewater and stormwater systems, ground and
surface water, dnnkmg water source assessment, watershed assessment studies and plannmg
and protectIOn for the Eugene-Sprmgfield Metropohtan Area AdditIOnally, the Lane
RegIOnal Air PollutIOn Agency regulates regIOnal air quality m Lane County through
regulatIOns, programs and permits for residents and busmesses
. The City of Spnngfield PublIc Works Department mamtams water quahty m the city through
metropohtan sewage stormwater treatment systems that are reqUired to operate under speCific
gUldelmes set forth by the DEQ The City of Spnngfield also has deSign standards for
wastewater and stormwater collectIOn systems m the City of Spnngfield Pubhc Works,
Standard ConstructIOn SpecificatIOns and the Engmeenng DeSign Standards & Procedures
The City of Spnngfield's Development Code has three articles relevant to Goal 6 that
provide resource protectIOn Article 17 - DWP Dnnkmg Water ProtectIOn Overlay Dlstnct,
Article 27 - FP Floodplam Overlay Dlstnct, Article 32 - Pubhc and Pnvate Improvements
The proposed PAPA does not amend any of the Goal 6 related pohcles of the Metro Plan or the
RegIOnal TransportatIOn Plan nor amend any regulatIOns Implementmg those pohcles As
demonstrated m responses regardmg Goal II, mcorporated herem by reference, these urban
services are aVailable
Because the proposed PAPA does not authonze any speCific development at thiS time, there can
be no direct Impact to air, water, or land resource quahty When development occurs on the
subject Site, all development Will comply wlth all apphcable local, state, and federal regulatIOns
that protect air, water and land resources As mdlcated m findmgs regardmg Goal II,
mcorporated herem by reference, optIOns for accessmg or provldmg the necessary urban services
are aVailable Therefore the proposed amendments are consistent With Goal 6
J
In additIOn to the precedmg facts, the eVidence supports a reasonable expectatIOn that future
'development resultmg from the proposed PAPA wIll be consistent With Goal 6 reqUirements
Therefore, the City of Spnngfield can reasonably expect that futw:e devclo.pment ullder the
, _, uate ReCelVea
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The Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
Wntten Statement - December 20, 2006
DEe 2 0 200Gage 12 of 41
Orrgmal Submittal
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proposed PAPA will comply with applIcable state and federal envlromnental qualIty standards
The proposed PAPA IS consistent with Goal 6
Goal 7 - Areas Subject to Natural DIsasters and Hazards: To prote,ct life and property fi om
natural disasters and hazards
ResDonse
Goal 7 reqUIres that development subject to damage or that could result In loss of lIfe not be
planned or located In known areas of natural hazards and dIsasters without approprIate
safeguards The goal also reqUIres that plans be based on an Inventory of known areas of natural
dIsaster hazards (floods, landslIdes, earthquakes, wildfires and other related hazards) The Multl-
Hazard MItIgatIOn Plan for the Eugene/SprIngfield Metropohtan Area (Metro Hazard Plan) that
was adopted by the City of SprIngfield IS a non-regulatory plan but provides an Inventory of
known hazards
The Metro Hazard Plan does not Identify any known hazards withIn the area of the subject site
Additionally, the subject site IS outside of the 100 year and 500 year flood plaIns (Exhibit 7)
There are no adopted or non-adopted maps that Identify the subject site to be withIn a know
hazards area The proposed amendments do not affect any additIOnal geographIc area than the
subject site, nor IS any specific development proposed at this time In due time, future
development of the subject site Will Include a full analysIs of hazard rIsk and mitigate the rIsk
through approprIate constructIOn As such this amendment IS In complIance with Goal 7
Goal 8 - RecreatIOn Needs: To satisfY the recreatIOnal needs of the cItIzens of the state and
VISItors and, where approprIate, to provide for the sltmg of necessary recreatIOnal faclhtles
mcludmg destmatlOn resorts
ResDonse
RegardIng recreation, Statewide PlannIng Goal 8 states, "The requllements for meetmg such
needs, now and m the future, shall be planned for by governmental agencIes havmg
responslbrllty for recreatIOn area, facrlltles and opportunIties
i in coordmatlOn wIth prIvate enterprIse,
2 In approprIate proportIOns, and
3 in such quantIty, qualzty and locatIOns as
resources to meet such reqUIrements "
IS consIstent
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the avazlabllzty of the
Pursuant to Goal 8 reqUIrements, the City of SprIngfield
developed the follOWIng relevant plan documents
,
,
I
and other local JUrIsdictions
have
· Eugene-Sprmgfield Metropohtan Area General Plan (Metro Plan), ReVised 2004
. Rivers to Ridges, Metropolztan RegIOnal Parks and Open Space Study, 2003
. Lane County Parks Master Plan, 1980
· WIllamalane 20-year Park and RecreatIOn ComprehenSIve Plan, 2004
The proposed Metro Plan Land Use Diagram amendment Will not change the status of any
recreatIOn area, faCIlIty or opportumty that has been InventOrIed and deslgn~teyRIiitcmMarl:
.
The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
Wntten Statement - December 20, 2006
DEc"~eO I MOGl
Onglnal Submittal
Plan or any other relevant facIhty plans regardmg recreatlOnal needs None of the varlOUS
studIes, mventones, and faCIhtles plans have desIgnated the subject sIte for parks and open space
m an adopted mventory, declared It a sIgmficant resource, or slated thIS pnvately owned property
for acqUlsltlOn
The WIllamalane Park and RecreatlOn Dlstnct, responsIble for parks and recreatlOn planmng m
the CIty of Spnngfield, has developed the WIllamalane 2a-year Parks and RecreatIOn
Comprehensive Plan The CIty of Spnngfield has adopted thIS plan as a refinement of the Metro
Plan The plan proposes a 5 5 acre commumty park on two undeveloped parcels north of the
subject SIte, between Bnggs MIddle School and the EWEB utIhty easement (bIke path), and
owned by the WIilamalane Parks and RecreatlOn Dlstnct The WIllamalane comprehensIve plan
refers to these parcels as "the PIerce property," donated m 1993 and elsewhere IdentIfied With
adjacent parcels as the "Y olanda/BnggslPlerce School Park" The plan observes that "there are
opportumtles to work WIth the School Dlstnct and EWEB on future Improvements to the PIerce
property as a neIghborhood park and a waysIde for the EWEB BIke Path" (pg A-46-7)
The WIllamalane 2a-year Parks and RecreatIOn ComprehensIve Plan, "Table I NeIghborhood
Parks" hsts actlOn Items for neIghborhood parks ActlOn I 4 suggests, "Investlgate expanSlOn of
the park onto the vacant land to the south," the subject sIte However, such mveStlgatlOns, If
they have been pursued, have led to no further defined actlOn or pohcy ActlOn I 5 suggests,
"pursue opportumtles to Improve the EWEB bIcycle path and develop park facIiItles on adjacent
land to help meet neIghborhood park needs ) The prehmmary plan for the subject sIte mcludes
several pedestnan and bIcycle connectlOns to the EWEB path and the proposed parks to the
north The subject sIte Itself WIll Include extensIve pubhc open spaces As a commentmg
agency, the WIllamalane Parks and RecreatlOn Dlstnct WIll have, through the prehmmary plan
and sIte plan revIew processes, the opportumty to coordInate plans WIth future development
RIvers to RIdges, Metropolztan RegIOnal Parks and Open Space Study does not Identlfy the
subject SIte as a resource The study maps the EWEB bIcycle path that borders the northern
boundary of the subject sIte as an element of the area's "Major Pubhc Parks and Open Space"
However, thIS bIcycle path IS outSIde the boundanes of the subject SIte
ConcluslOns
No part of the subject SIte IS deSIgnated by the Metro Plan as Parks and Open Space The
WIllamalane 2a-year Park and RecreatIOn Comprehensive Plan does not IdentIfy the subject sIte
as an "eXIstIng park and recreatlOn resource" No acknowledged plan declares It a sIgmficant
resource or slates thIS pnvately owned property for acqUlSltlon Therefore, the proposed PAPA
IS conSIstent WIth StatewIde Planmng Goal 8
Date Received
DEe 2 0 2006
Ongmal Submittal
"
"I The VlI!ages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Wntten Statement - December 20, 2006
Page 140f41
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Goal 9 - Economic Development: To provide adequate opportumtles throughout the state for a
varzety of economic activItIes vital to the health, lVelfare, and prosperztY of Oregon's citizens'
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ReSDonse I
Statewide Planmng Goal 9 - Economy of the State, reqUIres commulllbes to mventory, plan, and
zone enough commercIal and mdustnal land to support the diversIficatIOn and Improvement of
the economy Pursuant to thiS, the City of Spnngfield has adopted the followmg documents
Eugene-Sprzngfield Metropohtan Area General Plan (Metro Plan), ReVised 2004
Sprzngfield Commerczal Lands Study, February 2000
Metropohtan Industrzal Lands Speczal Study
Metropohtan Industrzal Lands Inventory Report, July 1993
Metropolitan Industrzal Lands Pohcy Report, July 1993
The Metropohtan Industrzal Lands Speczal Study (MILSS) commenced m 1989 and produced
two documents, the Metropohtan Industrzal Lands Inventory Report (MILIR) and the
Metropohtan Industrzal Lands Pohcy Report (MILPR) In 1995, the Sprmgfield Commerczal
Lands Study (SCLS) was mlbated The City of Spnngfield adopted the study m 2000 and the
Oregon Department of Land ConservatIOn and Development (DLCD) acknowledged the SCLS
as a penodlc review task The study looked only at lands wlthm Sprmgfield's urban growth
boundary and did not make changes to either the Metro Plan or the Spnngfield Development
Code However, as an area specific penodlc review task, It updates the "Economic Element" of
the Metro Plan and mcludes findmgs, policies and ImplementatIOn strategies regardmg the
supply of commercIal lands
Oregon Admmlstratlve Rule (OAR) 660-009-000 et seq (DIVIsIOn 9) establishes the
applicability of Goal 9 rules to Post Acknowledgement Plan Amendments (PAPA), and specifies
certam procedures and reqUirements for local governments to follow m the adopbon or
amendment of all plan or land use regulatIOns pertammg to Goal 9 In OAR-660-009-0010(4)
the rule discusses procedures relevant to this applicatIOn and states
Notwlthstandmg paragraph (2), [660-009-0010(2)], a JUrISdictIOn which changes Its plan
deSIgnatIOns of lands m excess of two acres to or from commerczal or mdustrzal use,
pursuant to OAR 660-DlVlslOn 18 (a post acknowledgement plan amendment), must
address all apphcable planmng reqUIrements, and
(a) Demonstrate that the proposed amendment IS consIstent WIth the parts of ItS
acknowledged comprehensIve plan which address the requIrements of thIS dIVISion,
or
(b) Amend ItS comprehensIve plan to explam the proposed amendment, pursuant to OAR
660-009-0015 through 660-009-0025, or
(c) Adopt a combmatlOn of the above, consistent With the reqUIrements of this dIVISIOn
The followmg facts Will demonstrate that the proposed amendment IS consistent With the most
recent econoimc opportullltles analYSIS and With the parts of the acknowledged Metro Plan
which address the reqUIrements of DIVISIOn 9 The plan deSignatIOn changes t.Q~tIPated by the
proposed PAPA WIll mcrease the supply of commerCIal land by 228 a ,~~~~~.
The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn
Wntten Statement - December 20, 2006
DEC'~9J1 ~Bfi6 ]
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Ongmal Submittal
Industnal desIgnatIOn WIll be removed and replaced wIth 148 acres of Light MedIUm Industnal,
the supply of MedIUm DensIty ResIdentIal land wIll mcrease by 190 acres AdditIonally, 260
acres of the CommercIal land will also have a Mixed Use Area Overlay See ExhIbIts 3 and 4
and Table 1 (above) for more mformatlOn
The Metropohtan Industrial Lands Inventory Report (MlLIR) estImated that the 20-year
mdustnal land supply was about 3,600 acres for the Metro UGB and about 709 acres for the
Spnngfield UGB (MlLIR, Table 5, p 47) It further estimated that the most hkely projected 20-
year demand for mdustnal land for the Metro UGB would be between 650 and 1,172 acres,
between one-fifth and one-third of the supply (MILPR p 7) The MILPR does not specify a
demand specific to the Spnngfield UGB The subject sIte was mcluded m the hst of short-term
sites for new mdustry (MILPR, p 20 and p 45, SubregIOn 7, SIte 5) In response to thIs study,
the Metro Plan was amended deletmg a findmg that the supply was not adequate to meet the
projected growth m the commercIal and hght manufacturmg segments of the economy (MILPR,
p 11) The followmg pohcy was added to the Metro Plan
EconomIc Element Poltcy #B.12
Discourage future Metro Plan amendments that would change development-ready
industrial lands (sites defined as short-term In the Metropohtan Industrial Lands Special
Study, 1991) to non-industrial deSignatIOns
CURRENT LAND SUPPLY
The Lane County CommercIal and Industnal BUIldable Lands project (a collaboratIve effort of
Lane County, the cIties of Eugene and Spnngfield and Lane Metro PartnershIp) contracted
ECONorthwest to create an updated database of Goal 9 lands A report entItled "The Supply of
CommercIal and Industnal Land m Lane.County A Database and Prehmmary AnalYSIS" (CIEL)
was completed m September 2006 This pubhc document does not contam any adopted pohces
or recommendatIOns, but the data collected by It, to the degree that It can be assumed to be
accurate, IS referred to m this diSCUSSIOn The MILPR estImated the most hkely 20-year demand
for mdustnalland to be 650 acres (p 8, MILPR) WhIle the unconstramed Campus Industnal2
share of vacant mdustnal land has remamed nearly constant (27% denved from Table 5 of the
MILIR, p 47 and 25% denved from Table 3-9 of the CIEL, p 17), the absorptIOn of all vacant
Industnalland has exceeded predictIOns Companng the MILPR unconstrained vacant land total
to the CIEL total, the unconstramed vacant mdustnal land mventory has been reduced by
approxImately 2,600 acres Wlthm the Metro UGB (an absorptIon rate of 72%), though at least
155 acres were converted to other uses (resIdentIal or commercIal) The absorptIOn rate Wlthm
the Spnngfield UGB approximates the Metro UGB rates at 69% Table 2 shows that absorptIOn
rates for Campus Industnalland are approximately equal to the rate for all mdustnalland
Date Received
DEe 2 0 2006
Onglnal Submittal
2 The MILSS uses the term "SpecIal LIght" whIch has since been changed to "Campus Industnal", m thlS report we
WIll use the later term "Campus Industnal"
The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Page 16 of 41
Wntten Statement - December 20, 2006
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Table 2 Unconstramed Vacant Industrial Acres and AbsorptIOn
Acres
Region MILPR (1993) CIBL (2006) Change Absorption
Metro (Total) 3,604 999 2,606 72%
Springfield (Total) 709 222 487 69%
Metro (CI Only) 990 318 672 68%
Springfield (CI Only) 255 74 181 71%
Source Informallon denved from MILPR (1993) and CIBL (2006) analYSIS performed by Satre Associates, PC
Note There 15 a slight difference III the reportmg of mdustnal acres between the MILSS, which accounted for lands wlthm Spnnfield s VGS and
the CIBL "hH.h did not
As shown m Table 3 the proposed PAPA WIll change the current CI desIgnatIOn on the sIte to
CommercIal, LIght-MedIUm Industnal and MedIUm DensIty ReSIdential The total supply of
unconstramed Campus Industnal land wltlun Spnngfield WIll be reduced by 75% The overall
supply of CommerCIal (CommercIal and CommerCIal MIxed Use) and LIght MedIUm Industnal
land WIll mcrease by 30% and 25% respectively as shown m the followmg table
Table 3 SDrmgfield Land Use ClasSIfications and Plan DesIgnatIOns Affected bv the ProDosal
Total Net Percent Change
Plan DesignatIOn Acres Vacant Unconstrained Proposed Unconstrained Unconstrained
Campus Industrial 2129 1175 742 -56 182 -75%
CommerCial 5645 669 634 -3 8 596 -6%
CommerCial Mixed Use 1578 131 108 26 368 241%
LI~ht Medium Industrial 4021 701 589 148 737 25%
TOTAL 13373 2676 2073
Source Data from CommerCial and Industrral Lands Database ECONorthwest 2006 analYSIS performed by Satre Associates, PC
FUTURE LAND SUPPLY
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The short and long term supplIes of bUIldable CommerCIal and Campus Industnal land are
cntlcally madequate However, the draft Jasper Natron Specific Development Plan proposes to
add about 20 acres of CommercIal and IIS acres ofCI land to SpnngfieId's long-term supply by
the year 20 I 5 Nonetheless, hlstonc mventory absorptIOn rates, when extrapolated mto the
future, predIct defiCIts of LIght-MedIUm Industnal and CommercIal land m 20 15 The resultmg
mventones of bUIldable CommercIal, LIght-MedIUm Industnal, and Campus Industnallands are
shown m the Table 4
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Table 4 AbsorptIOn of Sprmgfield's Land Supply for Relevant DeSIgnatIons
2015 2015 AbsorptIon Rate 2006-2015 2015
EXisting Jasper-Natron Total (acres per year) Absorption Acres
Campus Industnal (Cll 742 1178 1920 139 1251 669
Light-Medium Industnal (LMI) 589 00 589 108 972 -383
CommerCial (C, CMU) 766 201 967 170 1530 .563
Source analysIs perfonned by Satre ASSOCiates PC
Absorption rates arc from an analYSIS of MILSS and ClBL studies, and SeLS data (SeLS p 19)
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The proposed PAPA WIll reduce the future supply of bUIldable CI land by 29% The supply of
CommerCIal and LIght-MedIUm Industnal Land WIll be mcreased, yet there WIll stIll be defiCIts
m these mventones Spnngfield's 2015 supply of Light-MedIUm IndustrIal and CommercIal
Date Received"
The V,llages at Marcola Meadows - Metro Plan Amendment ApplicatIOn I ~e 17 of 41
Wntten Statement - December 20, 2006 ' OCt.; 2 0 200S
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Original Submittal
land will not meet demand If the hlstonc rate of absorptlOn contmues The effect the proposed
PAPA WIll have on future land supphes IS meluded m Table 5
Table 5 Absorphon of Amended Land Supply
Post
PAPA
Campus Industrial (Cl) 182
Light-Medium Industrial (LMI) 737
Commercial (C, CMU) 96 4
Source analysIs perfonned by Satre Associates PC
AbsorptIOn rates are from an analysIs ofMILSS and CIBL studies, and seLS data (SeLS p 19)
2015
Jasper-Natron
1178
00
201
AbsorptIon Rate
(acres per year)
139
108
170
2006-2015
Absorption
1251
972
1530
2015
Acres
109
-235
-365
2015
Total
1360
737
1165
Land mventones under these three are small and dwmdhng Decldmg to reduce the supply of CI
land IS not an easy chOIce, a matter of robbmg Peter to pay Paul However, there IS synergy
between mdustnal and commercial land uses and a balance should be mamtamed
Manufacturers are drawn to areas that provIde the commercial support they reqUIre These Issues
are dIscussed further m the next SeCtlOn of the report
Lookmg farther mto the future, the relative growth predtcted for the varlOUS sectors of the
economy can be analyzed The table below shows projected economIc growth for the Southern
WIllamette Valley from 2000 to 2055, and mdlCates shIfts of the sectors m relative Importance to
the overall economy The largest growth WIll occur m the servIces sector, predommately
associated wIth commercially desIgnated land Manufacturmg, whIle expenencmg a 30%
growth rate, WIll nonetheless reduce ItS share of the overall economy by 2%
Table 6 2000-2055 Employment Growth by Selected Industry Sectors, Southern WllIamette Valley
Industry 2000 2055 Growth
Emp Share Emp Share (2000-2055) Shift
Construction 6,586 490% 9,880 510% 50% 020%
Manufacturing 22,800 17 20% 29,640 1530% 30% -190%
Trans, Comm , 3,706 280% 5,930 310% 60% 030%
and Utilities
Wholesale Trade 6,189 460% 9,880 510% 60% 050%
Retail Trade 27,715 20 90% 41,490 2140% 50% 050%
FlDance, Insur & 5,973 450% 7,900 410% 32% -040%
Real Estate
Services 37,813 28 50% 59,080 30 50% 56% 200%
Government 21,640 1630% 29,640 1530% 37% -100%
Total 132,422 100% 193,440 100% 49% 000%
Source Regional Economic Opportumtles AnalysIs, ECONorthwest, May 2006, page 13 Shift calculated by Satre ASSOCiates, PC
COMPREHENSIVE PLAN POLICIES
The Metro Plan has the followmg pohcles duectly relevant to the proposed PAPA
EconomIc Element PolICY #B 6
Increase the amount of undeveloped land zoned for ltght industrIal and commercwl uses
correlating .the effectIve supply In terms of sUltablltty and avmlablltty with the projectIOns of
demand Date Received
The VIllages al Marcola Meadows - Metro Plan Amendment ApplIcatIOn Page 18 of 41
Written Statement - December 20, 2006 DEe 2 0 2006
Orlgmal Submittal
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Economic Element Policy #B 12 ,
Discourage future Metro Plan amendments that would change development-ready zndustrzal
lands (sites deflned as short-term zn the metropolitan IndustrIal Lands Speczal Study, 1991) to
non-zndustrIal designatIOns
\
Clearly, these two poliCies often Will be m conflict With a limited supply of urbamzable land,
mcreasmg the amount of undeveloped commercial land Will frequently be at the expense of the
mventory of mdustnalland The Metro Plan addresses the Issue of conflict between poliCies
"The respective JurisdictIOns recognzze that there are apparent conflicts and
znconslstenCleS between and among some goals and polzcles When makzng decIsIOns
based on the Metro Plan, not all of the goals and polzcles can be met to the same degree
zn every znstance Use of the Metro Plan reqUires a balanczng of Its varIOus components
on a case-by-ca5e baSIS, as well as a selectIOn of those goals, obJectives, and poliCieS
most pertznent to the Issue at hand"
The SprIngfield Commerczal Lands Study, the most recent economic opportumties analYSIS,
contams the followmg key poliCies
"Policy I-A Mamtam a mixed supply oflarge and small commercial sites through strategies
such as rezomng or annexation to serve Spnngfield's future populatIOn"
"Policy I-B Ensure that an adequate amount of commercial land IS deSignated m the
undeveloped Identified nodes such as Jasper/Natron and McKenzie/Gateway, to
accommodate a portIOn of the demand for commercial acreage, and to Implement the poliCies
and objectives ofthe TransPlan "
"Policy I-C Mamtam at least a five-year supply of commercial land wlthm the Urban
Growth Boundary (UGB) that IS currently served or readily serviceable with a range of urban
public facilities and services"
"Policy 3-A RedeSignate and rezone portIOns of mdustnal land or residential land wlthm
Identified Employment Center, Neighborhood Center, or Commercial Center nodes to Mixed
Use Commercial to achieve the objectives of TransPlan, TransportatIOn Planmng Rule 12,
and to mcorporate higher mtenslty development m conjunctIOn with residential and
employment opportumtles "
i
Metro Plan Economic Element "Policy #B 6" IS Imperative and provltles clearer gUidance than
"Policy #B 12," whICh merely discourages The poliCies of the Sprzn'gjield Commerczal Lands
Study, particularly "Policy 3-A," clearly trump "Policy #8 12" when consldenng the proposed
PAPA
The reqUired mventones of Goal 9 lands are approximate m extent, and there IS flexibility m the
compositIOn of those mventones Nonetheless, the City must consider the appropnateness of
approvmg the proposed PAPA compared to mamtammg the current land use designatIOn and
zonmg dlstnct Several Issues must be addressed, sUitability of the lliMt@R~~fflt
The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn DEe Page 19 of 41
Written Stalement - December 20, 2006 2 0 20D3
Onglnal Submittal
desIgnatIOn, the availability of substitutes If the deSignation IS changed, economic diverSity, and
family wage employment
SUITABILITY
The site has been reserved as development ready Campus Industnal land smce 1995 The
maJonty of It was deSignated as Special Light Industnal (the precursor of Campus Industnal) for
years before that Despite the dwmdlmg supply of CI land, there has been no proposal for a
comprehensive development of the site The reasons the project Site has not yet been developed
are complex However, the site IS not Ideal with regard to the qualities that the CI deSignation IS
mtended to foster and preserve To attract the deSired mdustnes, the zone Imposes performance
standards to reduce conflicts with adjacent zOning dlstncts and negative Impacts between sites
wlthm the CI dlstnct Itself From the Metro Plan, "The actIVIties of such firms are enclosed
wlthm attractive extenors and have mInimal envlromnentallmpacts, such as nOise, pollutIOn, and
vibratIOn, on other users and on surroundmg areas" However, the site and surroundmg areas are
already subject to some of these Impacts, whICh may partially explam why the site has not yet
been developed With CI uses The City's pre-applicatIOn report lists 'air pollutants from
surroundmg heavy mdustnal uses, overhead electncal Imes and nearby rail lines which cause
problems for certam types of high technological mdustnes Several high tech firms had
conSidered the Pierce Property for a potential locatIOn, and all found It unsUitable because of
these problems"
SUBSTITUTION
Despite whatever Impediments to campus mdustnal development the site may have, the City
should preserve the current deSignatIOn If It represents the last best hope to attract companies
offenng above average wages The CI zone limits retail uses, m part, to keep lower paymg
employers from competmg for sites However, recent data shows that thIS strategy IS not as
effective as hoped
A thorough review of the SprIngfield Development Code reveals that, other than limits to retail
uses, there IS little unique about the CI zone The MILPR pomted out that, as IS CI, Spnngfield's
LMI dlstnct IS used as a buffer or transitIOn zone between heavy mdustnal and non-mdustnal
uses The LMI dlstnct permits subdiVISIOns followmg mdustnal park standards, as does CI
Many of the heaVY-Impact mdustnal uses prohibited m the CI zone are also prohibited m the
LMI zone such as manufacturmg chemicals, lumber, wood, paper and dairy products, metal
fabncatlOn, cleanmg and dymg, gas storage, mcmerators, and recycling centers All of the
pnmary and secondary uses permitted m CI zone are also permitted m the LMI zone The
mventory of LMI deSignated land IS available, acceptable and appropnate for the lands of
mdustnes CI IS mtended to attract
Commercial land IS also sUitable for many high-wage, economiC export employers Although the
Campus Industnal zone allows certain manufactunng uses that are not allowed under the
proposed Commercial deSignatIOn, many uses that are permitted provide family wages New and
growmg sectors of the economy blur the Ime between commercial and mdustrlalland use
, , Date Received
.
DEe 2 0 2006
I The VIllages at Marco1a Meadows - Metro Plan Amendment ApplicatIOn
Written Statement - December 20, 2006
Page 20 of41
Ongmal Submittal
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ECONOMIC DIVERSITY
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The Land ConservatIOn and Development CommissIOn (LCDC) recently reported to the
Governor on the converSIOn of mdustnalland to non mdustnalland I[he report was concerned
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with mamtammg an adequate local supply of mdustnalland and prevel1tmg conversIOns of pnme
mdustnalland to non-mdustnal uses Their report was titled "Promot,mg Prospenty Protectmg
Prune Industnal Land for Job Growth" It made the followmg observation
"The Issue of conversIOn of mdustnallands IS Imked directly to the goal of provldmg an
adequate supply of mdustnal and other employment land for a vanety of economic
activities Untimely or undesuable converSIOn of mdustnallands, particularly converSIOn
of strategic sites with unique market features, can mterfere with accomplishmg the goal
of provldmg adequate land development opportunities for economic growth and Job
creatIOn" (p II)
"The GMELS' [Greater Metropolitan Employment Lands Study] Phase I findmgs
remforce the committee's assertIOn that traditional mdustnal areas, mcludmg those
featurmg heavy manufactunng, warehouse/dlstnbutlOn, mdustnal service and waste
management activjties should be protected from encroachment by mcompatible non-
mdustnal uses by placmg these areas m so-called mdustnal sanctuanes" (p 19)
However, the report also observed,
"To better understand the concept of 'employment lands,' the committee exammed the
Phase I findmgs of the Greater Metropolitan Employment Lands Study (GMELS) The
study IS based on an assessment of the need for a broad category of employment lands
wlthm the greater Portland metropolitan regIOn Committee members concurred With a
maJor findmg of GMELS that the Ime between mdustnaI and non-mdustnal use IS
becommg mcreasmgly blurred m the new economy because many traded-sector and
mdustnal activities are now carned out m office and tech-flex settmgs The latter type of
,
mdustnal uses IS perfectly compatible With other employment activities and, thus, can be
accommodated m mixed-use zOning dlstncts that mclude retail, office, mstitutlOnal
and/or light mdustnal and even residential uses" (p 18)
"New and emergmg mdustnal uses These are high-tech, bIOtech, some manufactunng
and research and development and are often located m office and tech-flex settmgs They
are most productive when adJacent to similar companies and their non-mdustnal
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suppliers, lenders and support systems SUitable locatIOns for these activIties mclude
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many mixed-use zones, as long as theu scale, deSign and operatIOnal charactenstics are
compatible With surroundmg uses" (p 20)
Although the conversIOn of CI land to other deSignatIOns may seem to ,have a negative effect on
the potential for economic development, the net effect IS very positive when consldenng the
benefits of addmg to the extremely scarce supply of commercial land As the DLCD report to
the Governor pomts out, high-tech research and development firms are most productive when
non-mdustnal suppliers and supportmg services are aVailable to them
!
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Date ReceIved:
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Wntten Statement - December 20, 2006
DEep~gg2.(!~1
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, Ongmal Submi!t,o!
FAMILY WAGE EMPLOYMENT
The ability for Sprmgfield to attract Jobs that provide a family wage IS among concerns over
changmg the CI deSignatIOn of the subJect site Although there IS no precise definitIOn of
'family wage," the term came mto use dunng the Industnal RevolutIOn when work was
separated from home to a degree not seen before The concern was that the breadwinner earn
enough to allow the spouse to stay home tendmg the house and chIldren It became a somewhat
controversial term, some commentators assigning sexist overtones to It The followmg data
(Tables 7 and 8) creates a statistical context for the diSCUSSIOn If "family wage" can be defined
as the gross mcome needed to cover tYPical expenses of the average family, the tables below
estimate these figures m Spnngfield and Oregon
Table 7 Sprmgfield, Oregon Average Household and Family S,ze
Number of IndiViduals
255
303
Average Household
Average Family
Source US Census Bureau, Census 2000 Summary File 3
Table 8 Spnngfield, Oregon TypIcal 2004 Family Expenses
Source
Two Adults,
One ChIld
$34,905
$36,408
Two Adults,
Two ChIldren
$43,862
$41,748
1
Poverty In Amenca
E P 12
1 Poverty In Amenca Project, Penn State Umverslty
2 Economic Policy Institute
Figures are for tYPIcal expenses Figures for One Adult and Two Children are Within approximately one percent of Two Parent One
chIld expenses
Table 9 below gives U S Census data regardmg the median mcomes of mdlvlduals and
households Note that the family household mcome IS Significantly higher than the highest
mdlvldual median mcome Data about the proportIOn of two-mcome households or the average
wage of pnnclple breadWinners IS not available Heads of farmly households may be making
Significantly more than the average or many households may have two mcomes Some
combmatlOn of the two IS likely Regardless, It mdICates cautIOn should be used when makmg
assumptIOns about family wages
Table 9 Sprmgfield and Oregon Median Incomes
Oregon
Spnngfleld, Oregon
Family Households $55,196 $43,539
Non-family households $29,209 $23,734
All Households $46,393 $37,452
Male full-time, year-round workers $41,485 $35,118
Female full-time, year-round workers $30,591 $25,524
Source U S Census Bureau Census 2000 Summary File 3, adjusted to 2004 Consumer Price Index
. .
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Date Received
The VIllages at Marco1a Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
DEe lHls~~f 41
Original Subm,t~a!
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To assess Impact of the PAPA on family wage Jobs, we can estl111iate the average wage of
employment m the relevant land use designatIOns The table below (Table 10) uses mformatlon
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from the Lane County Council of Goverrmlents and the Oregon Labor Market InformatIOn
ServIce to correlate the estimated number of people employed by each mdustry sector wlthm a
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plan designation, and the Lane County average pay wlthm each sectpr to denve an estimated
average pay for employment m a land use designatIon I
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Table 10 Plan DesIgnation Average Wage
Industrv
Construction
Manufacturing
Trans, Comm , and
Utilities
Wholesale Trade
Retail Trade
Fmance, Insurance
and Real Estate
ServIces
Government
Total
Weighted Average
Pav
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Source of wage data OlMIS Lane County 2000 mdustry sector average adjusted for 2004 Consumer Pnce Index except the figure
for Government which IS from 2004 I
(1) Source LCOG - 2004 Industry sector employment by plan designation I
(2) Source LCOG - 1998 Industry sector employment by PLU
To better understand the Impact of the PAPA on conditions m Spnngfield, Table 11 below
provides an overview of the types of busmesses and the approximate nUlllber of employees
currently located m the Gateway area (the only other CI zone m Spnngfield With slgmficant
development Several of the busmesses listed m the table would also be allowed wlthm the
proposed PAP A redeslgnatlOns
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Commercial PI
Employment
676 2%
779 2%
767 2%
585
8,890
2,455
2%
25%
7%
Comm Mixed UseP' I
Employment
107 4%
99 4%
128 5%
68
332
342
3%
13%
13%
LIght Medium Ind ">
Employment 1
1,919 12%
5,879 370/0
1,385 9%1
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18%
12%
1%
2,843
1,870
98
1,594 10%
392 2010'
15,980 100%
$34,91636 1
Averase Pay
$37,751 00
$38,05721
$35,090 20
$40,622 86
$19,30919
$34,73705
$27,340 14
$37,23900
Date Received
DEe 2 0 2006
Original Submittal
The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
I
20,348 57%
1,218 3%
35,718 100%
$25,73213
1,252 48%
279 11%
2,607 100%
$30,905 80
Page 23 of 41
Table 11 Types of Busmesses and ApproXImate Employees for Gateway Developmeut
Gateway Busmesses Address Type ApproxImate Number
of Employees
Royal Canbbean Cruise Lines 1000 Royal Canbbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 International Way Computer Support Call 1200
Center, Camp Tech
PaclficSource Health Plans 110 Internat,onal Way Health Insurance 275
Headquarters
Oregon Medical Laboratones! 123 International Way Medical Laboratones 300
Oregon Vetennary Laboratory
Sacred Heart Medical Center Financial services 260
Foundation
123 International Way
Sacred Heart Medical Center Matenals (Supply 30
Matenals Management handlers)
Shorewood Packaging Inc 500 International Way Manufacture paperboard 60
packaging products
Wholesale d,stnbut,on
Globallndustnes 950 Internalional Way automotive parts and 10-19
accessories
Grand Slam USA 921 Internabonal Way Indoor recreabon Batting 1-4
cages, basketball, etc
McKenzie AthletiCS 909 International Way Uniforms screen pnntmg 10-19
and embroidery
PaCifiC Office Automation 911 International Way Copier sales and cOPYing 20 - 49
services
Rex Myers Transfer 9151nternallonal Way Moving and storage 5-9
FedEx 700 International Way Couriers and messengers 20 - 49
Learning Tree 100 Internat,onal Way Child Day Care N/A
Planned Businesses A
ProfeSSional Cred,t Service Collection Agency 177
,
McKenZie Leasing and Finance Heavy equipment leasing 13
Source Information gathered from Dex, Lane Metro Partnership and GLMIS mfo and links
A ProfeSSIonal Credit Service and McKenZie Leasing and Finance purchased 7 acres In Gateway and w'~fe'~~rved.
there Source The Register Guard - Tuesday, November 14 2006 f .
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The V Illages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
DEe 2 0 2006
Page 24 of 41
Onglnal Submlttai
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Table 12 below shows the estrmated wages for employment typical, of the busmesses m the
above table This data indicates that the average pay for employment In the deSignatIOns
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proposed by the PAPA are competitive with the average pay In Spnngfield's CI deSignated
lands !
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Table 12 Employment and Wage Estimates for Sprmgfield CI Busmesses 50 or 'more employees
Employment
Number Percent
177 640%
535 1930%
1,200 43'30%
300 1080%
OccupatIon
Bill and account collectors
Billing and Posting Clerks
Computer Support Specialist
Medical and Clinical Laboratory
Technicians
Miscellaneous Manufacturing
Travel Customer Service
Representalive
Total employees
Weighted Average Pay
Average Ray
$30,060 00
$26,956 DO
$34,874 DO
$27,083 DO
60 2 20%
500 1800%
$32,292 00
$22,880 DO
2,772 100%
,
$29,97594
Source Wage data for Lane County 2004 from OlMIS webslte except Travel Customer Service Rep startmg
pay published In Portland Busmess Journal - November 18, 2004
Source Employment data from Lane Metro Partner ship and from InfoUSA webslte
ConclusIOn
Economic trends indicate that by the year 2015, Spnngfield's supplies of Commercial, Llght-
MedIUm Industnal, and Campus Industnal lands Will be depleted While the mventory of CI
land Will be small, a defiCit IS projected for CommerclaJ and LMI land ,The proposed PAPA Will
bnng mventones of these lands closer to balance, though still leavmg a defiCit of Commercial
and LMI land
Metro Plan Policy #B 6 directs the City to correlate the effective supply In terms of sUitability
and aVailability with the proJectIOns of demand The sUitability of the subJect site for ItS current
CI deSignatIOn IS questIOnable In light of Its long-standmg undeveloped state despite the
dWindling supply of CI land By the planning year 2015 and m the absence of the proposed
PAPA, CI land Wlll be In relative abundance compared to Commercial and LMI land If past
demand trends contmue The types of businesses currently m developed Campus Industnal areas
can also locate In Commercial and or Light-MedIUm IndustnaJ area~ There IS a synergistic
relatlOnslup between mdustnal and commercial uses that reqUires a balance between them m
order to sustain economiC diverSity Fmally, analyzmg average wages m the different land use
deSignatIOns shows that pay rates m the proposed deSignations are competitIVe with those m
Spnngfield's currently developed Campus Industnal area
ThIS redeslgnatlOn of Campus Industnal land as Commercial, Commercial Mixed-Use, and
Light-MedIUm Industnalland will support the diversificatIOn and Improvement of the economy
It IS consistent With the pnontles established by adopted and acknowledged poliCIes Therefore,
,the, amendment IS consistent With statewide plannmg Goal 9 f Date Received.
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DEe 2 0 2006
T_he VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Stalement - December 20, 2006
Origmal Subm,ltg~ge 25 of 41
Goal 1 0 - Housmg. To provIde for the houszng needs of citizens of the state
ResDonse
Approval of the applicant's proposed PAPA changmg approximately 18 acres from Campus
Industnal to MedIUm Density ResidentIal on the Metro Plan diagram and zonmg map, reqUires
compliance With statewide plannmg Goal 10, Housmg (OAR 660, DIVIsIOn 8) (The total acreage
of MedIUm DensIty Residential land IS proposed to mcrease from 367 to 547 acres) The Post
Acknowledgement Plan Amendment (PAPA) IS consistent With the parts of the Melro Plan
which address the reqUirements of Goal 10
The Eugene-Sprzngfield ResidentIal Lands Study (RLS) was completed m 1999 as a technical
document mformmg policy changes to the Metro Plan as part of the area's penodlc review
reqUirements The RLS was acknowledged by the state Land ConservatIOn and Development
CommissIOn as bemg consistent With Goal 10 The purpose of the RLS was to compare
residential land needs With aVailable land supply The analYSIS does not reqUire bUlldout of
particular denSIties or numbers of Units on speCific sites or wlthm the metro area as a whole
The RLS contams a detailed site mventory m the Technical AnalYSIS, whICh IS summarized
below (Table 13) as It pertams to the subJect site
Table 13 Resldenllal Land Study SIte Inventory Marcola Meadows Properly
Site (Subarea 18) Total Acres Un bUildable Acres Constrained BUildable Acres
2 37 1 04 0 0 36 7
Source Residential Lands and Housmg Study Draft Inventory Document, 1999 page 64
Of the subJect sites total gross bUildable acreage that was mcluded m the mventory, all 37 1
acres IS deSignated for MedIUm DenSity Residential development The RLS assumes that
32% of residential lands will be developed With non-reSidential uses, mcludmg public and
CIVIC uses, roads, etc Subtractmg thiS 32% leaves 25 2 net acres that one can reasonably
assume was conSidered available for development m the RLS
Demlty AssumptIOns
The RLS does not specify an assumed average denSity m the MDR deSIgnatIOn Rather, It
outlines the range of allowable denSIties (14 28 to 28 56 Units per net acre) whIch comclde With
the gross denSity range descnbed m the Metro Plan (10 through 20 Units per gross acre) It also
descnbes the assumed dlstnbutlOn ofhousmg types wlthm each residential deSIgnatIOn (page 21)
and the assumed denSity by housmg type (page 22)
The RLS also contams data surmnanzmg actual bUilt denSIties m the metro area However, only
limited data was aVailable, and bUilt denSIties were assumed based upon data from years 1986,
1992, and 1994 Usmg these three years, the data show bUilt denSIties between 21 and 23 Units
per net acre for multi-family development (RLS Technical AnalYSIS, p 21) No longer-term
trend analYSIS IS available
These figures reflect bUilt denSity for multi-family proJects only, not all development bUilt m the
MDR deSignatIOn Smce smgle family houses and duplexes are alrowel!>!IJlt~~~!\flJArage
denSity across the deSignatIOn IS likely significantly lower While hverage -denSity figures"have
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn ! DEe 2 0 ~tmlf6 of 41
Written Statement - December 20, 2006
Onglnal Submlt'ai_..
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not been calculated for MDR areas due to the dIfficulty of obtammg the data, single family
development occurred at roughly 4 Units per acre and duplex development at 10 Units per acre
dunng the same years (RLS Technical AnalysIs, Page 21) :
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Surplus of Resldenlzal Land '
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There IS documented a net surplus of residential land to serve metro housmg needs through 2015,
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for all residential land categones combined, and medlUlll denSity resl\lentlalland In particular
The companson of residential land supply and demand IS shown m Table 14 below
Table t4 Comparison of ReSIdential Land Supply and Demand, In Acres
Medium DenSity ReSidential
Supply 828
Demand 589
Surplus 239
Source RLS Techmcal AnalysIs, 1999, page 52
All ReSidential
5,802
4,564
1,238
The supply figures also do not Include mixed use and commercial deSignatIOns that can
accommodate reSidential development In additIOn to calculating supply and demand m acres,
the RLS considered the supply and demand for hOUSing unitS Tlus comparison also shows a net
surplus across all reSidentially deSignated land, and wlthm the MDR deSignation In particular, as
shown m Table 15 below '
Table 15 Comparison of Resldenhal Land Supply and Demand, In Umts
Medium DenSity ReSidential
Supply 13,078
Demand 9,432
Surplus 3,646
Source RLS Techmcal AnalysIs, 1999, page 53
All Resldent,al
48,519
40,406
7,913
If the assUllled surplus of medlUlll denSity units (3,646) IS diVided bX the assumed number of
surplus medIUm denSity acres (239), the denved denSity for MDR land IS 15 25 Units per net
acre ThiS IS not, however, an adopted denSity assumptIOn
The RLS does not specify how to determme expected denSity or number of Units on a particular
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site One source of expectatIOn IS the McKenZie Gateway MDR site Conceptual Development
Plan, which accommodates a total of 1,195 Units across 185 acres, at !an average denSity of 11
unitS per acre, In ItS preferred alternative (ScenarIO E) Alternatively, one can estimate the
amount of expected development on the site by extrapolating assumpt;ons contained wltlun the
ReSidential Lands Study Itself ;
In fact, the applicant's proposal retains a surplus m the reSidential housmg Inventory, while
mcreasmg the intensity of reSidential development ThiS strategy supports nodal development
and fulfills the reqUirements of Goal 10 by accommodatmg a quantity of Units that can be
reasonably defended given the adopted findmgs, analYSIS, and poliCies contamed m the RLS
i Date Received:
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The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
,
DEe 2 0 2006
Page 27 of41
Original Submltt;;:1
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DensIties will In fact be Increased over what would otherwise likely be bUilt The Residential
Lands Study concluded that through the plannIng honzon (2015), the area would have a surplus
of land In all types of residential land use categones The study was adopted and Incorporated
Into the Metro Plan In 1999, and was acknowledged by LCDC as meetmg the area's Goal 10
reqUirements Specifically, the RLS concluded that there was a surplus of 239 acres and 3,646
Units m the MDR category (Metro Plan, pages III-A-3 and II-A-4)
In addition, the applicant's proposal IS supported by applicable Metro Plan hOUSIng policies,
mcludmg those m the reSidential land supply and demand, reSidential denSity, and deSign and
mixed use areas, as outlmed m the Metro Plan Specific Elements sectIOn, (beglnnmg at page 32
below)
OAR - DIVISIOn 8 does not prolublt creatmg additIOnal residential land after a local government
has established an adequate supply Therefore, for the purposes of DIVISIOn 8, It IS not necessary
to establish a maxlmUlll acreage or to Justify the deSignation of reSidential land In excess of
proJected land needs The Resldentzal Lands and Houszng Study estimates of the long term
proJected land needs, and the determmatlOn that there IS an adequate mventory, served to
demonstrate that the minimum needs had been met They did not establish a maximum and did
not freeze the residential land supply
If the proposed PAPA sought an exceptIOn from a stateWide plannmg goal, there would be a
greater burden of JustificatIOn for the expansIOn of residential lands The exactmg standards for
takmg a Goal 2, Part II exceptIOn would apply, the eVidence would have to establish that "Areas
which do not reqUire a new exceptIOn carmot reasonably accommodate the use" However,
pursuant to OAR 660-004-0010(2), such an exception IS not reqUired m thiS case Determining
the extent of the Goal 10 land supply IS merely a matter of policy for the local JunsdlctlOn
In summary, our analysIs finds that the applicant's plan amendment proposal meets the
reqUirements of stateWide plannmg Goal 10, supports applicable adopted policies, and furthers
the obJectives of nodal development
Goal 11 - Publtc Facllttles and Services. To plan and develop a timely, orderly and effiCient
arrangement of publzc faulztles and services as a framework for urban and rural development
OAR 660-011-0005(7)(a)-(g) Definition of Publtc Faclltties:
(a) Water
(b) Sanitary Sewer
(c) Storm sewer
(d) TransportatIOn
, -
Pursuant of stateWide plannmg goal 11, the City of Spnngfield has adopted or endorsed the
followmg documents
. Eugene-Spnngfield Metropolztan Area General Plan, reVised 2004
. City ofSpnngfield ZOning Map, May 2006
. Eugene-SprIngfield Metropolztan Area Publzc Facllztles and Servlces/:'0n, 2001
. ' City ofSprzngfield Stormwater Management Plan, ReView Draft Jan~t~~celved:
.'
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
DEe 2tllg,QI1&f41
Original Submittal
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o City of Sprzngfield Stormwater Management Plan, MaJor BaSIns/Sub BaSInS Map,
ReVieW Draft, January, 2004
. City ofSprzngfield Conceptual Road Network Map, Updated July, 2005
. City ofSprzngfield Drznkzng Water ProtectIOn Plan, adopted May, 1999
ResDonse
The Eugene-SprIngfield Metropolztan Area General Plan Diagram and the City of SprIngfield
Zonzng Map shows that the subJect site IS mSlde of the City of Spnngfield Urban Growth
Boundary Statewide Plannmg Goal II ensures that public facilities and services are provided In
a timely, orderly, and effiCient manner ThiS applicatIOn proposes to amend the Eugene-
Sprzngfield Metropolztan Area General Plan Diagram and Will not affect provIsIOn and
arrangement of public facilities and services The folloWIng findIngs demonstrate that the
eXlstmg public facilities and services have the capacity to serve future development on the
subJect site and will be provided m a timely, orderly, and effiCient marmer Subsequent planmng
actions limited to the subJect site (I e Master Plan and Site Plan applications) In due time will
address the arrangement of public facilities and servICes on the subject sIte See Exhibits 8 and 9
for more mformatlOn
Potable Water Service
The subJect site will be served by connectmg to eXistIng Sprmgfield Utility Board (SUB) water
lines adJacent to the site There are SIX potential water lines adJacent to the subJect site to have
the capacIty to serve future development There are two 12" PVC water lines along 28th street
have the capacity to serve development In the southwest portIOn of the subJect site There IS an
18" water lme m the Right-of-Way of 31st street that has the capacity to serve future
development Currently, there are two 10" water lines that can serve future development on the
west portIOn of the subJect site One of these water lInes In located approximately 100' north of
the center Ime of Bonnie Lane and the other IS approximately 120' south of the center Ime of
Bonnie Lane Additionally, there IS a 16"' water lIne on the south side of Marcola Road
approximately 1075 ft west of the IntersectIOn of Marcola Road and 281h street that has the
ability to serve development m the southern portIOn of the subJect site The water Imes m
Marcola Road and 31 st Street contaIn suffiCient capacity to serve the site Therefore, thiS key
urban service will be provided m an orderly and efficient manner
Sanitary Sewer I
The City of Sprmgfield provides sanitary sewer service for lands wltl1fn the City of SprIngfield
city limits The subJect site IS WithIn the City of Spnngfield City limits and can be served by
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connectmg to eXlstmg sanitary sewer lines adjacent to the property The subJect site IS located m
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the North Spnngfield waste water baSIn and currently has adequate capacity A 42" concrete
maIn lIne for the City of Spnngfield traverses the lower third of the subJect site that flows east to
west and collects all sanitary sewer water for the subJect site With some fill reqUired In the north
The northeast comer of the proJect Will be served by an eXlstmg sewer In 31 st Street Currently,
thiS maIn Ime has the capacity to faCilitate the proposed development's sanitary sewer needs
There are three sewer lines that connect to the maIn trunk Ime on the subJect Site, an 8" PVC lme '
connects to the main trunk lme from the south, approximately 250' west of the IntersectIOn of
28th'street arid Pierce Parkway, an 8" PVC lme runnmg north and south along 31 sl street connects
to the mam'~\runk lIne from the north In the public Right-of-Way for 31st stre[)am. ~e~\Te~: I
The VIllages at Marco\a Meadows - Metro Plan Amendment ApplIcatIOn Page 29 of 41
WfItten Statement - December 20, 2006 DEe 2 0 2006 (
Original Submittal
line running north and south connects to the maIn trunk lIne from the north, approximately 240'
west of the northwest boundary of the subJect site Therefore, thiS key urban service will be
provided m an orderly and efficient manner
TramportatlOn
The proJect area IS currently served by Marcola Road, 2Sth, and 31 sl streets Marcola Road, the
southern border of the subJect Site, IS fully Improved and IS deSignated as a MInor Artenal 2SIh
and 31 sl streets border the eastern boundary of the subJect site The City of Spnngfield's
Conceptual Road Network Map Identifies 2Sth and 31 st streets as the "31 st Street Connector' The
2Sth street portIOn of the 31 sl Street Connector IS fully Improved and classified as a Collector
street Thlrty-Fust Street IS not fully Improved and also IS classified as a Collector street
Currently, 31st street IS a two-lane asphalt paved road that does not have gutters, curbs, or
sidewalks, although there IS a City of Sprmgfield 10' utility and sidewalk easement on the west
side of 31 sl street to facilitate road Improvements m the future
In thiS sectIOn of thiS statement addressing StateWide Planning Goal 12 - "TransportatIOn" there
are addItional findings regardIng public facilities and services, and those diSCUSSIOns are hereby
referenced and Incorporated
Storm Water Control
The subJect site IS located In #IS Sub-Basin of the West Spnngfield/"Q" Street MaJor BaSin
Storm water facilities will be deSigned as a component of subsequent land use approvals to meet
City of Spnngfield storm water policies and regulatIOns PrelimInary storm water plans will keep
the development's storm water runoff rates equal to pre-development peak storm water runoff
rates ThiS will be achieved through multiple on-site detentIOn ponds, blO-swales, and open-
channels See Exhibits S and 9 for more information
ConclUSIOn
The subJect site IS InSide of the Eugene-Spnngfield Metropolitan Urban Growth Boundary and
CIty of Spnngfield city limits ThiS enables public facilities and services to be extended to the
site In a timely, orderly, and effiCient maimer The subJect site has eXisting public facilities and
services adJacent to the site which also have the capacity to serve future development Therefore,
thiS amendment IS m compliance With Goal 11
Goal 12 - TransportatIOn. To prOVide and encourage a safe, convement and economic
transportatIOn system
ResDonse
Goal 12 IS Implemented through DIVISIOn 12, OAR 660-012-0000 et seq The goal and diVISIOn
are Implemented at the local level by the Eugene-Sprzngfield Metropolztan Area TransportatIOn
Plan (TransPlan) acknowledged for compliance With Goal 12 In 2001
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Plan amendments and land use regulation amendments are regulated under OAR 660-012-0060,
the "TransportatIOn PlannIng Rule" If an amendment significantly affects a transportatIOn
facility, a local government must provide a form of mitigatIOn OAR 660-012-0060(1) states
Date Received
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcalton
Written Statement - December 20, 2006
tJiC3~ qr '2JC3
Original submltta!____-I
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, A plan or land use regulatIOn amendment significantly affects a transportatIOn facility If It
would
(a) Change the functIOnal classificatIOn of an eXlstmg or planned transportatIOn facility
(exclusive of correctIOn of map errors In an adopted plan),
(b) Change standards ImplementIng a functIOnal classificatIOn system, or
(c) As measured at the end of the plannIng penod Identified m the adopted transportatIOn
system plan
(A) Allow land uses or levels of development that would result In types or levels of travel
or access that are Inconsistent with the functIOnal classificatIOn of an eXlstmg or
planned transportatIOn faCility,
(B) Reduce the performance of an eXisting or planned transportatIOn faCility below the
minimum acceptable performance standard Identified m the TSP or comprehensIVe
plan, or
(C) Worsen the performance of an eXisting or planned transportation faCility that IS
otherwise proJected to perform below the mlnlmUlll acceptable performance standard
Identified m the TSP or comprehensive plan "
OAR 660-012-0060(1).
With regard to OAR 660-012-0060(l)(a) and (b), the proposed Post Acknowledgement Plan
Amendment (PAP A) would not change the functIOnal claSSificatIOn of any transportatIOn faCility,
nor would It change the standards for Implementmg a functional claSSIficatIOn system
With regard to OAR 660-012-0060(l)(c)(A), the PAPA would not allow types or levels of uses
which would result In levels of travel or access which are mconslstent with the functIOnal
claSSificatIOn of a transportatIOn faCility The policies of the City of SprIngfield Development
Code and the Tran5Plan establish the requested plan deSignatIOn as appropnate to the
claSSificatIOn of the streets servIng the site SpeCific reqUirements for access to those streets Will
be determIned through the Master Plan and Site Plan reviews and approved only upon
demonstratIOn of compliance With the prOVISions of the acknowledged comprehensIVe plan and
Implementing regulatIOns
With regard to OAR 660-012-0060(l)(c)(B) and (C), a Traffic Impact AnalYSIS (TIA) evaluatmg
the performance of eXlstmg and planned faCilities as a result of the development proposed by thiS
applicatIOn has been performed That TIA (Attachment I) IS submitted concurrently With thiS
wntten statement and the findmgs of that analYSIS are hereby Incorporated by reference
TIA SCOOlnll '
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When determmmg the effect of a proposed Post Acknowledgement Plan Amendment (PAPA),
, ,the TPR reqUires local govemments to evaluate Impacts to planned facilities as well as those
already eXistIng AccordIng to OAR 660-0 I 2-0660(4)(b)(C), tranT' ortakO!l fllfllitles,
uaIe Kecelved: ~
,The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Page 31 of 41 :;:
Written Statement - December 20, 2006 ' DEe 2 0 2eD6
Ongmal SUbmittal.
Improvements or services mcluded m a metropolitan planning organizatIOn's federally-approved,
financially constraIned regIOnal transportatIOn system plan must be mcluded In the analysIs The
Metropolitan Planning Committee adopted the Central Lane Metropolztan Planning
OrganIzatIOn RegIOnal TransportatIOn Plan on December 9, 2004 The MPO-RTP estabhshed a
plannIng honzon of2025 This IS the plannmg honzon used by the TIA The followmg projects
(Tables 16, 17 and IS) are WithIn the study area ofthe TIA and are listed m MPO-RTP "Table 1a
- FmanClally Constramed Capital Investment ActIOns Roadway ProJects"
Table 16 Project Category Arterial CapacIty Improvements
Name GeographIc LImIts Description Jurisdiction EstImated Length Number
Cost
42nd Street @ Marcola Road Traffic control Springfield $248,000 0 712
Improvements
42nd Street at 42nd StlHwy 126 TraffiC control Springfield $200 000 0 799
Highway 126 Improvements
Eugene-Springfield @ Mohawk Boulevard Add lanes on ODOT $310,000 068 821
H,ahwav ISR-126\ Interchanqe famos
Table 17 Project Category New Collectors
Name Geographic LImIts Description Junsd,ct,on EstImated Length Number
Cost
V Street 31st Street to Marcola New 2 to 3-lane Sprlngtleld $2,173,000 065 777
collector
Table 18 Project Category Urban Standards
Name Geographic limits Description Jurisdiction EstImated Length Number
Cost
42nd Street Marcola Road to Recorlstruct to 3 Springfield $2,551,000 103 713
Railroad Tracks lane urban
faCility
31st Street Hayden Bridge Road to Upgrade to 2 to Springfield $1,300,000 085 765
U Street 3-lane urban
facllItv
Because the ultimate purpose of the proposed PAPA IS to gam approval of a master planned
development, transportatIOn modeling of post-development tnp generatIOn IS based on the
prelimmary plan (see Attachment 2) In addition to calculatmg the maxlmum Impact of future
development restncted only by the regulations of the proposed plan deSignatIOn, the TIA
employed an alternative worst-case scenarIO based on stipulated development restnctlOns The
level of development possible under the restnctlOns IS far greater than what IS proposed by the
prelimInary plan, but still results m fewer vehicle tnps than the unrestncted worst-case The TIA
compared the Impacts of future development under the eXlstmg plan deSignatIOns, under the
proposed plan deSignatIOns Without restnctlOns, and under the restncted proposed plan
deSignatIOns The mtegnty of the post-development transportatIOn modeling assUlllptlOns can be
assured by the conditIOnal approval of the proposed PAPA and mamtaIned by subsequent site
plan review and development constramts Date Received
DEe 2 0 2005
The V 11Iages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
Original StlBlilltHiOf 41
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Traffic Imoact
OAR 660-012-0060(1)(c)(B) Though some facilities wlthm the scope of the study are proJected
to operate below the performance standard m the plan year, none will do so as a result of the
proposed PAPA Those facilities proJected to operate below the performance standard In the
plan year will do so regardless of the proposal under review Therefore, no facilities are
significantly affected under thiS definitIOn
OAR 660-0 I 2-0060(1)(c)(C) Wlthm the scope of the study, one facility that IS otherwise
proJected to operate below the performance standard In the plan year IS made worse by the
proposed PAPA Therefore, thiS facility lS slgmficantly affected under !hIS defimtlOn
e Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permits local governments to approve a PAPA that Significantly affects a
faCility without requlflng that mitigatIOns bnng the faCility up to the applicable performance
standards ThiS IS allowed only where the faCility IS currently operatmg below the perfoffilance
standard and, despite any planned faCilities as defined m SectIOn (4) of the TPR, It IS also
proJected to operate below the performance standard m the plan year Takmg mto account the
planned faCilities prevIOusly discussed, the TIA demonstrates that these conditIOns are met for
the faCility listed above OAR 660-012-0060(3) reqUires transportatIOn Improvements that
mitigate the net Impact and aVOid further degradatIOn In the development (opemng) year To
address Impacts at the eastbound ramps ofthe Mohawk Blvd @ Eugene-SprIngfield Hwy
mtersectlon the TIA proposes the followmg mitigatIOn
e Traffic control changes allowmg left-turns form the eastbound ramp center lane
With regard to OAR 660-012-0060(1)(c)(B) and (C), the analysIs has determmed that measured
at the end of the plannmg penod the proposed amendment WIll neither reduce the performance of
eXlstmg or planned transportatIOn facilities below the minimum acceptable performance
standards Identified m TransPlan nor worsen the performance of transportatIOn faCilities that are
otherwise proJected to perform below the mInimum acceptable performance standard Identified
In TransPlan
ConclUSIOn
Pursuant to OAR 660-012-0060(1), the proposed PAPA SIgnificantly affects a transportatIOn
faCility The TIA proposes to mItigate the degradatIOn of the faCility under the condItIOns of
OAR 660-012-0060(3) By reqmnng development to meet the conditIOns of OAR 660-012-
0060(3), the City may approve the PAPA m compliance With OAR 660-012-0060 Therefore,
the City of Spnngfield can find that the proposed PAPA IS consistent With StatewIde Plannmg
Goal 12
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Date Received:
DEe 2 0 2006
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Original Subln.ltCiI
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
Page330f41
Goal 13 - Energy ConservatIOn' To conserve energy Land and uses developed on the land
shall be managed and controlled so as to maXimIze the conservatIOn of all forms of energy,
based upon sound economic pnnclples
ResDonse
The purpose of this Metro Plan Diagram Amendment (PAPA) applicatIOn IS to re-deslgnate land
on the subJect site to I) expand the amount ofland designated for MedlUlll DensIty Residential,
2) re-deslgnate the land currently designated for Campus Industnal to Light MedIUm IndustnaI
and Mixed-Use Commercial, 3) and re-deslgnated the Community Commercial land on the
subJect site to Mixed-Use Commercial
The Metro Plan IS an acknowledged plan by the Oregon Department of Land ConservatIOn and
Development Therefore, the Metro Plan IS currently consistent With the prOVISIOns of Statewide
Plannmg Goal 13 The City of Spnngfield adopted the Metro Plan (OrdInance No 6087) on
May 17, 2004 This applicatIOn does not amend any component of the Metro Plan that IS related
to Goal 13 as adopted by Spnngfield City council on May 17, 2004 Therefore, this PAPA
applicatIOn IS consistent With the Metro Plan and StateWide Planning Goal 13
Goal 14 - UrbanizatIOn' To provIde for an orderly and efficient transItIOn from rural to urban
land use
ResDonse
All of the parcels affected by thIS applicatIOn are currently wlthm the Urban Growth Boundary
and were annexed mto the City of Spnngfield The annexatIOn was made In compliance With an
acknowledged comprehensIVe plan and Implementmg ordInances, and established the aVailability
of urban facilities and services Therefore the amendment IS consistent With StateWide Plannmg
Goal 14
Goal 15 - Wlllamette River Greenway: To protect, conserve, enhance and mazntazn the natural,
scenzc, hlstoncal, agncultural, economic and recreatIOnal qualztles of lands along the
WIllamette River as the WIllamette River Greenway
ReSDonse
The subJect site IS not Wlthm the WIllamette River Greenway Therefore, tills goal IS not
relevant and the amendment will not affect compliance With Goal 15
Goal 16 through 19' (Estuarzne Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources)
ReSDonse
There are no coastal, ocean, estuarme, or beach and dune resources related to the property or
, ,
mvolved m the,amendment Therefore, these goals are not relevant and the amendment Will not
affect compliance With Goals 16 through 19 r Date Received
~
DEe 2 0 2006
Onglnal Submittal
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
WrItten Statement - December 20, 2006
Page 34 of 41
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SDC 7.070(b) AdoptIOn of the amendment must not make tile Metro Plan IlIternally
inconSistent
Growth Management
Metro Plan, Policy 1 The UGB and sequentIal development shall contznue to be Implemented as
an essentzal means to achieve compact urban growth The prOVISIOn of all urban ;ervlces shall
be wncentrated znslde the UGB
ResDonse
The two parcels affected by this applicatIOn are currently Wlthm the Spnngfield portIOn of the
Metropolitan Urban Growth Boundary and have been mcorporated mto the City of Spnngfield
The annexatIOn was made m compliance With an acknowledged comprehensive plan and
Implementmg ordmances, and established the aVailability of urban facilities and services
As such, the subJect site IS prOVidIng for compact urban growth and has the essential services
aVailable for development As defined In the glossary of the Metro Plan, compact urban growth
IS defined as
Thefillmg zn of vacant and underutlhzed lands zn the UGB, m well as redevelopment znslde the
UGB
The PAPA will allow compact urban growth to occur on lands that are currently wlthm the UGB
and underutllized for an urban area The development ofthe site will prOVide needed commerCial
and mdustnal employment opportunities and also prOVide medIUm denSity residential
development
Metro Plan, Policy 24 To accomphsh the Fundamental PrInciple of compact urban growth
addressed m the text and on the Metro Plan DIagram, overall metropolztan-wlde denSity of new
residentIal constructIOn, but necessarIly each project, shall average approximately SIX dwellzng
unzt; per gross acre over the planning perIod
The proposed development seeks to aclueve a gross denSity for all residentially deSignated and
zoned land of approximately nine dwellmg unitS per acre The future development of the Site,
therefore, will help the regIOn achieve ItS goal of compact urban development
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Metro Plan, ObJective 8 Encourage development of SUitable vacant, underdeveloped, and
redevelopable land where services are avazlable, thus capltahzzng on publzc expenditures
already made for these services
ResDonse
The subject site IS currently underdeveloped Wlth access to readily aVailable public facilities and
services ApprovaJ of thiS proposal will capitalize on the public services and expenditures
already made and planned for m the Immediate area In short, the underdeveloped subJect site IS
sUitable for residential and commerCial uses (specifically the proposed mixed residential and
commercial area) and has access to public facllitles and services
Date ReceIved:
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - December 20, 2006
DEe ~Jl, 1~~41
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Original Submit!ai
Metro Plan SpecIfic Elements
A Residential Land Use and Houszng Element
ResDonse
WIth the adoptIOn of the Eugene-Spnngfield Metropolitan Area General Plan 2004 Update
(effective February 2006) the subject sIte's resIdentially desIgnated land was removed from the
mventory of land desIgnated for low-densIty resIdential uses and was desIgnated for medlUm-
densIty resIdential uses (An applIcatIOn concurrent WIth thIs applIcatIOn proposes to 'fix" the
boundary of the resIdentially desIgnated land) Therefore, the current MDR, MedIUm DensIty
ResIdentIal zone IS m complIance wIth the current Metro Plan desIgnatIOn
Metro Plan, PolIcy A 8 ReqUire development to pay the cost, as determzned by the local
JurzsdlctlOn, of extendzng publzc services and znfrastructure The cities shall examzne ways to
prOVide subsidies or zncentlves for provldzng znfrastructure that support affordable houszng
and/or higher denszty houszng
The applIcant shall conform WIth CIty of Spnngfield reqUIrements for paymg the faIr cost of
extendmg public servIces and mfrastructure A vanety of housmg types are proposed as part of
the PrelImmary plan IncludIng small lot sIngle-famIly detached, townhomes, apartments, semor
cottages and a congregate care facIlIty
Metro Plan, Policy A 10 Promote higher residential density Imide the UGB that utllzzes
eXlstzng znfrastructure, Improves the effiCiency of publzc services and facllztles, and conserves
rural resource lands outSide the UGB
Metro Plan, Policy A II Generally locate higher density residential development near
employment or commerCial serVice, zn proximity to major transportatIOn systems or wlthzn
transportatIOn-efficient nodes
Metro Plan, PolIcy A 12 Coordznate higher density residential development with the prOVISIOn
of adequate znfrastructure and serVlGes, open space, and other urban amenztles
Metro Plan, Policy A 13 Increase overall residential density zn the metropolztan area by
creatzng more opportunztles for effectively designed zn-jill, redevelopment, and mixed use while
conslderzng Impacts of zncreased residential density on hlStOrzC, eXlstzng and future
neighborhoods
The proposed PrelImInary plan development WIll promote hIgher densIty development by
IncreaSIng the total supply of medIUm densIty desIgnated and zoned land wIthIn the metropolItan
area The applIcant IS propOSIng to develop the resIdential pOrtIon of the sIte under the
Spnngfield standards for nodal development, wIth a mInImum net densIty of 12 umts per acre In
addItIOn, the portIOn that IS proposed as sIngle-famIly development IS proposed under the
standards for cluster development wIth notably smaller lot sIzes and common open space
provided The mIx of sIngle-famIly small lot development and multi-famIly development IS
located near "PotentIal Nodal Development Area 7C" (TransPlan) and the applIcant IS propOSIng
to develop a mix of commerCIal uses that shall Include empI9ymeIDa~~~1
The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIon I Page 36 of 41
Wntten Statement - December 20, 2006 DEe 2 0 20C3
Original Submittal
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opportumtIes for future residents of the proposed development and eXIstIng resIdents of the
metropolItan area The proposed development IS located at the IntersectIOn of North 28th Street
and Marcola Road approxImately one-quarter mIle east of the Marcola Road/North 19th Street
IntersectIOn wIth Highway 126, as such thIs proposed development IS In close proximIty to maJor
transportatIOn routes and IS designed to be a walkable commumty that promotes a combInatIOn of
hIgher densItIes and employment and commercIal opportumtIes
The proposed PrelimInary plan development effectively Integrates the hIgher density
development wIth the eXistIng neighborhoods In several ways Most Importantly the lowest
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densIty development, sIngle-famIly detached lots, IS located adJ~cent to the reSidential
neIghborhoods to the west and north The hIgher densIty hOUSIng (apartments, cottages and
congregate care) IS located along the east sIde of the subJect SIte, and Internally north of the
proposed commerCIal and IndustrIal propertIes The proposed development WIll mmlmlze the
disturbance to eXistIng development whIle achIevIng the city's and regIons need for higher
densIty, nuxed-use development
Metro Plan, PolIcy A 17 PrOVide opportunztles for a full range of chOIce zn houszng type,
density, olze, cost, and locatIOn
The applicant's proposed PrelImInary plan mcludes a variety of hOUSIng types IncludIng small-
lot sIngle-family development, townhomes, apartments, semor cottages 'iilld congregate care The
density of development IS proposed wIthIn the desIred ranges for medlUpl densIty reSIdential and
Includes more than 20% of common open space for use by the reSidents of the development The
locatIOn of the hOUSIng IS central to the proposed nodal development area 7C (TransPlan) and
shall proVide a vanety of employment and commerCIal opportumtIes fo~ the eXIstIng reSIdents of
the area and future reSIdents of the development
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Metro Plan, PolIcy A 20 Encourage home ownership of all houszng types, particularly for low-
zncome households
The applIcant's proposed development WIll Include a varIety of home ownerslup optIOns on
small sIngle-famIly lots and townhome lots The sIze of the lots and the optIOns for home
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ownership WIll Increase the supply of affordable ownershIp hOUSIng In the regIOn
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Metro Plan, PolIcy A 22 Expand opportunztles for a miX of uses zn newly developzng areas and
exwzng neighborhoods through local zonzng and development regulatIOns
The proposed PrelimInary plan Increases the mIX of uses by proVIdIng reSIdentIal, commerCIal
(maIn street, neIghborhood retaIl, profeSSIonal office) and Industnal opportumtles, whIle also
mfillIng In an area of more typical suburban development The Increased commerCIal and
employment opportumtIes wIll benefit the eXIstIng reSIdents and future reSIdents of the
development sIte
Date Received:
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'The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Wntten Statement - December 20, 2006
DEe 2 0 2006
Page 37 of41
Onglnal Subm.t\a!
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B Economic Element
ResDonse
A detaIled analysIs of EconomIc Element polIcIes IS contaIned m the applIcant's response
StatewIde PlannIng Goal 9 - "EconomIc Development" Those responses are hereby
Incorporated by reference
F TransportatIOn Element
ResDonse
The proJect area IS currently served by Marcola Road, 28th, and 31 sl streets Marcola Road, the
southern border of the subJect SIte, IS fully Improved and IS desIgnated as a MInor Artenal 28th
and 31st streets border the eastern boundary of the subJect sIte The CIty of SprIngfield's
Conceptual Road Network Map Identifies 28th and 31 st streets as the "31 sl Street COill1ector '
The 28th street portIOn of the 31 st Street COill1ector IS fully Improved and clasSIfied as a Collector
street ThIrty-FIrst Street IS not fully Improved and IS clasSIfied as a Collector street Currently,
31 st street IS a two-lane asphalt paved road that does not have gutters, curbs, or sIdewalks There
IS a CIty of Spnngfield 10' utilIty and sIdewalk easement on the west sIde of 31 st street to
faCIlitate road Improvements In the future
AddItIOnal mformatlOn In tlllS statement's response to StatewIde PlannIng Goal 12 -
"TraIlsportatlOn" IS hereby referenced and Incorporated
Metro Plan, Policy F I Apply the nodal development strategy zn areas selected by each
jurzsdlctlOn that have Identified potential for thiS type of transportatlOn-efficzent land use
pattern
ResDonse
The subJect sIte IS Identified m TransPlan as "PotentIal Nodal Development Area" 7C The
applicaIlt seeks to develop the maJorIty of the sIte under the nodal staIldards as detaIled m the
Spnngfield Development Code The applIcant's proposed development will Include reSidentIal,
Industnal aIld commercIal development creatIng a miX of uses that complements the nodal
staIldards
Metro Plan, PolIcy F 13 Support transportatIOn strategies that enhance neighborhood lzvabllzty
Metro Plan, PolIcy F 14 Address the mobllzty and safety needs of motorzsts, transit users,
blcyclzsts, pedestrzans, and the needs of emergency vehicles when plannzng and constructzng
roadway system Improvements
Metro Plan, Policy F 26 PrOVide for a pedestrzan environment that IS well zntegrated with
adjacent land uses and IS deSigned to enhance the safety, comfort, and convenzence of walkzng
ResDonse
The proposed development shall be served by the eXlstmg streets (Marcola Road, North 28th
Street, North 31 st Street) and future streets Includmg a collector and local streets It wIll be easy
, to get around, and to do so on foot All streets wIll have WIde SIdewalks, apy Qf them setback
, , . uate KeCelVeo.
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, The V lllages at Marcola Meadows - Metro Plan Amendment ApplIcalton
Wntten Statement - December 20, 2006
DEe ~.a~ ~(i41
Onglnal Submittal
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from vehicle traffic The entire commumty WIll be connected wIth all-weather multI-use off
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street pathways It WIll be convement, and safe, to wall from one VIllage to the next
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Metro Plan, PolIcy F 36 Require that new development pay for Its capacity Impact on the
transportatIOn system
ResDonse
Based on the Traffic Impact AnalysIs, the PAPA wIll not have a capacIty Impact upon the
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traIlsportatlOn system Please see Attaclunent I, IrA for more Information
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A detaIled analysIs of the PAPA's consIstency wIth the State TraIlsportatlOn Plannmg Rule,
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OAR DIVISIOn 12, 660-012-0000 et seq, (TPR) IS contaIned In Ithe applIcaIlt's response
StatewIde Planmng Goal 12 - "TraIlsportatlOn' Those responses arf hereby Incorporated by
reference WIth regard to the TransportatIOn Element of the Metro Plan, the CIty CaIl find that
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the proposed PAPA Will not make the Metro Plan Internally InconsIstent
G Pub/zc Facllztles and Services Element
Metro Plan, Policy G 1 Extend the mlnzmum level and full range OJ C key urban facllztles and
serVlceo zn an orderly and effiCient manner consistent With the growth management polzczes zn
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Chapter II-B, relevant polzcles zn thiS chapter, and other Metro Plan polzcles
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ResDonse I
The two parcels affected by thIS applIcatIOn are currently WIthIn the IUrbaIl Growth Boundary
aIld were annexed Into the CIty of Spnngfield The annexatIOn was made In complIance WIth all
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acknowledged comprehensIve plaIl aIld ImplementIng ordmaIlces, aIld e,stablished the avaIlabIlity
of urbaIl facIlItIes aIld servIces A detaIled analYSIS of the aVaIlabIlIty of those servIces IS
contaIned In the applicant's response StateWide PlaIlmng Goal 11 11_ "Public FacIlitIes aIld
ServIces" Those responses are hereby Incorporated by reference
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Metro Plan, PolIcy G 5 Consider wellhead protectIOn areas and surface water supplzes when
plannzng stormwater facllztles
ResDonse
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A stormwater maIlagement plan shall be created dunng the mast7r plaIl process SpeCIal
emphaSIS Will be placed upon the wellhead protectIOn area aIld surface water supplIes when
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plannIng stormwater facilitIes See Exlublts 8 aIld 9 for more InformatIon
H Parks and RecreatIOn Element I
ResDonse
The chaIlges proposed by thIS applicatIOn WIll have no Impact on any recreatIOn area, facIlity or
opportumty that has been Inventoned and deSignated by the Metro Plan or aIlY relevant facIlIty
p,laIl regardmg the CIty's recreatIOnal needs The recreatIOnal needs of the communIty are
adequately met by the eXIstIng aIld plaill1ed facIlItIes enumerated In the WIllamalane 20-year
Park and RecreatIOn ComprehenSive Plan, 2004 aIld other assocIated documents A detaIled
analYSIS of the subJect site In relatIOn to the vanous parks and recreatIOn system studIes,
mventones, refinement' plans, and facIlItIes plans IS contaIned In the i apptDiilt~R~'ll'@d:
The Vlllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn DEtail[ :w 2oe~
Wntten Statement - December 20, 2006
"
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J;'A
Original Submittal
Statewide Planmng Goal 8 - "RecreatIOn" Those responses are hereby Incorporated by
reference WIth regard to the Parks aIld RecreatIOn Element of the Metro Plan, the City can find
that the proposed PAPA will not make the Metro Plan Internally InconsIstent
I Hlstorzc PreservatIOn Element
ResDonse
The chaIlges proposed by thIS applIcatIOn WIll have no Impact on aIlY hlstonc resource that has
been InventorIed and deSIgnated by the Metro Plan or aIlY relevaIlt facIlity plan or Inventory
regardIng the CIty's hlstonc resources WIth regard to the Hlstonc PreservatIOn Element of the
Metro Plan, the CIty CaIl find that the proposed PAPA WIll not make the Metro Plan Internally
mconslstent
J Energy Element
Metro Plan, Goal 1 Maximize the conservatIOn and effiCient utllzzatzon of all types of energy
ResDonse
The proposed PAPA aIld subsequent development of the sIte WIll encourage conservatIOn and
effiCIent utIlizatIOn of energy by a concentratIOn of employment, services aIld resIdences on the
SIte, and enablIng traIlSlt servIces to the site
Metro Plan, PolIcy J 3 Land allocatIOn and development patterns shall permit the highest
pOSSible current and future utllzzatlOn of solar energy for space heatzng and coolzng, zn balance
With the reqUirements of other plannzng poliCies, and
ResDonse
The applIcaIlt shall deSIgn future development accordIng the staIldards of the Spnngfield
Development Code Includes all standards relevaIlt to solar onentatlon
Metro Plan, PolIcy J 8 Commerczal, resldentzal, and recreatIOnal land uses shall be zntegrated
to the greatest extent pOSSible, balanced With all plannzng polzcles to reduce travel distances,
optimize reuse of waste heat, and optimize potentzal on-site energy generatIOn
ResDonse
The requested approval of the PAPA proposed hereIn, If approved, WIll enable the subsequent
zone changes and development of a master planned mixed use development that shall provIde
employment, servIces and residentIal opportumtIes (see PrelImInary Plan, Attaclunent 2) The
proposed development enVISIOns a senes of eIght (8) VIllages that Include maIn street retaIl,
neIghborhood retaIl, general retaIl and resIdentIal uses (sIngle-family detached, townhomes,
apartments, semor cottages and congregate care) Workers aIld resIdents wIll have the optIon to
obtaIn dInmg, shoppIng, aIld other commercIal amemtIes less thaIl a mIle from the subJect site
consIstent WIth Policy J 8's maIldate to balaIlce all plannIng poliCIeS to reduce travel dIstance
EXIstIng resIdential neIghborhoods are adJacent to the subJect site The presence of schools aIld
the W IllamalaIle Park to the north provIdes proximIty to recreatlOnallaIld uses
Because the amendments facIlItate development of all Integrated master plaill1ed mIxed-use
development WIth a mIx of commercIal, residentIal and Industnal zomng adJacent to recreatIonal
laIld uses (all WIthIn reasonable walkmg dIstance, whIch allows nu1ng <6EH€h~~cte~l!Iefas
The VIllages at Marcola Meadows - Metro Plan Amendmenl ApplIcatIOn r Page 40 of 41
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Wntten Statement - December 20, 2006 I DEe 2 0 2C~S
Onglnal Submltk..i
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travel dIstances) It IS consistent wIth thIS policy (see PrelImInary Plan, Attachment 2 for more
InformatIOn) I
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K Cztzzen Involvement Element t
Metro Plan, Goal Contznue to develop, mazntazn, and refine programs and procedures that
maximize the opportunzty for meanzngful, ongozng Citizen znvolve~ent zn the communzty's
planning and plannzng ImplementatIOn processes consistent With mandatory stateWide plannzng
standards
Response As noted In applicant's findIngs regardIng StateWIde Plannmg Goal 1, Cztlzen
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Involvement, the CIty's acknowledged prograIll for cItIzen Involvement provIdes cItIzens the
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opportumty to revIew and make recommendatIOns In WrItten aIld oral testImony on the proposed
PAPA, consIstent WIth Goal 1 The actIon proposed IS consIstent wlthl and does not amend the
CItIzen Involvement element of the Metro Plan
Aspects of the Metro Plan that have not been discussed wlthzn thiS applzcatlOn Will be dealt With
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durzng future development proposals mcludzng site review and conditIOnal use permit
VI. CONCLUSION
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Based on the above aIlalysls and findIngs of complIance WIth approval cntena and adopted plans
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and polICIes, the requested Metro PlaIl DIagram amendment should be approved as proposed
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If you have aIlY questIOns about the above applIcatIOn, please do not heSItate to call
RIchard M Satre, AICP at Satre ASSOCIates, P C (465-4721)
Date Received
DEe 2 0 2006
Onglnal Submlltal
The VIllages at Marcola Meadows - Metro Plan Amendment Appltcatlon
WrItten Statement - December 20, 2006
Page4t of41
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EXHIBIT 1
K & D ENGINEERING, Ine
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Engineers 0 Plannen 0 Surveyors
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Legal descnptlOn
For
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"Mal'cola Meadows" Comp Plan and Zone Change
,
Two (2) Parcels ofland located III Spllngfield, Olegon that me mOle Pdltlculmly
descnbed as follows I
Parcell
Beglnnlng at a pOlnt on the North marglD of Marcola Road, sald pOlnt belng North 89
571 3011 East 2611 60 feet and North 00 021 00" West 4S 00 feet ftom the Southwest
corner of the rellx Scott Jr D L C No 51 lD Tovmshlp 17 South, :Range 3 West of the
Wlllamette Merldlan, thence along the North marglTI of 1-1arcola Road South 89 57 I 30"
West 1419 22 feel to ehe SOLtheast corner of Parcell of Land ParL1Llon plat No 94-
P0491, thence leavlng the North marglD of Marcola Road and runnlng along the East
boundary of sald parcell and the Northerly extenslon thereof North 00 02' 0011 West
516 00 feet to a pOlnt on the South boundary of NICOLE PARK as platted and recorded lD
Flle 74, Slldes 30-33 of the Lane County Oregon Plat Records, thence along the South
boundary of sald NICOLE PARK North 89 57' 3011 East 99 62 feet to the Southeast corner
of Bald NICOLE P~K, thence along the East boundary of sald NICOLE PARK North 00 02'
00 'I West 259 82 feet co the Northeast corner of sa) d NICOLE PARK, 'thence along the
North boundary of sald NICOLE PARK South 89 581 00" West: 6 20 feet to the Southeast
corner of LOCH LaMOND TERRACE FIRST ADDITION, as' platted and recorded In Book 46, Page
20 of the Lane County Oregon Plat Records, thence along ehe East boundary of Bald LOCH
LOMOND TERRACE FIRST ADDITION North 00 02' DO II West 112 88 feet to the Southwest
corner of AUSTIN PARK SOUTH as platted and recorded ln Flle 74, Slldes 132-134 of ehe
Lane County Plat Records, thence along the Sout~ boundary of s~ld IAUSTIN PARK South
North 89 581 0011 East 260 00 feet to the Southeast corner of sald AUSTIN PARK South
thence along the East boundary of sald AUSTIN PARK South North 00: 021 DO" West 909 69
feet to Lhe Northeast corner of sald AustlD Park South, sald pOlnt belng on the South
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boundary of thaL certalD tract of land descrlbed ln a deed recorded July 31, 1941, lD
Book 359, Page 285 of the Lane County Oregon Deed Records, thence ialong the South
boundary of sa1.d last de""crlbed tract North 79 411 5411 East 1083 115 feet to the
lntersecLlon of the South llne of the last descrlbed trace and the ~ast lllle of that
certalD tract of land conveyed to R H Plerce and Ellzabeth C Plerce and recorded ln
Book 238, Page 464 of the Lane County Oregon Deed ~ecords, thence lalong the East llne
of sald last descrlbed tract South 00 021 0011 East 1991 28 feet to che pOlot of
beglnnlng, all lD Lane County, Oregon I
11
Date Received:
f
DEe 2 0 2aCS
Original Submlttal_
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276 N W HICkolY StlCct. POBox 725. Albany, OR 97321. (541) 928-2583 . Pax
Page I of2
(541) 967-3458
K & D ENGINEERING, Ine
Ellgllleers . Planners. Surveyors
Pal eel 2
Beglnrllng at a pOlnt l.D the center of County Road No 753 f 3170 24 feet South and
1319 9 feet East of the Northwest corner of the Fellx Scott Donatlon land Clalffi No
82, lD Townshlp 17 South, Range 2 West of the Wlllamette Merldlan, ~nd belng 866 feet
South of the Southeast corner of tract of land conveyed by The Travelers Insurance
Company to R D Kercher by deed recorded lD Book 189, Page 268, Lane County Oregon
Deed Records, thence WesL 1310 feet to a pOlnt 15 Ilnks East of the West llTIe of the
Fellx Scott Donatlon Land Clalm No 82, Notlflcatlon No 3255, lD Townshlp 17 South,
Range 2 West of the Wlllamette Merldlan, and rUDD1Dg thence South parallel wlth and 15
Ilnks dlstant from sald West Ilne or sald Donatlon Lclnd Clalffi a dlstance of 2304 76
feeL to a pOlnt 15 llnks ~ast of the Southwest corner of sald Donatlon Land Clalm,
thence East followlng along tne center Ilne of County Road No 278 a dlstance of 1310
feet to a pOlnt 1n the center of sald County Road No 278 due South of the place of
beglnnlng, thence North followlng the center lJDe of sald County Road No 753 to the
pOlnt of beg1nnlDg, all lD Lane County, Oregon,
EXCEPT the rlght of way of the Eugene-Wendl1ng Branch of the Southern Paclflc
Rallroad,
ALSO EXCEPT that porLlon
Book 359, Page 285, Lane
descrlbed III deed to The Clty
County Oregon Deed Records,
of Eugene, recorded ln
J_"
ALSO EXC8PT beglnnlng at a pOlnt WhlCh 18 1589 47 feet South and 1327 33 feet
East of the Southwest corner of Sect10n 19, Townsh1p 17 South, Range 2 West,
Wlllamette Merld1an, Lane County, Oregon, sald pOlnt also belng Opposlte and
20 feet Easterly from Statlon 39+59 43 P 0 S T , saLd Statlon belog ln the
center Jlne of the old route of County Road No 142-5 (formerly #753), chence
South 0 111 West 183 75 feet to the lntersecLlon wlth the Northerly Rallroad
Rlght of Way IlDe, thence South 84 45' West 117 33 feet, thence South 79 301
West 48 37 feet to the lntersectlon of sald Rallroad Rlght of Way lloe wlth
the Southerly Rlght of way ll~e of the relocated sald County Road No 742-5,
thence along the arc of a 316 48 foot raOlUS curve left (the chord of WhlCh
bears North 39 03' 35" East 261 83 feet) a dlstance of 269 94 feet to Lhe
place of beglDD1Dg, 1D Lane County, Oregon,
ALSO EXCEPT that port1on descr1bed lD deed to Lane County recorded October 19,
1955, Recepllon No 68852, Lane County Oregon Deed Records,
ALSO EXCEPT that portlon descrlbed 10 ceed to Lane County Lecorded January 20,
1986, Recept10n No 8602217, Lane County Off1clal Records,
ALSO EXCEPT lhat portlon descr1bed 1D that Deed to Wlllamalane Park and
Recreatlon Dlstrlct recorded December 4, 1992, Receptlon No 9268749, and
Correctlon Deed recorded February 9, 1993, Receptlon No 9308469, Lane County
Offlclal Records,
ALSO EXCEPT thaL porc1on descrlbed In Exhlblt A of that
Spr1ngLleld, recorded September 22, 1993, Receptlon No
Offlclal Records
ALSO EXCEPT Marcola ~oad
Slldes 897, 898 and 899,
Deed to the Clty of
9360016, Lane Cou~ty
Industr1al Park,
Lane County Plat
as platted and recorded ln F1le 75,
Records, Lane County, Oregon
[
~
Date Received
DEe 2 0 2006
Original Submittal
Page 2 of 2
276 N W HIckory StIeet. POBox 725. Albany, OR 97321. (541) 928-2583. Fax (541) 967,3458
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SEP-28-2006 14 14
Chad Cordell
541 485 03l EXHIBIT 2
([)
c.f'" h4 ~ 42--1
RETURN TO CASCAOE TITLE CO
"" E:;;uoS~ b3~L\ 6JA:.
~ ll-D~-..c;.-/l"'~O
11-02..~~-ooi\ 1800
Afterreco~dw
1111 Willa mette Street
fuaene OR 97401-3107
( Dlvlslon.f Chl.f Deputy Clork
(.an. CllUnty Duds ond R.cOI"d.
Unnlachangels~~~
mail all tax statements to:
SC Snr1n~field. LtC
5440 Louie Ln ste 102
Reno, NV
2000.024293 '
UIIIIIIII 11111111111 1111111111111 $51.00
007bJ31~;".o2930.......7 04/1012006 03:55:08 pft
RPR-DEED Cnt:l Stn:9 CASHIER 04
$30.00 $11.00 $10.00
Tax Account No.
TRUSTEliS'DEED
(Statutory Bargain and Sale Deed)
Allan Ihllat Pierce and Nonnan J. LeCompte, Jr, as Co- Trustees pursuant to the
Last Will and Testament of Elizabeth C. PIerce, a deceased person, and Allan Hlllar Pierce and
Nonnan ] LeCompte, Jr, as Co- Trustees pursuant to the Last Will and Testament of
Ralph H Pu:rce, 8 deceased person (collectively, "Grantor''), convey to SC Springfield LLC, a
Delaware lImited liabilIty company ("Orantee"), the real property described on the attached
ExhIbit A. together with all of the right, till.. and mterest of Grantor to, to and under adjoining
streets, nghts of way and easements..
The true consideration for this conveyance is Eight Million Dollars ($8,000,000), paid by
an avvv.,~..odator pursuant to Section 1031 of the Umted Slates Internal Revenue Code.
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON
TRANSFERRING FEE mLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF
ANY, UNDER oas 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE
PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE
LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS
INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD
CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO
VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST
FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30930 AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORrnG PROPERTY OWNERS, IF ANY, UNDER ORS
197 352
SIGNATURE PAGE FOLLOWS
Date Received:
\
TRUSTEES' DEED. Page 1
G lusrINll-lCllenllP,Ol<G Trusl'Martln Saloldeed 1111 060331 doc
DEe 2 0 2006
Original Submltt81
SEP-28-2006 14 14
, ,
... .
Chad Corde 11
.'
DATED. Apnl L 2006
STATE OF OREGON )
)ss
COUNTY OF LANE )
.
541 485 0307
P 02
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1JJtt.r,.l
Allan Hdlar Ierce, Co-Trustee pUIS1llUl1 to the
Last Will and Testament of Elizabeth C. Pierce,
'~lIi2.
Norman J. LeCompte, Jr., -Trust pUIS1llUlt
to the Last WIll and Testament of
~............ ""~
~b_
Allan HilIar PIerce, Co- Tl'USlee pursuant to the
Last Will and Testament of Ralph lL PIerce, a
~J?A~ pN
Norman J LeCo~~i~t~rsuanl
to the Last Will and Testament of
Ralph H. Pierce, a deceased person
,
This instrument was acknowledged before me on April/() , 2006, by Allan HIllar
Pierce, Co-Trustee pursuant to the Last Will and Testament of Elizabeth C. Pierce, a deceased
person, and Co-Trustee pursuant to the Last Will and Testament of Ralph H , a deceased
person
.j.. 10 1'::" .1'. I.=~.JI. ...~. 1.1"~I'" I L ,.~ I
,.''':'I''''~''..'''.'''''' ~
. lImN\'1PU1lUll.tlllEGOII
t;OI.WlSSltIN HI:L Il94t49
IIflDlMiBSlllllel'll'SlUl\llT2&,llIfI9.
Date Received
DEe 2 G 2005
TRUSTEES' DEED - Page 2
G ,",rlNIL\Cllent\l'II:''''' TruSlIMarlJn Sale\dC<:d ojl 060331 doc
Original Subrrlilt;>1
Tills InStrument was acknowledged before me on April ~ 2006, by Nonnan J.
LeCompte, Jr., Co-Trustee pUISuallt to the Last Will and Testament of Eliubeth C. Pierce, a
d",~","",.:.J person, and Co-Trustee pursuant to the Last Will and Testament of h H. PIerce, a
deceased person,
~,".II.I.,.I..I,;.,.I..I:
{i"'~...
~ w__ElI'ae .
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SEP-28-2006 14 14
d Cordell
"" <
STATEOPOREGON )
) 55.
COUNTI OF LANE )
TRUSTEES' DEED - Page 3
G ,..r\NJL\CJI<ntIPlotee Tru.,IM....in Solcldoed oJI 060331.doc
541 485 0307
P 03
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My xpm:s.
,
;':Zfp. () f
7
D~te ReceIved.
DEe 2 C 2006
f
Original St.,.jmlttal
DEe 2 ~ 2000
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SEP-28-2005 14 14
Ch Corde 11
541 485 0307 P 04
"" .
EXnu)JIA
Real Property Description
/
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Date ReceIved
Onglnal Subrn.lkl_
TRUSTEES' DEED - Exhibit A
G lusrINILIChent\Plerce TrusllMartlD Saleldced 0)1 060331.doc
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SEP-28-2006 14 14
C ad Cordell
541 485 0307
P 05
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(, Date Received:
DEe 2 0 2006
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Onglnal Submittal
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PMCEL l'
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~Gglnninq aC a poinc on the North right-ot,wey 1.no of ~arcola Road. aaLd po~t ~ing
North B9' 57' 30" Eaat 2G11.60 f.et and No~h 00. 02' CC" HOBe Q5:00 feet from ehe
Southweae corner of tho FeltK Scott Jr. ~.~.C. No. 51 in Township 17 south. Range J
Waot of ehe Wi11amette Meridian. thenCe along tho ~orth right.of-way 11ne of Marcola
Road South 8S' 57' '0" Weat 1419,22 feet to the Southeast corner of parcell of ~nd
Partitlon Plat No. S4-PO'~1, thence leaving the North right.of.way l~n. of Marcola Road
and 1"UMinCJ alollg the E....t bollftdary of said parcel 1 and the Northerly extension
thereOf Norch 00' 02' DO" weet 51G.00 feet to a peint on the South boundary ot NtCO~
PARK ae platted and re~orded in File 74, Sl.des ]0.33 of the Lane COunty Oregon Plat
Itecord$: thence a:l.ollCJ the South bo\lndery of .....id mCOldl P)\IlK North 89 $7' 3D" Bast
99 62 feet to the Southeast corner ot said NICOl.ll: PK/lK, the"",e alo.tl\J the Bellt boUlldary
of said NICOI.oll PAlUC North DO' 02' DO" Wast 259.82 f....t to the North...."t eOrner QC saJ.d
NICOLE PARK. thence along ~he North ~ndary of said NICOL! PARK South 89' 58' 00' Wese
5.20 feet to the Southe..:; oomu of I..OCN l.O>lOlIO TEIll!.ACB r= A.ow"."'" as platted U1cl
recorded in Book 4e, Page 20 of the Lan. County oregOIl Pl&t ReCOrds: thence alon9 the
"Ut boundary of "dd LOCH ;t.O/olONl) '1'2R&IICE FIRST AllII:<'J"ION No",1'I 00. 02' DO' W.st 112.B8
te..t to the Southwest corner of AUSTIN PARt SOOTH, as platted and recorded in pile 71,
Slides 1]2-1H of the La"e County Plst ll.ecordsl thence 1l11ong the South boundary Of said
At/STIN PMlt SotlTll North 89. 58' 00" East 260.00 feet to the Southeaet corner of ..aid
A!l!n'III PARK SOtn'B. thence along the East Ilo\I1'ldary of said AtlSTIN PARK SOllTll IIOrth DO'
02' 00' WeSt 909.59 feet to the North.ast eorner of said AUSTIN PARK SOOTK, ssid pOint
loeing on the South bounclary of that certain tract of land described in a <'1"..<'1 r"oorde<'l
July 31, 1941, in Book ~5S, Page 285 of the ~Ile County Oregon lIoe4 Records: thenae
along the South boundary of $aid last deseribed tract North 79' 41' 54" zaet 1083.15
feet to the intersection ef the South line of tbe last deecrlbed traet and the Ilest
11nG of that eartain tract of land CQnvoyed to R. H. Pieree ~ ~li.~t~ c. pierce and
recorded in lIoolt n8, Page '~1 of tne Une County Orl;CJon Deed lI.eords, thence alt;>ng the
East ~lne of said last described traet South 00' 02' DO" East 1991.28 feet to the po~nt
of beg1lllUng, All in Lane county, Oreson.
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PARCEl. ~,
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Begl=ing at a poinc in the center or COllllty Roall No. 75], 3170.~. .feet SOuth and
1319,' leGt East of the Northweae corner of the Pelix 'CQtt Donation ~nd Claim No. ~2.
in Townsh~p 17 south, R&ftge 2 West of the ~illamette Meridian, .~ being 8S6 feet 9Quth
of the Southeast corner of tract of :I..nd conveyed by The TraVeler.. ~~r&noe Company to
R. D. Kercher Joy deed reeordad in Boolt lU. Pege 248, Lane County OCOgOl1 Deed R..<lorce:
tnenoe Weet 1310 foet to a foint 15 linke Saet of the w...t line of Ithe Felix 9cQtt
Donat,o.. Land Claim No. 82, Notifioation No. 3255. .n Township 17 South, aange ~ Weet
of the Will.mette Meridian. and running thenoe South paral:l.el with land 15 links distent
from .aid West line of s.id Donat.on Lend Claim a distance of 2'01;75 feot to a point
IS link. iaet of the Southweat corner of said DOnat~on Land Claim, th~oe ~..t
fol:l.owing along the center line o! county Road No. Z78 a distance of 131~ Coet to &
point in the center of said County Roed No. 278 due SOuth of tliO p~a~. of bei~ingJ
thence Nor~h following the center lin~ of sa.d County Road No. 753 to the point ot
bevinninq. all in Lane County, Or~CJQnl
El<C:"1'T the "igh~ of "ay of the 1lu9en"-W"ndl~l1CJ Branch of th.. SO\lthern Pacific
RailE'oad. "
ALSO EXCllPT that portion described in deed to The City of EUgene, recorded ~
!look 3S~. P&!iJe 285. I..ule county Qregon De.d Records:
eontinut!d-
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~h A. Page 1
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SEP-28-2006 14 14
Chad Cordell
541 485 0307
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~.operty Description cont,nued.{PARCEL 2)
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ALSO EXCEPT beginnin~ aC . point whiOh 18 15a9 47 feet South and 13a7.33 feet
East of the Southwest cOrlle.. of section 19, Towtlship 17 South, Range 2 West,
Willamettt Me..idian, Lane county, Oregon, oaid p01nt also being Opposite and
20 feee Easterly frOM Stat,on 39+59,43 P,O,S.T., said Station being in thw
center line of ehe old route of County ~d RO. 142-5 (fo~trly fi753). tn.nce
South O' 11' We.t la3.75 fttt to the int.r.tction w1th tbe Northerly Railroad
Right of way linel thenoe south a4' 45' west 117.33 ,..t, thence South 79' 30'
West 48.37 feet to the int~sectiOn of said Railroad Right Of way line with
the southerly Right of Way line of the rtlocated said County Road NO. 742-5;
thenco along the arc of a 316.48 fooe ra4iu: curve left ithe chord Of which
bears Ho~th 39- 03' 35" Ease 261 83 feeel a diotance of 269.94 feet to tho
place of hes.nning. in Lene county, Or~on;
ALSO EXCEPT thae portion ~~.c~ibed in dee~ to ~ne County recorded O~ODer 19,
1955, Reception No. 6a8S2, Lane County Oregon Deed Reeordsl
ALSO IlXCEP'I' that ponien deacdllo11 in deed to wne COWley r"COrded January 20.
lSa6, Reception No, 8602217. ~ne Cbunty Off1cial Reco.do,
ALSO EXCiPT that portion de,cribed in chae Deed 00 Will~al.ne ParK and
Recreation D1stricr recorded Doca=Der 4. 1992, Reception No, 9268749, and
~or~8ct1on Deed rGQO~d~d Pebruary " 1'93. ae~@pe1on No. 9~Oa4i', Lane County
Official Records;
I\LSO I!Xc:li:PT thae portion described in II:lCh1bit A of tbat Dead to the City of
sprinsf1cld. recorded september 22, 1991, Reception No. 9360016. tane county
Official Records
ALSQ EXCEPT Marcela Road Induutrlal park, as platted and .aeorded in File 75.
Slide~ a97. a9S and a99, Lan. ~nty plat Records, Lane County, oregon.
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i'/\ReEL 3.
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An easement for ingress and agrean. parking and siiD purpoaen An ae.cribed in that
Certain Reciprocal Basement Aqreement. recorded April 22, 1994, Reel Ho. 1943,
R~cept~on No. 9.297~3, ~ C~ty Official Recorda.
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i'ARCEL 4 I
An easement for ingren. e9'reaa and parlting as dcs<:ribcc:l :l:1 that certain !l~clil.I"ation of
Re.t~i~~1ona and Grant of 2a.em.ncs, recorded March 17, 1989, Reel NO. 1563, Reception
No. S911762, as amended by t~~t cerealn First Amendment to !leolaratian of Re;trict10na
and Grant of &a.smant.. recorded Ootober 31, 15$9. Reol No. 1600, ReceptiOn No.
89i9055, ao mod1fiec:l by that certain Rastated Declaration of Restrictione an4 Crant of
tasemence, reco.aed May 10, 1991, Reel NO. 1695. Reception NO. 912169a, ADd by that
cs.tain ~s'~ent and Assumption of O~li9ation.. recer~e4 NOVember 2, 199., Reel No.
200), Reception No. 9477951. all of ~ne county Offiei.l Recor4e.
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Date Received
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nglns vLcrrlh ,..I
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TOTAL P 06
-------------------
l
X' N21ST 51
~ ~
~ 0
'0 ~ 0 ~ g
C1 rn ::r ~
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g, (1 CORRAL DR m ~
. 0 "' 0
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--__a. N19TH 51
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N 17TH 5T
N 18TH 51
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Leaend
Plan District Boundaries
~"'" ~ Mixed Use Areas _ Commercial
Low Density Residential EEEB Major Retail Centers
~ I Medium Density Residential .. Heavy Industrial
Date Received:
DEe 2 0 2006
,.
I'
II N 17TH 51
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N 17TH 51
N 1nH 51
i--------------_.
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35
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34TH 51
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-it",
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35TH E
l ~ Light Medium Industrial
~ Campus Industrial
_ Parks and Open Space
Miscellaneous
Boundaries
I" eo eo", Springfield
, ,
~U"U' City Limits
Existing
Parcels
, I Subject
Site
Job #
Date:
Drawn:
Checked:
Revised:
0609
12/20/06
MH
RS
:\-:~:.F.'.~ ~:lc:Y:r.l
The Villages at Marcola Meadows
ExistinQ Metro Plan Diagram
_ m
.-- ><
-~
SATRE -l
I .\\\(l(-\.\Tl\1 W
1,200
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12/20/06
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12/20/06
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12/20/06
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LEGEND
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III OREGON AND
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EXHIBIT 8
September 28, 2006
RIck Satre AICP
Satre ASSOCIates
321 East Broadway, SUIte 536
Eugene, OR 97401
RE, Marcola Meadows UtIlItIes
Dear RIck
We have performed prelimInary mvesl1gatlOn on ul1lIty aVaIlabIlity for the Marcola
Meadows ProJect We find that there are sufficIent ul1lItles aVaIlable at or neaI the sIte to
serve the proposed proJect "WIll Serve" letters have not been requested
Storm DraIna!!e
A dramage dItch runs through the property that drams the sIte and some upstream off-SIte
developed property Some mdustnal flows (coolIng water) are released through the ditch
dunng summer months The dItch discharges to a publIc storm draInage system
Water quality aIld quantIty mll1gatlOn measures WIll need to be deSIgned Into the system
Sheet 11 shows a conceptual plaIl to Implement water quality aI1d qUaI1tlty measures
Water quality mitIgatIOn measures WIll be Implemented In accordaIlce WIth adopted CIty
ordInances (PortlaIld Standards) The proposed features Include use of grassy swales,
lowered plaIlter StrIpS, vegetated basms, permeable paVIng, wet detentIOn and dry
detentIOn ponds A sample of the detalls avallable from our menu of optIOns for use m
final deSIgn of water quality features IS attached
The mam draInage swale through the sIte WIll be re-routed through the sIte As part of
thIs work thIs drall1age feature WIll be WIdened, planted, meandered an utIlIzed as a water
quality feature as well as an amemty for the users of the proJect
ThIs enhanced dramage wIll also be constructed serve as a detentIOn faCIlity to Iml1gate
runoff quanl1ty from the sIte.
Sewer
A large sewer mam, 42 mches dlaIneter, runs through the proJect sIte and IS deep enough
to serve the sIte WIth some fill reqUIred In the north The northeast comer of the proJect
WIll be served by an eXlstll1g sewer 111 31 st Street
Water \.::"';r<
~]if~
SUB water 1:1:;e:s eXIst m Marcola Road, 16 ll1ch dIameter, and 31 st Street 18 ll1ch
dlaIl1eter The'f'e lInes are of suffiCIent capacIty to serve the proJect r Date Received: ~
I t:~
DEe 2 0 2006 " 1,
O. S '~"'I
nc n~l t.U.JllI!h...
,,,,
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, Date ~~eceived:
, DEe 2 0 2006
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Electncal
SUB has plamled for and has sufficient capacity at the sHe to serve the proposed project
Natural Gas
Northwest NatUlal Gas CompaIlY has a hIgh pressure gas lIne locatcd at the IntersectIOn
of 28th Street aIld Marcola ThIs lIne has capacIty to serve the proJect
If you have any questIOns please contact me at (541) 928-2583
SIncerely,
DaIl Watson, P E
K&D Engmeenng, Inc
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SUB-SOIl-.-----" ": ,,'/: ~",.:',~N;;'-",I>'~" r --- L
I / 6 pvc-'/ .---'---1-}
SLOPE TO DRAIN /' PERF PIPE
AWAY FROM STREET
-r
7'MIN
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SIMPLIFIED APPROACH DESIGN CRITERIA
lowered Planter Strip - Private Street Design
118/0~
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OVERFLOW ~
SET INLET AT LEAST 3"
BELOW TOP OF BASIN
ADJUST FOR SOIL
INFILTRATION RATES
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PlANTINGS:
See BES Recommended
Plant List
(
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a.
Vegetated Infiltration Basin
1F1.6102
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6" DEEP CHECK
DAMS AT 12'
INTERVALS
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PLANTINGS:
See BES Recommended
Plant List
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12"x12" CLEARJ
FLOW AREA AT
CURB CUTOUTS
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Vegetated Swale
;6' DEEP CHECK
DAMS
,- LOW PLANTlNGS
I
UNDER CAR
OVERHANG
,f
Parking Lot Application,
7n.6102
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LEGEND
o
II
.
*'
SHRUB OR LARGE
GRASS LIKE PlANT
SMAll GRASS
LIKE PLANT
GROUNDCOVER
DECIDUOUS
TREE
-
EVERGREEN
TREE
s
,
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Notes
1 At least 50% of the facIlity shall be
planted with grasses or grass~tke
plants. pnmanly In the flow path
Swale Area = Approx 400 sQ ft
(Not to Scale)
Z Large grass like plants can be conSlllerell
as shrubs
See BES recommended plant list and
parkIng lot tree lISt and plant quantity
requirements
Vegetated Swale - Plan
Parking Lot Application
7/26102
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Wet and Extended Wet Ponds
Tile plalL below l{lu.;,trafC!~ C~ fypu ull}lanhng plulljor un approxl1nately 3......')UU ~qliarl' Joat W1.!t or
extended wet p01ld Tills plan IS drag/ammatlc use o1lIy Tire actual p/Oject slte cOlldll101l may
reqUIre deSigners to cOlls/der IHlmerOlC< ather pond co"f'gumtJO"< alld plantmg layout<
Grasses or Groundcover
^rC'a to CClv('r ('nl1rc pond
<=;Ide-"'ilopc"i and Buffer 7.on('
Plant 12n on center.. Wl th
tn.ilngulnr c;pilClng
Legend ,
Evergreen Tree
L.)el..l!.Juuus free ~. l'I:
~hrub.UpldmJ tv Dry ComJ~ttonb .
~hrub. fvlUJ:!:>t to Dry Cun(..hltun~ e
Slll ub. MOist Lo Wet Condllton~ ~
C:.rclt>~~ dnd Gruund~o.....eIb
.""'.'<:.~.". ..:;
f:::;~:"'~"~~4:';~~:1
MOlst/SLlturc:ltcd Plantmgs
Aquatlcl Emergent Plantmgs
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lnlet/Outle-t Structure
. ":1";)0;' . ~
-
-
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Wetland Plants covenng ot
Ie-ast 2.,0/.) of total wc:-t porhon
area of pond Plant I wetland
plant per 2 square feet of
emergent plant arf>a
l'onu Buffer Lu'1l'" outhneb
the area used to calcula Ee
the number of planhngs
reqwred
N
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Approx Scale ] =20
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Drv Detention Ponds
The plall belolV lllllstrates a typical plalltmg plall for all apl'ro~lmately 3,500 'qllare foot dnJ
detelltlOll pOlld Tills plallls diagrammatic IIse ollly. The actllal project sIte colldltlOIl may
reqlll1e deslgllers to collslder 11111/1erolls other pOlld cOllfigllraltOllS alld plalltmg layollts
Pond Buffer Lme outlmes ~
the area used to calculate
the number of plantmgs
required - _
Legend
Grasses or Groundcover
Area to cover enure pond
sIde slopes and Buffer Zone
Plant 12"on center, wllh
tnangular 'paang
Extended DetentJon Hu~l:!
Water Mark or edge of pond
gradmg
Evergreen Tree
DecIduous Tree
Shrub-Upland to Dry Condlttons ~
Shrub- MOist to Dry CondltJons e
Shrub- MOist to Wet CondItions 0
N
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Gra5~S and Groundcovers
~" 'p" ~
.-....~..."...-<-:>'... ..
,."1"'~ .........1>..
Inlet/Outlet Structure
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LEGEND
"
SHRUB OR lARGE
GRASS LIKE PlANT
*' SMAll GRASS
LIKE PlANT
. GROUNDCOVER
DECIDUOUS
TREE
EVERGREEN
TREE
INFLOW
'.
-if/
'\ ~
~ :-FLOW ~ POND BUFFER LINE
OR OVERFLOW
STRUCTURE
Facility area used to calculate
number of plantings
Notes
1. At leasl 50% of the fac"tty shall be
planlea wilh grasses or grass-lIKe
planlS, primarily In lite flow palh, or
baSin bottom.
Swa'e Area ~ A,>prox. ] 000 s9. ft.
INol to Scale)
Z Large grass like plants can be
conSIdered as shrubs See BES
recommended planllIst and parking
lot tree list
Vegetated Infiltration Bas;n or
Detention Pond - Plan
712M02
_i _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _