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HomeMy WebLinkAboutApplication APPLICANT 2/27/2007 I I I I I I I I I I I I I I I I I I I ~ III SATRE \ "Uc'I\TI\ 1 liE VILLAGES AT MARCOLA MEADOWS . ~ { " . ..y .' <<'..._- i'" ~...~ f .......-.. . ~.. , . lVn.;lKO PLAN Al\tll.lWlVll.l~ LRP 2006-00027 REVISED APPLICATION Lane County Assessor's Map 17-02-30-00, Lot 1800 and Map 17-03-25-11, Lot 2300 . . * .. , . to (1-;' .",.,..;'~ ..... . ...\;,p-. ,. ,~. r't ,i.\..... ..;: ....:, ....... .... ......... ...".", _:J 41t.. 'll-, f ~",'f ~~~.;, '. :'.;'" dl" ,;A<~..i:I, ;; I't..;','.:\'... Ii.... ". ~_:,.... ...., . ; ...'""',......--...'~..(F;.";..--,. -~... -.." ...,~ .,. .!"'~ )4 '.'1' ...,'" _.... 4'" .. "1_';:'" r -. ~ ;-...... ,tt-'i ~ -. - .. 1..:\ '. . t,., (: '_" .. f ~ 1 _...i."'-:I: -;.....), ih ; -! HI-'I,All' .' .-.... -'JI:!. ".- ::: <,~ ~.~)[~ . .t, ..- ~~=~~~~..:: ..:.11 . , Townhome Village ~ ~ ~ [E 0 ill [E -=>1 1',: FEB 27 200J _ I~ J B:~ ~ ~"Y'-:' .~J;~..~~r.?-',,~.-... i':.:< ,....;..,.~.f :;. . 1: .,::--:.';.y;~ , l:.J<.-' ~'"I\i-l'';''' ".;~,'~rt - - . ~.," .,' ._~; !;;:.."" '.'. _~_', +-.:"~ ..1'0':"1/'""', -"~ 'f".~-";- :"c;,-.'t" . ." _ l. 1,., " .... .--=.: - . ......~ Open Space SC Springfield, LLC 5440 Louie Lane, Suite 102 Reno, Nevada 89511 February 28, 2007 I I I I I I I I I I I I I I I I I I I ~ .. SA1ItE ASSOCIATES Satre Associates, P.C. J 32 East Broadway Suite 536 Eugene, Oregon 97401 Phone 541.465.4721 Fax 541.465.4722 1.800.662.7094 www.satrepc.com February 28, 2007 City of Springfield Development Services Department Planning Division 225 Fifth Street Springfield, Oregon 97477 ~~@~OW~~I' I,ll FEB 2 7 20m 'il!!!:: I'JU Uf G'I By I Attn: Gary Karp Re: The Villages at Mareola Meadows Revised Application Metro Plan Amendment (LRP 2006-00027) Dear Gary, Enclosed please find revised Metro Plan Amendment application materials for the proposed development, The Villages at Mareola Meadows. Included are the revised written statement, associated exhibits and revised Traffic Impact Analysis. These revised materials replace all the materials in the application dated December 20, 2006 and submitted on January II, 2007, exeeot the application form itself and the separately bound Preliminary Plan attachment. In our letter of February 7, 2007, we expressed our intention to revise our request and propose a combination of Medium Density Residential, Commercial and Mixed-Use COlllmereial designations with a Nodal Development Area overlay applied to the residential area and some of the commercial area. Based on these changes, the revised written statement contains general project information, a summary of the land use request, information about the site, existing conditions and proposed use, as well as applicable approval criteria and findings. As the Applicant's designated contact, Satre Associates is available to answer questions or provide supplemental information as needed to facilitate the review process. Thank you in advance for your consideration of the application. We look forward to working with you on the project. RIC ard M. Satre, AICP, ASLA, CSI President Satre Associates, P.C. Planners, Landscape Architects and Environmental Specialists II II I I I I I I I I I I I I I I I I I THE VILLAGES AT MARCOLA MEADOWS METRO PLAN AMENDMENT LPR 2006-00027 REVISED APPLICATION TABLE OF CONTENTS Cover Letter .................................... ...... .............. ............... ....... Table of Contents ... ...... ................. .................... .......................... Written Statement (Revised) ........... ................. ........................ ....... ~xhibits (Bound Herein) I. Legal Description ................. ............................................ ... 2. Deed... ..................... ....................................................... 3. Existing Metro Plan Designation ...... ...... .................................. 4. Proposed Metro Plan Designation (Revised) ................................. 5 Existing Zoning..................... ............................................. 6. Proposed Zoning (Revised) ..................... ................................ 7. Flood Insurance Rate Map (FIRM) ......... ................................... 8. Utility Capacity Analysis Letter ................................................ 9. Stormwater Quantity and Quality Schematics ............................... Attachment (Bound Separately) Traffic Impact Analysis (Revised) ................ .............................. ........ No.ofPal.!es I I 41 2 6 I ] I I I 2 10 lD)~ @ ~ D IT!!! --] I ill FEB 2 7 2001 ~ By I I I I I I I I I I I I I I I I I I I III!III - SAtRE ASSOCIATES SATRE ASSOCIATES, P.C. Planners, Landscape ArchItects and EnvIronmental SpecIahsts 132 East Broadway, SUIte 536, Eugene, Oregon 97401 (541) 465-4721 . Fax (541) 465-4722 . 1-800-662-7094 www satrepc com February 28, 2007 THE VILLAGES AT MARCOLA MEADOWS REVISED APPLICATION: METROPOLITAN PLAN AMENDMENT LPR 2006-00027 WRITTEN STATEMENT PURPOSE: The applIcant proposes a sIte-specIfic metropolItan plan amendment (Post Acknowledgement Plan Amendment, PAPA) to amend the Metropohtan 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 Tills appheatlOn IS submItted concurrent wIth an applIcatIOn for eorrespondmg Spnngfield Zomng Map amendments Approval will facIlItate development of a nodal mIxed-use resIdentIal and commercIal development to serve the needs of the Spnngfield eommumty I. GENERAL INFORMATION Subleet 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 DesenptlOns mcluded here as ExhIbIt I The area so defined wIll be referred to m thIS applIcatIOn as the subject sIte The subject sIte IS wlthm the Spnngfield CIty LimIts and IS developed With one vacant ll1dustnal bUlldll1g Tax Lot 2300 IS addressed 2690 Mareola Road and Tax Lot 1800 IS not addressed . , " ' "'I ,111 _ SIze , 100, J. acres;; , ',I , ' -,' "1 ' " t , " , ~ ~ @ ~ ~ ill ~ -:II ~ FEB 2 7 200i J 11th .:- J t~ \ \ , 3~1 ADDhcatIon Team Owner/ Apphcant. SC Spnngfield, LLC 5440 Lome Lane, Smte 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@tmcdev com PlannerlLandscape Architect: Satre AssocIates, P C Planners, Landscape ArchItects and Envlrol11l1ental Speelahsts 132 East Broadway, Smte 536 Eugene, Oregon 97401 Attn RIchard M Satre, ASLA, AlCP (541) 465-4721 . Fax (541) 465-4722. r satre@satrepc com Architect. Waterbury Shugar ArchItecture LLC th 225 West 5 Avenue Eugene, Oregon 97401 Attn RIchard Shugar, AlA (541) 342-5777. Fax (541) 343-6128. Rlchard@ws-arehlteeture com CIvIl Engmeer/Surveyor' K & D Engmeenng, lnc PO Box 725 Albany, Oregon 97321 Attn Dan Watson, PE (541) 928-2583. Fax (541) 967-3458. dkwatson@callatgeom TransportatIon Engmeer: Aeeess Engmeenng, LLC 134 East 13th Avenue, SUIte 2 Eugene, Oregon 97401 ,Attn- MIke Wetshar, PE , I r ,- 1 :(5141) 485-3215. Fax,041) 485-3253. mlkew@aeeessengeom , , ' I The VIllages at Marcola Meadows - Metro Plan Amendment Appheallon Written Statement - February 28, 2007 ~[E@[EDm[EJ 1 FEB 2 7 2001 , I I I I I I I I I I I I I I I I I I I By Page 2 of41 I I I I I I I I I I I I I I I I I I I II LAND USE REQUEST WIth tills applIcatIOn, the applIcant requests CIty approval of a Type II Metro Plan amendment per Spnngfield Development Code (SDC) 7 030 to change the Eugene-Spnngfield Area MetropolItan General Plan DIagram desIgnatIOn on portIOns of the subject sIte from Campus Industnal to CommercIal and MedIUm DensIty ResIdentIal, to reeonfigure eXlstmg CommercIal and MedIUm DensIty ResIdentIal desIgnatIOns, and to apply a Nodal Development Area designatIon overlay on portIOns of the C01l11l1erelal area and all of the MedIUm Density ResIdentIal areas The net effect on desIgnated areas wIll be as shown on the attached map (see ExhIbIts 3 and 4) and as shown m Table I below Table t EXlstmg and Proposed Plan DesIgnatIOns Acres EXisting Proposed 35 7 54 7 86 196 00 26 560 00 1003 1003 o 0 80 7 Plan Designation Medium Density Resldentlal/N D Commercla[ Commercial/NO Campus Industrial %Change 53% 128% n/a -100% ]~@~~W~J FEB 2 7 200-. _ By. Tota[ /NO Nodal OevelopmentArea Overlay The applIcant, SC Spnngfield, LLC, IS preparmg to submIt applIcatIOns to the CIty for permIts to bUIld a mIxed-use resIdentIal and e01l11l1ereIaI master-planned development The mIx of uses reqUIres amendlllent of the Eugene-Spnngfield Area MetropolItan General Plan (Metro Plan) DIagram applymg appropnate plan desIgnatIOns to the sIte No text amendment IS proposed and the dIagram amendment IS sIte-specIfic, Spnngfield CIty CouncIl approval IS reqUIred The proposed future uses for the subject sIte mclude small-lot, smgle-famlly detached dwellmgs and townhomes (to be developed Wlth the cluster development standards, SDC 16100(3)), apartments, a eongregate care facIlIty, cottages for senIors, a day care facIlIty, e01l11l1ereIaI and office bUlldmgs (mam street retaIl, neIghborhood retml, and profeSSIOnal offices) and a home ~ Improvement store Under the Spnngfield Development Code, appropnate zol1Ing dIstrIcts for these proposed uses mclude MedIUm-DenSity ResIdentIal, Commul1lty COlllmercIal, and Mlxed- Use CommerCIal Therefore, the applIcant IS submlttmg concurrent applIcatIOns to . Amend the Metro Plan DIagram, elImmatmg the Campus Industnal deSIgnatIOn, then applymg and reconfigurmg CommerCIal and MedIUm-DenSIty ResIdentIal deSIgnatIons on the subject SIte, and applymg the Nodal Development Area deSIgnation overlay to portIOns of the subject SIte, and . Amend the ZOnIng Map, elIlllmatmg the Campus Industnal zOl1lng dlstnet, then applymg and reeonfigunng CommunIty CommerCIal, MIxed-Use C01l11l1ercIal and MedIUm-DenSIty ReSIdentIal zonmg qlstnets on the subject sIte - '~l.J- ,I, I fIr III I The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn WrItten Statement - February 28, 2007 , . - ' Page 3 of 41 ThIS wntten statement supports the Metro Plan Amendment applIcatIOn The referenced Zone Change applIcatIOn IS belllg submItted concurrently, but separately Refer to the Zone Change applIcatIon for specIfic lllformatlOn regardlllg those land use actIons III. THE SITE AND EXISTING CONDITIONS A. LocatIOn and Context LocatIOn The subject sIte IS located north of Marcola Road at Its llltersectlOn WIth North 28'h Street and approxImately one-quarter mIle east of North 19'h Street/Mohawk Boulevard I r: Lots Affected bv the Prooosed Amendment The subject sIte consIsts of two propertIes IdentIfied as Tax Lot 1800 of Lane County Assessor's , l' Map 17-02-30-00 and Tax Lot 2300 of Lane County Assessor's Map 17-03-25-11 Tax Lot 2300 , - was platted III 1994 as Parcel 3 of land partItIOn plat 94-P0491 A property Illle adjustment was recorded WIth Lane County III 1997 affectlllg the common boundary between parcels 2 and 3 of land pm1ltlOn plat 94-P0491111 so dOlllg eompletlllg the current configuratIOn of the subject sIte (CIty of Spnngfield file# 97-02-029) , , , Plan DesIlmatlOn The Metro Plan DIagram applIes multIple plan deSIgnatIons to the subject sIte Commercml, Campus Industnal and MedIUm DenSIty ResIdentIal A current Metro Plan DIagram for the subject sIte IS attached as ExhibIt 3 Zonlll!.! The Officml Zomng Map applIes mull1ple Zomng Dlstncts to the subject site CommunIty Commereml, Campus Industnal and MedIUm DenSIty Resldentml A current Zomng Dlstnet map for the subject sIte IS attached as ExhIbIt 5 B Site DescnptIon and EXIstIng CondItIons Subleet SIte The subject sIte has been used for a varIety of agncultural uses It IS currently vacant, WIth the exceptIOn of a small llldustnal bUlldlllg 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 partmlly developed Wlth a vacant llldustnal bUlldlllg Tax Lot 1800 IS vacant A storm dralllage facIlIty runs through the center of the subject sIte runmng east to west The storm dralllage 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) The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement - February 28, 2007 ~~@~O\D~m n FEB 2 7 Z2Jl i: 1 Jl Lt I By Pag~4 of 41 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I AdditIonal detaIl on adlaeent uses IS as follows North The property to the north of the subject sIte IS separated by an EWEB utIlIty eorndor that also serves as a multI-use path North of the EWEB corndor IS property owned by Wlllamalane Park and RecreatIOn Dlstnct (Tax Lots 1500 and 2300), BrIggs MIddle School and Yolanda Elementary (Tax Lots 2200 and 3002) and Single famIly resldentw] propertJes These propertIes are deSIgnated Low-DensIty ResldentJal, MedIUm-DensIty ResldentJal, and Parks and Open Space, and are zoned MedIUm-DensIty ResIdentIal WIth PublIc Land and Open Space zoning on the School and part of the WIilamalane and EWEB propertIes West The property to the west IS deSIgnated, zoned and developed WIth low-densIty Single-famIly resldentwl dwe1l1l1gs Southwest The property to the southwest IS deSIgnated and zoned CommunIty C01l11l1erewl and IS developed WIth a vanety of retaIl commercIal uses 1l1clud1l1g a grocery store a pharmacy, a dry goods store and a bank South The property to the south IS deSIgnated, zoned and developed WIth low-densIty s1l1gle-famlly resIdential dwellings Southeast To the southeast (across North 28'h Street) are propertIes that are deSIgnated Campus Industnal and zoned for LIght-MedIUm Industnal and farther to the southeast (across Marcola Road) deSIgnated and zoned Heavy IndustrIal Several of these propertIes are currently developed WIth 1l1dustnaluses East To the east (across North 28th Street) are propertIes deSIgnated, zoned and developed WIth low- denSIty s1l1gle-famIiy resldentwl dwellIngs IV. PROPOSED USE . . " A General Project InformatIon Cont1l1gent on approval of the current applIcatIon and other applIcatIOns as reqmred, the applIcant IS prepar1l1g to submIt applIcatIOns to construct a mIxed-use resIdentIal and commercial development III conformance WIth the needs of the Spr1l1gfield eommul11ty B Specific Proposal InformatIOn The Eugene-Spnngfield MetropolItan Area General Plan (Metro Plan) currently applIes Campus Industnal, CommerCIal and MedIUm-DensIty ReSIdentIal deSIgnations to the subject sIte (see Exhl~Jlt 3) The applIcant 1l1tends to change the plan deSIgnatIOns of the property as descnbed ~~@~DW~lI R FEB 27 zoaf pl/5 of41 ,(I . . . ' , ; '111 I I tl ~ . , '" The'Vlllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn '" - . II Wntten Statement - February 28, 2007 . ~, 9" above to facIlItate zone change amendments and approval of a master-planned mIxed-use development (see PrelIlllmary Plan, Attachment 2 for more mformatlOn) No Metro Plan text amendments are proposed The proposed amendment applIes only to the Metro Plan DIagram It IS specIfic to the subject sIte and does not alter any other areas of the DIagram Maps showmg the eXlstmg Metro Plan DIagram DesIgnatIOns and the proposed Metro Plan DIagram DesIgnatIOns are attached to thIS applIcatIOn packet as ExhIbIts 3 and 4 C AdditIOnal Proposal InformatIOn Tills PAPA, submitted concurrently wIth the Zomng Map Amendment applIcatIOn, IS m preparatIon for appropnate land use permIt applIcatIOns to construct a mIxed-use, resIdentIal and commerCIal development as desenbed herem The appropnate land use permit applIcatIOns mclude Master Plan RevIew and Traffic Impact AnalYSIS RevIew Although applIcatIOns for Master Plan, SubdIvIsIon and SIte Plan approvals would be premature at ills tIme, elements of the antICIpated PrelImmary Plan are matenal to the current applIcatIOn To prOVIde speCIfic mformatlOn about the mtended mIxed-use development and ItS relevance to the current applIcatIOn, a prelumnary plan has been submItted as Attachment 2 and as desenbed below Proposed Prehmmary Plan DescrzptlOn The VIllages at Marcola Meadows IS a proposed mIxed-use develoPlllent compnsed of resIdentIal, office and retaIl vIllages Referenemg the dramal1c 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 thIS 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 Mareola Meadows a sUIte of mne VIllages wIll eXIst Four resIdentIal VIllages composed of smgle famIly homes, apartment homes, townhomes and an aSSIsted IIvmg facIlIty \\11th semor cottages WIll occupy the northern extent of the SIte, buffenng eXlstmg residentIal developments to the northwest, north, and northeast One office Village, conslstmg of profeSSIOnal offices, wIll occupy the southeast area Four retml VIllages, general retml, eommumty retml, neIghborhood retml, mam street retml 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 ofmeandenng waterways, natIve plans and generous open space Wlthm each VIllage, PacIfic Northwest deSIgn aesthetIc Will prevml, supported With the generous use of stone, wood and steel Marcola Meadows WIll not only be a great place to call home, but an exeltmg place to shop, With specIalty retml shops and umque dmmg venues Stores Will have welcommg front doors, large wmdows and hIgh eeIlmgs, all WIth natural matenals and muted colors It WlI} 2e easy to get around, and to do so on foot All streets WIll have WIle sldewollro. mo,t':,r ~ them setback from_ yehlcle traffic The enl1re eommumty WIll be eonn( rn~*rnl~~@~l The VIllages at Marcola Mea10ws - Metro Plan Amendment AppllcatlOn FEB f~g~&1llf' 4 tlJ Wntten Statement - February 28, 2007 By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I multI-use off street pathways It wIll be eonvement, 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 eommumtIes, IIghtmg, bndges, seatmg, and overlooks to support walkmg and relaxmg It wIll be a healthy place, WIth ample use of oxygen-generatmg trees to cleanse the aIr, catch the wmd and cool the temperature It WIll be an envIronmental place, utllIzmg a network of blOswales, shallow seasonal ponds, and a meandenng dramageway to capture and cleanse storm water In all, The VIllages at Mareola Meadows wIll not only be a great addItIon to the eommumty but a wIse use of land and smart approach to deSIgn SectIOn V of thIS Wntten Statement demonstrates that the requested Plan amendment satIsfies the entena found 111 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 aJ11endment IS conSIstent WIth the followmg cntena Cntena are shown 111 bold and Itallc text SDC 7.070(]) Crtterla for Aooroval of Plan Amendment. The followlIlg crtterla shall be applled by the CIty CounCIl III approvmg or denymg a Metro Plan amendment appllcatlOn. (a) The amendment must be consIstent with the relevant StatewIde Plannmg Goals adopted by the Land ConservatIOn and Development CommISSIOn; Goal 1 - Clltzen Involvement To develop a CItIzen Involvement program that Insures the opportumly fOl cltz::ens to be mvolved m all phases of the plannmg process ResDonse The CIty of Spnngfield has an acknowledged CItIzen mvolvement prograJ11 and an acknowledged process expressed 111 the Spnngfield Developlllent Code for secunng cItIzen mput on all proposed zone map aJ11endments It 1I1sures the opportumty for CItIzens to be 1I1volved m all phases of the planmng 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 cItIzen mvolvement proVIsIons The Metro Plan eonta1l1s an acknowledged CItIzen mvolvement program satIsfymg Goal I The cItIzen 1I1volvement program IS 111 Metro Plan Chapter III, pp III-K-I to III-K-4 The proposed amendment complIes WIth and does not affect or aJ11end the CItIzen 1I1volvement element 111 the Metro Plan '1~@~DW~m R FEB 2 7 20011 ~J Page 7 0141 The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn ~ntten Statement - February 28, 2007 81' ---~-...- The Me/ro Plan dIagram amendment IS subject to the publIc notIficatIOn and publIc heanng processes provIded for Type IV applIcatIOn procedures as stIpulated m SDC 3 100(1) through (7), WhICh, along Wlth the remamder of the Code and wIth StateWIde Goals and state statutes, provide the proVISIOns for cItIzen mvolvement The CIty'S acknowledged prograIll for cItIzen mvolvement, IncludIng publIc notIce, publIc heanngs at the level of the plannmg commISSIOn and cIty counetl, notIficatIOn of deCISIOn and notIficatIOn of the nght of appeal, prOVIdes cItIzens the opportumty to revIew and make reeon11l1endatIons m wntten and oral testImony on the proposed aIllendments to the Metro Plan DIagram and on the proposed zone map amendment These acknowledged CItIzen mvolvement proVISIOns afford ample opportumty for cItIzen 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 aIllendment IS consIstent WIth Goal I Goal 2. Land Use Plannmg. To es/ablzsh a land use planmng process and polzcy 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 umts and that opportunItIes 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 eoordmatmg the adoptIOn of thIS aIllendment by provldmg notIce to all affected governmental umts and respondmg m ItS findIngs to the legItImate concerns of affected governmental umts There are no requests m the applIcatIOn that would reqUIre exceptIOns to any StateWIde Planmng Goals under the Goal 2 ExceptIOns process The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the StateWIde Planmng Goals and applIcable state statutes and admmlstratIve regulatIOns, proVIde polIcIes and entena for the evaluatIon of plan aIllendments 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 aIllendrnent IS consIstent WIth Goal 2 Goal] - Agricultural Land: To pi eserve and maintain agricultural lands ResDonse ThIS goal applIes to lands that are deSIgnated Agneultural ThIS amendment IS for property located wlthm the cIty lImIts of Spnngfield and does not affect land deSIgnated for agneultural use Therefore, Goal 3 IS not applIcable or relevant to the aIllendment Goal 4 - Forest Land: To conserve forest lands by maintaining the forest land ba~e and to protect the state's (orest economy by making pOSSible economically effiCient forest practices that assure the continuous growmg and harvestmg afforest tree species as the leading use onfores/ f land c6nsl;ient With sound management of soIl, azr, water, and fi: " and w1ldZ{f" r"wurr '" and to provldefor'reJreatlOnal opportumtles and agriculture ~ ~ @ ~ 0 IJ] ~ ] "The ~I1lageS at M'~rcola Meadows - Metro Plan Amendment ApplicatIOn ] FEB 2 7 200B 'a ~ 8 of 41 Wntten Statement - February 28, 2007 By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ResDonse This amendment IS for property located WIthIn the cIty lImits of Spnngfield and does not affect land deSIgnated for forest use Therefore, Goal 4 IS not applIcable or relevant to the amendment Goal 5 - Open Spaces, Scenic and HlstOTlC Area, and Natural Resources' To conserve open space and protect natural and scemc re,ource~ ResDonse Pursuant of Goal 5, the City of Spnngfield has adopted the folloWIng documents . Eugene-Springfield Metropolztan Area General Plan, revIsed 2004 . City ofSpnngfield, Local and NatIOnal Wetlands Inventory Map, December 2005 o City of Springfield Natural Resource Study, adopted, November 2005 Oregon AdmInlstrattve Rule 660-023-0250 establishes the applIeabllzty of Goal 5 rules to Post Acknowledgement Plan Amendments (PAPA), and speCIfies certaIn procedures and reqUIrements for local governments to follow In the adoptIOn or amendment of all plan or land use regulattons pertaInIng to Goal 5 resources The rule states '(3) Local governments are not reqwred to apply Goal 5 In 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 resouree lIst or a portIOn of an acknowledged plan or land use regulatIOn adopted In order to protect a slgl1lficant Goal 5 resource or to address speCIfic reqwrements of Goal 5, (b) The PAPA allows new uses that could be conflictIng uses WIth a partIcular sIgnIficant Goal 5 resource site on an acknowledged resource lIst, or (c) The PAPA amends an acknowledged UGB and factual InfommtlOn IS submItted demonstratIng that a resource sIte, or the Impact areas of such a sIte, IS Included In the amended UGB area" The follOWIng dISCUSSIOn w1l1 demonstrate that the proposed PAPA does not raIse any Issues that would reqUIre the CIty of SprIngfield to apply Goal 5 ' FIrstly addreSSIng OAR 660-023-250(a) The changes sought by thiS applIcation do not create or amend a resource list or any portion of an acknowledged plan or land use regulatIon adopted In order to protect a slgl1lfieant 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 slgl1lficant Goal 5 resource site There are no slgl1lficant ,Goal 5 resources on the sIte Itself None of the vanous studies, mventones, refinement plans, and faeIlIttes plans lIst thiS speCIfic sIte as a slgmfieant resource, apply a _ Goal 5 resource overlay, or otherwIse regulate or lImIt the redevelopment of thIs sIte as a Goal 5 'resource 1', I ]' D ~ @ ~ U IT] ~ '01 The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Page "Ir 41 WrItt'en Statem~nt - February 28, 2007 FEB 2 7 200f ! i. 8\, 4__" , , -, There IS dramage dItch on the sIte that was mventoned and lIsted (M32) by the Cay of Sprmgfield Natural Resource Study It was classIfied as a Low QualIty Wetland and dId not meet the signIficance entena of the Oregon Freshwater Wetland Assessment Methodology The closest GoalS resource IdentIfied by the CIty of Spnngfield Natural Re,ource Study IS the Irvmg Slough located approxImately 550 feet to the east It IS lIsted as both a HIgh QualIty Rlpanan Resource SIte (S20 and S21) and a Moderate QualIty Wetland (M16b and M16e) 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(e) The changes sought by thIs applIcatIOn do not amend the acknowledged CIty of Spnngfield Urban Growth Boundary Therefore, WIth regard to thIs cntenon, the CIty IS not reqmred to apply Goal 5 ConclllsIOn Oregon AdmmlstratlVe Rule 660-023-0250 "ApplIcabIlIty" sllpulates that local governments are reqmred to apply Goal 5 when eonsldenng a Post Acknowledgment Plan Amendment If the amendment affects a Goal 5 resource For the purposes of that rule, the sectIOn lIsts three CIrcumstances (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 evtdeneed above, none of the three cIrcumstances are ralsed by the proposed amendment, and therefore the amendment WIll not affect a Goal 5 resource The CIty IS not reqUIred to apply GoalS when eonsldenng the proposal The CIty of Spnngfield can find that the actIOn requested by thIS applIcatIOn IS consistent WIth StatewIde PlannIng Goal 5 Goal 6 - AIr, Water and Land Resources Qualtty: To mmn/am and Improve the qualzty of the mr, water and land resources of the state ResDonse NothIng 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 stte wIll be In conformance WIth local, state and federal law Includmg aspects of the Spnngfield Code As IndIcated In findIngs regardIng Goal II, Incorporated herem by reference, optIOns for acceSSIng or prOVidIng the necessary urban servIces are aVallable Therefore, the amendment IS consIstent WIth Goal 6 Goal 6 reqmres all waste and process dIscharges from eXlstmg and future development to be consIstent WIth applIcable state for federal envlrol11l1ental qualIty statutes SpeCIfically, It reqmres local governments to establIsh that there IS a reasonable expectatIOn that a proposed use Will be In complIance WIth the applIcable state and federal envIronmental qualIty standards (Fnends of the Applegate v Josephme County, 44 Or LUBA) There are three federal envIrol11l1ental qualIty acts relevant to StateWIde PlannIng Goal 6 Clean Water, Clean AIr, and the Resource ConservatIon and Recovery Aetsl These acts are enforced by the EnVIronmental ProtectIOn Agency (EP A) to maIntam alr, water, and land resource qualIty 1 The Clean Water Act establIshes the baSIC regulatory structure for regulatIng discharges of pollutants In the waters of the Umted States The Clean Water Act IS Implemented through Industry standards and r'~'R:"'/ItlSfi!nf\ 'i1If1lI'2 J Air Act regulates al? emISsIOns from area, statIOnary, and mobIle sources ThIS Act sets ma:- L/1i;ptlllUtahtU \!J U; , The VIllages at Marco~a Meadows - Metro Plan Amendment ApplIcatIOn FEBPr1IO of 41 Wntten Statement- February 28, 2007 ZOOlJ Bv I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I The EP A delegates authonty to Oregon DepaJ1ment of Envuol11l1ental QualIty (DEQ) to enforce federal envlrol11l1ental statutes m the State of Oregon (I e Clean Au Act, Clean Water Act, and Resource ConservatIon and Recovery Aet) The DEQ admmlsters the federal statutes (acts) through the Oregon Admlmstralive Rules (OAR), Oregon RevIsed Statutes (ORS), and Department programs The OARs regulate nOIse control, groundwater qualIty protectIOn, solId waste, hazardous waste management, ambIent au qualIty standards, and transportatIOn conformIty The ORSs proVIde procedures for complIance WIth sewage treatment and dIsposal, systems, solId waste management, reuse and reeyc1mg, hazardous waste and hazardous matenals, nOIse control, and , au and water qualIty standards At the local level, the Eugene-Spnngfield MetropolItan Area General Plan (Metro Plan) eontams polICIes related to Goal 6 that mamtam aIr, water and land resource qualIty m the metropolItan area and are as follows C 25 Spnngfield, Lane County, and Eugene shall conSIder downstream Impacts when planmng for urbamzatron, flood control, urban storm runoff recreatron, and water qualrty along the WIllamette and McKenZIe RIvers C 26 Local governments shall contInue to momtor, to plan for, and to enforce applrcable azr and water qualrty standards and shall cooperate In meetIng applrcable federal, state, and local azr and water qualrty standards C 27 Local governments shall contInue to cooperate In develOPIng and ImplementIng programs necessary to meet azr qualrty standards ThIS effort should Include but not be lrmlfed to a RevIew of all major publIC capItal expendlfure projects for potentral aIr qualrty Impacts b Integratron of azr qualrty concerns Into the comprehensIve land use plan c ActIve partlclpatron In develOPIng and ImplementIng addItIOnal controls, as needed , , Supplemental to the Metro Plan IS the Central Lane MetropolItani Planmng OrganIzatIOn RegIOnal TransportatIOn Plan (RTP) ThIS plan IS the federal ReglOnal[TransportatlOn 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), NatIOnal AmbIent Au QualIty Standards, and the State of Oregon TransportatIon Planmng Rule (TPR) AddItIOnally the RTP must demonstrate consIderatIOn for system preservatIOn and effiCIency, energy conservatIOn, and congestIon relIef standards and directs states to develop state ImplementatIOn plans (SIpS) applIcable to appropnate mdustnal sources Fmally, the Resource ConservatIOn and Recovery Act controls hazardous waste from the 'cradle-t('~..\.:..~ Includes the g~tierat~on, ti'an}p,ortaltOn, treatment, storage, and dIsposal of hazard OilS wastern\!:"@tIt!StfSl!&rtr.gl lramework for the management of non-hazardous wastes l \11, I 'I -1' ^ t - r " FES 2 7 ZOOi J' The VIllages'at Marcola Meadows - Metro Plan Amendment ApplIcation Page II of 41 , I' Wntten Statement - Febrllary 28' 2007 , - - . ~ - --:;- - -: ~ ...: i :. By The proposed Post Acknowledgement Plan Amendment (PAP A) does not amend any of the RegIOnal TransportatIOn Plan goals, obJectives, or polIcies Future land use planl1lng applIcatIons (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 applIcant wIll obtam the relevant aIr qualIty permIts from the Lane RegIonal Air ProtectIOn Agency (LRAPA) SpeCifically, the appItcant WIll obtam AIr Contammant DIscharge Penmts as needed and IndIrect Source ConstructIOn PermIts for the proposed parkmg faclIttles In the Eugene-Spnngfield metropolItan area, Lane County, Lane CounCIl of Governments (MetropoIttan Plannmg OrganIzatIOn), Lane RegIOnal AIr PollutIOn Agency, and the City of Eugene mamtam complIance with 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 reeyclmg programs are managed to conserve resources and prevent waste o The Lane CounCIl of Governments proVIdes wastewater and stormwater systems, ground and surface water, dnnkmg water source assessment, watershed assessment studIes and planrung and protectIOn for the Eugene-Spnngfield MetropolItan 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 qualIty m the city through metropolItan sewage stormwater treatment systems that are reqUIred to operate under speCIfic gUIdelInes set forth by the DEQ The CIty of Spnngfield also has desIgn standards for wastewater and stormwater collectIOn systems m the City of Spnngfield PubIte Works, Standard ConstruCl1on 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 Dlstnet, ArtIcle 27 - FP Floodplam Overlay Dlstnet, Article 32 - PublIc and Pnvate Improvements The proposed PAPA does not amend any of the Goal 6 related polICIes of the Metro Plan or the RegIOnal Transportation Plan nor amend any regulatIOns lmplementmg those poIteles As demonstrated m responses regardmg Goal II, meorporated 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 quaItty When development occurs on the subject Site, all development wIll comply WIth all applIcable local, state, and federal regulatIOns that protect aIr, water and land resources As mdlcated m findmgs regardmg Goal II, meorporated herem by reference, optIOns for aeeessmg or provldmg the necessary urban services are aVaIlable Therefore the proposed amendments are consistent WIth Goal 6 , , , iI, In addItIOn to the preeedmg facts, the eVIdence supports a reasonable expectatIOn that future , f,developm~nt re,sultmg frolll the proposed PAPA WIll be consIstent \VltD QC'~I 6 reqllrements , Therefor~,~t?e ~:Clty of Spnngfield can reasonably expect th ~11!~ ~'[fl~~~~ mder the , ~'I'" (., _ !.ill The VIl\a~es at Mhrco1a Meadows - Metro Plan Amendment ApplIcatIOn FEB 2 7 zool ~ke 12 of 41 WrItten Statement- February 28, 2007 ~ r , ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I proposed PAPA wIll comply wIth appheable state alld federal environmental quahty standards The proposed PAPA IS consIstent wIth Goal 6 Goal 7 - Areas Subject to Natural DISasters and Hazards To protect life and property from natural disasters and hazards ResDonse Goal 7 reqUIres that development subject to damage or that could result m loss of hfe not be planned or located m known areas of natural hazards and dIsasters wIthout appropnate safeguards The goal also requues that plans be based on an mventory of known areas of natural dIsaster hazards (floods, landshdes, earthquakes, WIldfires and other related hazards) The Multl- Hazard MitIgatIOn Plan for the Eugene/Sprmgfield Metropolztan Area (Metro Hazard Plan) that was adopted by the CIty of Spnngfield IS a non-regulatory plan but provIdes an mventory of known hazards The Metro Hazard Plan does not IdentIfy any known hazards wlthm the area of the subject sIte AddItIonally, the subject sIte IS outsIde of the 100 year and 500 year flood plams (Exlublt 7) There are no adopted or non-adopted maps that IdentIfy the subject sIte to be wlthm a know hazards area The proposed amendlllents 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 mclude a full analYSIS of hazard nsk and mItIgate the nsk through appropnate constructIon As sueh thIS amendment IS m complIance WIth Goal 7 Goal 8 - RecreatIOn Needs: To satIsfY the recreatIOnal needs of the citIzens of the slate and VISitors and, where approprzate, to prOVide for the sltmg of necessary recreatIOnal facllztles mcludmg destmatlOn resorts ResDonse Regardmg recreatIOn, StatewIde PlannIng Goal 8 states, "The requirements for meetmg such needs, now and m the future, ,hall be planned jar by governmental agencies havmg responslbllzty for reaeallOn area, facllztles and opportumtles I [n coordmatlOn WIth przvate enterprzse, 2 [n approprzate proportIOns, and 3 [n such quantIty, qualzty and locatIOns as IS consIstent With the avazlabllzty of the resources to meet such reqUIrements " Pursuant to Goal 8 reqUIrements, the CIty of Spnngfield and other local JunsdICtlOns have developed the followmg relevant plan documents . Eugene-Sprmgfield Metropolztan 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 , . t. -, ~l - Tile proposed Metro Plan Land Use DIagram amendment WIll not change the status of an" re~reatIo~1 area, fa~l~lty, or opportumty that has been mventoned and deslgna ~ IW @~tW ~ ] The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn n Pall..e 13 of 41 W;ltten Statement - February 28, 2007 II FEtJ 2 7 2001 J .J , , , Plan or any other relevant faelhty plans regardmg recreatIOnal needs None of the vanous studIes, mventones, and faclhtIes plans have deSIgnated the subject sIte for parks and open space m an adopted mventory, declared It a slglllficant resource, or slated thIS pnvately owned property for acqUIsItIon The WllIamalane Park and RecreatIOn Dlstnct, responsIble for parks and recreatIOn plannIng m the CIty of Spnngfield, has developed the WIl/amalane 20-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 commulllty 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 Wlllamalane Parks and RecreatIOn Dlstnct The WIl/amalane comprehensIve plan refers to these parcels as "the PIerce property," donated m 1993 and elsewhere IdentIfied wlth adjacent parcels as the "Y olanda/Bnggs/Pleree School Park" The plan observes that 'there are opportullltIes to work Wlth the School DIstrIct 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 WIl/amalane 20-year Parks and RecreatIOn ComprehenSive Plan, 'Table I NeIghborhood Parks" hsts actIOn Items for neIghborhood parks ActIOn I 4 suggests, "InvestIgate expanSIOn of the park onto the vacant land to the south" the subject sIte However, such mvestlgatIOns, If they have been pursued, have led to no further defined actIOn or polIcy ActIOn I 5 suggests, "pursue Opportullltles to Improve the EWEB bIcycle path and develop park faelhtIes on adjacent land to help meet neIghborhood park needs "The prehmmary plan for the subject sIte mcludes several pedestnan and bIcycle connectIOns to the EWEB path and the proposed parks to the north The subject sIte Itself wIll mclude extensIve pubhe open spaces As a commentmg agency, the Wlllamalane Parks and RecreatIOn Dlstnet wIll have, through the prehmmary plan and sIte plan revIew processes, the OPPOrtUlllty to eoordmate plans WIth future development Rivers to Ridges, Metropolztan RegIOnal Parks and Open Space Study does not IdentIfy 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 ConclUSIOns No part of the subJeet sIte IS deSIgnated by the Metro Plan as Parks and Open Space The Wlllamalane 20-year Park and RecreatIOn ComprehenSive Plan does not IdentIfY the subject sIte as an "exIstIng park and recreatIOn resource" No acknowledged plan declares It a slglllficant resource or slates thIS pnvately owned property for acqUIsItIon Therefore, the proposed PAPA IS consIstent WIth StateWIde Planlllng Goal 8 Goal 9 - Economic Development: To proVIde adequate opportunities throughout the state for a vanety of economic actlVltleS vital to the health, welfare, and prospenty of Oregon's citizens !' , ResDonse StateWIde Plannmg Goal 9 - Economy of the State, reqll1res commullltIes to mventory, plan, and zone enough commerCIal and mdustnal land to support the dlvpr"ficetJon ann ,mnrnvement of :~e;eeon_omy Pursuant to thIS, the CIty of Spnngfield has adopt( 'rf@~lfig\!Yo~rts " ' FEB 27 20af ,/ The VIllages al Marcola Meadows - Metro Plan Amendment ApplIcatIOn ~) 14 of 41 WrItten Statement - February 28, 2007 Q, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Eugene-Sprzngfield MetropolItan Area General Plan (Metro Plan), RevIsed 2004 Sprzngfield Commercial Land~ Study, February 2000 I Metropolztan Industrial Lands Special Study I Metropolztan Industrial Lands Inventory Report, July 1993 Metropolztan Industrial Lands Polzcy Report, July 1993 ' The Metropolitan Industrial Lands Speual Study (MILSS) commenced m 1989 and produced two documents, the Metropolztan Industrial Lands Inventory Report (MILIR) and the Metropolztan Industrial Lands Polzcy Report (MILPR) In 1995, the Sprzngfield Commelclal Lands Study (SCLS) was lmtIated 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 Spnngfield's urban growth boundary and did not make changes to eIther the Metro Plan or the Spnngfield Development Code However, as an area specIfic pen odIc 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 AdlllmlstratIve Rule (OAR) 660-009-000 et seq (DlVlslOn 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 adoptIon or amendment of all plan or land use regulatIons pertammg to Goal 9 In OAR-660-009-001O(4) the rule discusses procedures relevant to thIS applicatIon and states Notmthstandzng paragraph(2) [660-009-0010(2)], a JUrISdictIOn which Lhanges Its plan deSignatIOns oj lands zn exass of two acres to or from commercial or zndustrIal use, pursuant to OAR 660-DlvlslOn 18 (a post acknowledgement plan amendment), must address all applzcable planl1lng reqUirements, and (a) Demonstrate that the proposed amendment I~ consistent with the parts of ItS acknowledged comprehensive plan which address the requirements of thl' diVISIOn, or (b) Amend ItS comprehensive plan to explazn the proposed amendment, pursuant to OAR 660-009-0015 through 660-009-0025, or (c) Adopt a combmatJon oj the above, consistent with the requirements of thiS dIVISIOn The plan deSIgnatIon changes anticIpated by the proposed PAPA WIll remove 56 0 acres of I Campus Industnal deSignatIOn In ItS stead, the supply of land with ComlllereIaI deSignatIOn will mcrease 37 0 acres and the remammg 19 0 acres WIll receIve a Med;um DenSity ReSidentIal deSIgnatIOn AddItIOnally, 26 0 acres of the CommercIal land WIll also have a Nodal Development Area overlay deSignation See ExhibIts 3 and 4 and Table I (above) for more mformatlOn The followlllg facts WIll demonstrate that the proposed amendment IS consIstent with the most recent economIc opportumtIes analysIs and wIth the sectIOns of the acknowledged Metro Plan which address the reqUIrements of DIVISIOn 9 The Metropolitan Industrial Lands Inventory Report (MILPR) estImated that the 20-year mqustnal land supply was about 3,600 acres wlthm the Metro UGB and a'1out 709 acres wlthm th~1 Spnngfield portll)n-~f the UGB (MILPR, Table 5, p 47) It further e'rn-~<@Ilf tP'\If!f1] The' Villages at Marcola Me~1P,ws - Metro Plan Amendment ApplIcatIOn FEB ~&f ZOQi4 ] ] Wntten Statement - February 28, 2007 By --'-- lIkely projected 20-year demand for mdustnal land for the Metro UGB would be between 650 and 1,172 acres, one-fifth to one-third of the supply (MILPR, p 7) The MILPR does not estImate demand wlthm the Spnngfield UGB alone The subject sIte was mc1uded m the lIst 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 an1ended deletmg a findmg that the supply was not adequate to meet the projected growth m the commercial and lIght manufactunng segments of the economy (MILPR, p II) The followmg polIcy was added to the Metro Plan EconomIc Element Poltcy #B 12 Dz;courage future Metro Plan amendments that would change development-ready mdustrzallands (sites defined as ;hort-term m the Metropolttan Industrzal Lands Specwl Study, 1991) to non-mdustrzal desIgnatIOns CURRENT LAND SUPPLY The Lane County CommerCial and Industnal Bmldable 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 PrelImmary AnalYSIS" (CIBL) was completed m September 2006 Tills publIc document does not contam any adopted polIces 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 lIkely 20-year demand for mdustnalland to be 650 acres (p 8, MILPR) Table 2 shows absorptIOn rates for all Industnalland, and for Campus Industnal land, thIrteen years mto the 20-year plannIng penod While the Campus Industnal share of all vacant unconstramed 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 CIBL, p 17), the absorptIOn of all vacant Industnalland has exceeded projectIOns Comparmg the total of uneonstramed vacant land m the MILPR to the CIBL, the Industnalland 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 69% absorptIOn rate wlthm Spnngfield's UGB IS Similar ThIS contrasts With the MILPR predIctIOn of 20% for the entIre plannmg penod Table 2 Unconstramed Vacant Industnal Acres and Absorphou Acres Region MILPR (1993) CIBL (2006) Change Absorption Metro (Total) 3,604 999 2,606 72% Sprlngfle[d (T Dial) 709 222 487 69% Metro (Cl Only) 990 318 672 68% Springfield (CI Only) 255 74 181 71% Sourt.e InformatIOn dcnved horn MILPR (1993) and clsr (2006) dIlalysls performed by Satre AsSOCiates PC Note There IS a slight difference berneen reporting methods for mdustnal acres llllhe MILSS, "hleh accounted for lands wlthm Spnngficld's UGB, and the ClBL \\hleh did not , 2 The MIL,SS uses the term 'SpeCIal LIght" which has smce been changed to] 'i';!!"c :"L~,,~~~ f..;, :]- <>,ort we WIll use the later term "Campus Industnal' 0 l!:; @ [E 0 \!J u: 1 The VIllages at Marcola Meadows - Metro Plan Amendmenl Apphcatwn FEB 2 7 zoo1l c e 16 of 41 WrItten Slalemen! - February 28, 2007 By ~ I I I I I I I I I I I I I I I I I I I I I I I Table 3 shows the Impact of the proposed PAPA on Spnngfield's current mventones of Campus Industnal, Commercial and CommercIal MIxed Use desIgnatIOns (The CMU desIgnatIOn corresponds to the area of the project that wIll receIve the Nodal Development Area deSignation) The total supply of unconstrallled Campus Industnal land wlthlll Spnngfield wIll be reduced by 75% The combllled overall supply of uneonstrallled CommercIal and C01l11l1erclal Mixed-Use land wllllllcrease by 50% Table 3 Sprmgfield Land Use ClassIficatIOns and Plan DeSIgnatIOns Affected bv the Proposal I I I I I I I Plan DeSIgnatIon Campus Industrial Commercial Commercial Mixed Use TOTAL Total Acres 2129 5645 1578 9352 Vacant Unconstrained 1175 742 66 9 63 4 131 108 1975 1484 Proposed ,560 110 260 Net Unconstrained 182 744 368 Percent Change Unconstrained -75% 17% 241% Source Data trom Commercial dlld Industrial Lands Database ECONorthwest, 2006, analysIs pcrfonned by Satre ASSOCiates, PC FUTURE LAND SUPPLY The short and long term supplIes of bUIldable CommerCial and Campus Industnal land are both cntlcally llladequate However, the draft Jasper Natron Specific Development Plan proposes to add about 20 acres of CommercIal and 118 acres ofCI land to Spnngfield's long-tenn supply by the year 2015 Nonetheless, hIstone mventory absorptIOn rates, when extrapolated mto the future, predIct a deficIt of CommerCial land m 2015 The resultlllg mventones of bUIldable C01l11l1erclal and Campus Industrial lands are shown m the Table 4 Table 4 AbsorptIOn of Sprmgfield's Land Supply for Relevant DeSIgnatIOns I I EXisting Campus Industrial (CI) 742 Commercial (C, CMU) 742 Source analysIs perfonned by ';atre ASSOCiates PC AbsorptIOn rates are from an analysIs ofMILSS and CIBL studies and SeLS data (SeLS p 19) 2015 Jasper-Natron 1178 201 2015 Total 1920 943 AbsorptIon Rate (acres per year) 139 170 2006-2015 . AbsorptIon 1251 1530 2015 Acres 669 -587 I I I I I I Although the proposed PAPA wIll slgrufieantIy reduce the supply of bUIldable CI land, projectIOns mdleate a small mventory wIll remam m the plan year 2015 Through thIS proposed PAPA, the supply of CommereJalland WIll be slgmficantIy lllereased, yet there WIll stIll be a plan year defiCIt m thIS mventory Sprlllgfield's 2015 supply ofCommercJal land WIll not meet demand If the hIstone rate of absorptIOn eontmues The effect the proposed PAP A WIll have on future land supplIes IS mcluded m Table 5 Table 5 AbsorptIOn of Land Supply Under Proposed Amendment Post PAPA Campus Industrial (CI) 182 Commercial (C, CMU) 111 2 Source anal)SIS performed by Satre ASSOCiates PC AbsorptIOn rates are from an analYSIS of MILSS and CIBL studies and SeLS data (SeLS p 19) 2015 Jasper-Natron 1178 201 2015 Total 1360 1313 Absorption Rate (acres per year) 139 170 2006-20151 Absorption 1251 1530 2015 Acres 109 -217 These economIc land mventones m Sprmgfield are small and dwmdlmg Deeldmg to reduce the supply of CI land IS not an easy chOIce, a matter of robbmg Pete -I~ ~gl.!l 0 l!Ilr ":'fhere IS The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn n I' )g~ 17 of 41 Wntten Statement- February 28, 2007 IJI FEB 2 7 2001 J' J '3: 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 sectIon of the report Lookmg fmher mto the future, the relatIve growth predIcted for the varIOUS sectors of the economy can be analyzed The table below shows projected economIc growth for the Southern WlIlamette 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 Manufaeturmg, 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 WIIlamette Valley Industry 2000 2055 Growth Emp Share Emp Share (2000-2055) Shift Construction 6,586 490% 9,880 510% 50% 020% Manufacturing 22,800 1720% 29,640 1530% 30% -190% Trans, Com m , 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% Finance, 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 OpportumtIes AnalYSIS, [CONorthwest, May 2006, page 13 Shrft calculated by Satre ASSOCiates, PC COMPREHENSIVE PLAN POLICIES The Metro Plan has the followmg polICIes directly relevant to the proposed PAPA Economic Element Poltcy #B.6 Increase the amount of undeveloped land zoned {or ltght industrial and commercwl uses correlating the effective supply In terms of sUltablltty and avatlabtllty With the proJectIOns of demand Economic Element Pollcy #B 12 Discourage future Metro Plan amendments that would change development-ready industrial lands (sites defined as short-term In the metropolttan Industrial Lands Specwl Study, 1991) to non-industrial deSignatIOns Clearly, these two polICIes often WIll be m conflIct Wlth a lImIted supply of urbamzable land, mereasmg the amount of undeveloped commercIal land WIll frequently be at the expense of the mventory of mdustnalland The Metro Plan addresses the lssue of conflIct between polICIes The Vlllage~ at Marco~a Meadows - Metro Plan Amendment ApphcallOn WrItten Slaternent - February 28, 2007 "The respective JUrisdictIOns recognize that there are inCOnsistencies between and among some goals and poltc -,bas,fc{-on-the Metr?7lan, not all of the goals and poltcles c, /~ " By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I In every Imtance Use of the Metro Plan reqUires a balancing of Its varIOus components on a case-by-case basIs, as well as a selectIOn of those goal!>, objectives, and polzcles most pertinent to the Issue at hand " The Spnngfield Commerczal Lands Study, the most reeent economIc opportunItIes analysIs regardmg land suppy, eontams the followmg key polIcIes 'Polley I-A Mamtam a mIxed supply of large and small e01l11l1ereIaI sItes through strategies such as rezonIng or annexatIOn to serve Spnngfield's future populatIOn" 'Polley 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 dellland for c01l11l1ereIaI acreage, and to Implement the polIcIes and objectIves of the TransPlan" 'PolIcy I-C Mamtam at least a five-year supply of e01l11l1ereIaI land wlthm the Urban Growth Boundary (UGB) that IS currently served or readIly servIceable WIth a range of urban publIc factIIlIes and servIces " "PolIcy 3-A RedesIgnate and rezone portIOns of mdustnal land or resIdentIal land wlthm IdentIfied Employment Center, NeIghborhood Center, or C01l11l1ercIaI Center nodes to MIxed-Use CommerCIal to achIeve the objectIves of TransPlan, TransportatIOn Planmng Rule 12, and to meorporate hIgher mtenslty development m conjunctIOn WIth resIdentIal and employment opportunItIes" Metro Plan EconomIc Element "PolIcy #B 6" IS ImperatIve and prOVIdes clearer gUIdance than "PolIcy #B 12," whIch merely dIscourages The polIcIes of the Springfield Commerczal Lands Study, partIcularly "PolIcy 3-A," clearly trump "Polley #B 12' when consldenng the proposed PAPA The proposed PAPA places the Nodal Development Area overlay deSIgnatIOn on most of the SIte, addressmg "PolIcy I-B,' and "Polley 3-A" The reqUIred mventones of Goal 9 lands are approxImate m extent, and there IS flexIbIlIty m the eompOSltIon of those mventones Nonetheless, the CIty must conSIder the appropnateness of approvmg the proposed PAPA compared to mamtammg the current land use deSIgnatIOn and ZOnIng dlstnet Several Issues must be addressed, sUItabIlIty of the land for the current 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 mten~ed to foster and preserve To attract the deSIred mdustnes, the zone Imposes performance stanaards to red':l,ce_confllets With adjacent zOnIng dlstnets and neR! TI! Wi1JmC~ l1I1t~ :ii'fltes wlthm the CI dlstnet Itself From the Metro Plan, "The aetlVltIe: Ib '1hl!H lmlts \Urdk . sed i~,e VI!I~~e;~ti'1a~:0Ia~~~dOws-Metro Plan Amendment Appl1catlOn n< FEB 27 20(/fgE j, of41 Wntten Statement - February 28, 2007 lL,./ , , ' t By ~ wIthIn attractive extenors and have mll1lmal envIronmental Impacts, such as nOIse, pollutIOn, and vIbratIOn, on other users and on surroundIng areas" However, the sIte and surroundIng areas are already subject to some of these Impacts, whIch may partIally explaIn why the sIte has not yet been developed wIth CI uses The CIty's pre- applIcatIOn report lIsts' aIr pollutants from surroundIng heavy Industnal uses, overhead electneal lInes and nearby raIl lInes which cause problems for certaIn types of hIgh technologIcal Industnes Several high tech firms had consIdered the PIerce Property for a potentIal locatIOn, and all found It unsUItable because of these problems" Lane Metro PmnershlP confirms thIs Informalton The agency proVIdes economic development and bUSIness InformatIOn for Eugene, Spnngfield and Lane County, and maIntaInS a eomputenzed Inventory of vacant Industnalland and bUIldIngs They report that whIle nUlllerous InqUIres about the subject sIte are receIved from bUSInesses eonsldenng It as a locatIOn for new faellIltes, there are common objections These Include the sIte beIng too close to establIshed reSIdentIal areas for IndustrIal uses, and too close to the KIngsford charcoal plant for !ugh-end office or research faCIlItIes SUBSTITUTION DespIte whatever ImpedIments to campus Industnal 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, In pm, to keep lower paYIng elllployers from competIng for sItes However, recent data show that thIS strategy IS not as effectIVe as hoped CommercIal land IS SUItable for many hIgh-wage, economIc export employers Although the Campus Industnal zone allows certaIn manufacturIng uses that are not allowed under the proposed CommercIal deSIgnatIOn, many uses that are permItted provIde famIly wages New and grOWIng sectors of the economy blur the lIne between commercIal and Industnal land use ThIS IS dlscussed further In the next sectIOn ECONOMIC DIVERSITY The Land ConservatIOn and Development CommIssIOn (LCDC) recently reported to the Governor on the conversIOn of Industnalland to non Industnalland The report was concerned wIth maIntaInIng an adequate local supply of Industnal land and preventIng conversIOns ofpnme Industnalland to non-Industnal uses Theu report was lttled "PromotIng Prospenty ProtectIng Pnme Industnal Land for Job Growth' It made the follOWIng observatIOn "The Issue of conversion of Industnallands IS lInked directly to the goal of proVIdIng an adequate supply of Industnal and other employment land for a vanety of economIc actlvlltes Unltlllely or undeSIrable conversIOn of Industnallands, pmleularly converSIOn of strategIc sItes wIth unIque market features, can Interfere wIth accomplIshIng the goal of proVIdIng adequate land development opportunItIes for economIC growth and Job creatIOn" (p II) "The GMELS [Greater MetropolItan Employment Lands .s.tnrhrl, Phoop gs reInforce the commIttee's assertIOn that tradItIOnal Industr ~ ~e@, [!1~uID'i [1 se . rhe VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn Pa ~ " Wnlle~ 'Statement - February 28, 2007 FEB 2 7 2001 ' , J o of41 By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I featunng heavy manufaetunng, warehouse/dlstnbutlOn, mdustnal servIce and waste management activities should be protected from encroachment by meompatIble non- mdustnal uses by plaemg these areas m so-called mdustnal sanctuanes" (p 19) However, the report also observed, 'To better understand the concept of 'employment lands,' the eomrmttee exammed the Phase I findmgs of the Greater Metropol1tan 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 mdustnal and non-mdustnal use IS beeommg mereasmgly blWTed 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 Include retaIl, office, InstItutIOnal and/or lIght Industnal 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 sllllllar eompames and theu non-mdustnal supplIers, lenders and support systems SUItable locatIOns for these actIvItIes mclude many mixed-use zones, as long as theIr scale, deSIgn and operatIOnal eharactenstles 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 posltlVe when eonsldenng the benefits of addmg to the extremely scarce supply of commerCIal land As the DLCD report to the Governor p01l1ts out, hIgh-tech research and development firms are most productIve when non-mdustnal supplIers and supportmg servIces are avaIlable to them FAMILY WAGE EMPLOYMENT The abIlIty for Spnngfield to attract jobs that proVIde a famIly wage IS aIllong concerns over changmg the CI deSIgnatIOn of the subject sIte Although there IS no precIse defimtlOn of 'famIly wage," the term came Into use dUrIng the Industnal RevolutIon when work was separated from home to a degree not seen before The concern was that the breadwmner earn enough to allow the spouse to stay home tend1l1g the house and chIldren It became a somewhat controverSIal term, some commentators asslgmng sexIst overtones to It The followmg data (Tables 7 and 8) creates a statIstIcal context for the dISCUSSIOn If "famIly wage" ean be defined as the gross meome needed to cover tYPIcal expenses of the average famIly, the tables below . est,!I1ate these figures m Spnngfield and Oregon " ~~@~DW~]1 ~~ FEB 2 7 200i " I ' , 9 The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIon Wntten Statemenl- February 28, 2007 Page2lof41 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 Sprmgfield, Oregon TypIcal 2004 FamIly Expenses Source Two Adults, One ChIld $34,905 $36,408 Two Adults, Two ChIldren $43,862 $41,748 Poverty In America' E P I' 1 Poverty In America 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 meomes of mdlvlduals and households Note that the fallllly household meome IS slgmfieantly hIgher than the hIghest mdlvldual medIan meome Data about the proportIOn of two-meome households or the average wage of pnnelple breadwmners IS not aVaIlable Heads of fallllly households may be makmg slgmfieantly more than the average or many households may have two mcomes Some eombmatlOn of the two IS lIkely Regardless, It mdleates cautIon should be used when makmg assumptlons about famIly wages Table 9 Spnngfield and Oregon Medllln Incomes Oregon Springfield, 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-lime, year-round workers $30,591 $25,524 Source U S Census Bureau Census 2000 Summary File 3 adjusted to 2004 Consumer Price Index To assess Impact of the PAPA on famIly wage Jobs, we can estlmate the average wage of employment m the relevant land use desIgnatIOns The table below (Table 10) uses mformatlOn from the Lane County CounCIl of Governments and the Oregon Labor Market InformatIOn ServIce to correlate the estlmated number of people employed by each mdustry sector wlthm a plan deSIgnatIOn, and the Lane County average pay wlthm each sector, to derIve an estlmated average pay for employment m a land use deSIgnatIOn , - . 11\ , J, I il I" " 1o)~@~DW~]' ill FEB 2 7 ZOGl . By The VIllages at Marcola Meadows - Metro Plan Amendment Apphcallon Wntten Stalement- February 28, 2007 Page 22 of41 I I I I I I I I I I I I I I I I I I I Table 10 Plan Deslgnahon Average Wage CommercIal Employment 676 2% 779 2% 767 2% 585 2% 8,890 25% 2,455 7% I I I Industry Construction ManufactUring Trans, Comm , and Utilities Wholesale Trade Retal[ Trade Fmance, Insurance and Real Estate Services Government Total WeIghted Average Pay I I I 20,348 57% 1,218 3% 35,718 100% $25,732 13 Comm MIxed Use Employment 107 4% 99 4% 128 5% 68 3% I 332 13% 342 13% 1,252 48% 279 11% 2,607 100% $30,90580 Average Pay $37,751 00 $38,05721 $35,090 20 $40,622 86 $19,30919 $34,737 05 $27,340 14 $37,23900 I Source of wage data OLMIS Lane County 2000 Industry sector average adjusted for 2004 Consumer Price Index except the figure for Government which IS from 2004 Source of Industry sector employment by plan deSignation LCOG - 2004 To better understand the llllpaet of the PAPA on conditIOns m Sprmgfield, Table II below proVides an overview of the types of busmesses and the approxImate number of employees currently located m the Gateway area (the only other CI zone m Spnngfield wIth slgmficant development Most of the bus messes lIsted m the table would be allowed wlthm the proposed PAP A redeslgnatlOns I I I I I I I I I I ~'l ' , , , , I , I"J. ~[H~~O\fl~] ill FEB 2 7 loof I By I 'I j ""'\' ':t IiI! The VI!iliges at'Marcola Meadows.--':Metro Plan Amendment Apphcahon Wntten Statement - February 28, 2007 I - , Page 23 of41 I Table 11 Types of Busmesses and ApproxImate Employees for Gateway Development I Gateway Businesses Address Type ApproxImate Number of Employees I Royal Canbbean Cruise LInes 1000 Royal Canbbean Way Travel sales call center 250-500 (3900 Sports Way) Symantec 555 Internalional Way Computer Support Call 1200 I Center, Comp Tech PaclficSource Health Plans 110 Internalional Way Health Insurance 275 I Headquarters Oregon Medical Laboratones! 123 International Way Medical Laboratones 300 I Oregon Vetennary Laboratory Sacred Heart Medical Center Fmanclal services 260 I Foundation 123 International Way Sacred Heart Medical Center Matenals (Supply 30 Matenals Management handlers) I Shorewood PackagIng Inc 500 International Way Manufaclure paperboard 60 packagIng products I Wholesale dlstnbutlon Globallndustnes 950 Inlernatlonal Way automotive parts and 10-19 accessones I Grand Slam USA 921 International Way Indoor recreation Batling 1-4 cages, basketball, etc McKenZie AthletiCS 909 Inlernatlonal Way UnIforms screen pnntlng 10-19 I and embroidery Pacific Office Automation 911 International Way Copier sales and cOPYIng 20 - 49 I services Rex Myers Transfer 915 International Way Moving and storage 5-9 I FedEx 700 International Way Couners and messengers 20 - 49 I Learning Tree 100 International Way Child Day Care N!A I PI~nned Businesses A ProfeSSional Credit SelVlce Collection Agency 177 I McKenZie Leasing and FInance Heavy equipment leasing 13 Source Infonnatlon gathered from Dex Lane Metro Partnership and GLMIS Info and links I A ProfeSSional Credit Servtce and McKenZie Leasrng and Finance purchased 7 ae pc;:. In r,::ItP.W::IY ::Inri Will moup hp.ldquarters .." ..,,~ - ""- '"'" - ,"." ,,-"" ".,~ ~ ~ @ ~ U III ~ -0 The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOl FEB 2 7 ZOO&' :.J Page 24 of 41 I Wntten Statement - February 28, 2007 8" I I I I I I Table 12 below shows the estImated wages for employment typIcal of the busmesses m the above table Companng thIs data wIth Table 10 mdlcates that the average pay for employment m the desIgnatIOns proposed by the PAPA are sImIlar to the average pay m Spnngfield's CI desIgnated lands I I I Table 12 Employment and Wage Estunates for Sprmgfield CI Busmesses 50 or more employees Employment Number Percent 177 640% 535 1930% 1,200 4330% 300 1080% \ Occupallon Bill and account collectors Billing and Posting Clerks Computer Support Specialist Medical and Clinical Laboratory Technicians Miscellaneous Manufacturing Travel Customer Service Representative Total emp[oyees. Weighted Average Pay Average Pay $30,060 00 $26,956 00 $34,87400 $27,083 00 60 2 20% 500 1800% $32,292 00 $22,880 00 2,772 100% $29.97594 Source Wage data for Lane County 2004 from OLMIS webslte except Travel Customer Service Rep starting pay published In Portland Business Journal - November 18, 2004 Source Employment data from Lane Metro Partner ship and from mfoUSA webslte I I I ConclusIOn Economic trends mdleate that by the year 2015, Spnngfield's supplIes of ConunereIaI and Campus Industnal lands WIll be depleted WhIle the mventory of CI land WIll be small, a defiCIt IS projected for C01l11l1erelal land The proposed PAPA WIll bnng mventones of these lands closer to balance, though stIlIleavmg a defiCIt, albeit a smaller defiCIt, of CommercIal land I Metro Plan PolIcy #B 6 dlfeets the CIty to correlate the effectIve supply m terms of sUItabIlIty and aVaIlabIlIty wIth the projectIons of demand The sUItabIlIty of the subject sIte for ItS current CI desIgnatIOn IS questIOnable m lIght of ItS long-standmg undeveloped status despIte the dwmdlIng supply of CI land By the planmng year 2015 and m the absence of the proposed PAPA, CI land wIll be m relatIve abundance compared to CommerCIal land If past demand trends eontmue Most of the types of bus messes currently m developed Campus Industnal areas can also locate m CommerCIal areas There IS a synergIstIc relatIonshIp between mdustnal and commerCIal uses that reqUIres a balance between them m order to sustam economIC dIverSIty Fmally, analyzmg average wages m the dIfferent land use deSIgnatIOns shows that pay rates m the proposed deSIgnatIOns are SImIlar to those m Spnngfield's currently developed Campus Industnal area I I I ThIs redeslgnatIon of Campus Industnal land for C01l11l1ereIal, and CommerCIal MIxed-Use development land WIll support the dIversIficatIOn and Improvement of the economy It IS consIstent WIth the pnontIes establIshed by adopted and acknowledged polIcIes Therefore, the amendment IS consIstent WIth statewIde planrung Goal 9 I I --~ -- . ~ ~I' ~t.~~ ~ ; l~f~ 11 Ul :J h Page 25 of 4 I I 1. , \' J J t '. The ('lllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn .I' Written Statement"- February 28, 2007 ,\ ~ f~~---=---_____ I Goa/10 -Housmg' To proVIde for the housmg needs of citizens of the state Resoonse Goal 10 reqUIres bUIldable lands for resIdentIal use to be mventoned and reqUIres plans to encourage the aVaIlabIlIty of adequate numbers of needed housmg umts at pnee ranges and rent levels commensurate wIth the financIal eapablhtIes of Oregon households Oregon AdmmlstratIve Rule 660 DIVISIOn 8 defines standards for comphance wIth Goal 10 OAR 660- 008-00 I 0 reqUIres that Sufficzent bUildable land shall be deSignated on the comprehennve plan map to satisfy housmg needs by type and denSity range as determmed m the housmg needs projectIOn The local buz!dable lands mventory must document the amount of bUildable land m each residential plan deSignatIOn Approval of the apphcant's proposed PAPA changIng approxImately 19 acres from Campus Industnal to Medlllm DenSIty ResIdentIal on the Metro Plan dIagram and zomng map, reqUIres eomphanee WIth statewIde plannIng Goal 10, HOUSIng (OAR 660, DlVlSlOri 8) (The total acreage of Medlllm DenSIty ResIdentIal land IS proposed to merease from 35 7 to 547 acres) The Post Acknowledgement Plan Amendment (PAPA) IS consIstent WIth the parts of the Metro Plan whIch address the reqUIrements of Goal 10 The Eugene-Sprmgfield ResIdential Lands Study (RLS) was completed m 1999 as a techmcal document mformmg pohcy changes to the Metro Plan as part of the area's penodIe 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 pm1lcular denSItIes or nll1l1bers of umts on speCIfic sItes or wlthm the metro area as a whole The RLS eontams a detaIled site mventory m the TechnIcal AnalysIs, whIch IS sll1l1lllanzed below (Table 13) as It pertams to the subject sIte Table 13 ReSIdentIal Land Study Site Inventory Marcola Meadows Property Site (Subarea 18) Total Acres UnbUlldable Acres ConstralDed BUIldable Acres 2 37 1 0 4 0 0 36 7 Source Res.dentwl Lands and Housmg Study Draft Inventory Document, 1999 page 64 Of the subject sIte's total bUIldable resIdentIal gross acreage that was mcluded m the mventory, all 37 I acres IS deSIgnated for MedlUlll DenSIty ResIdentIal development The RLS assumes that 32% of resIdentIal lands WIll be developed wIth non-resIdentIal uses, mcludmg pubhe and CIVIC uses, roads, ete Subtraetmg thIS 32% leaves 25 2 net acres that one can reasonably assume was conSIdered aVaIlable for development m the RLS , I DenSity AssumptIOns The RLS does not speCIfy an assumed average denSity m the MDR deSIgnatIOn Rather, tt 'outlmes'the range of allowable denSItIes (1428 to 28 56 umts per net acre) whIch comelde wIth the gross denSIty range descnbed m the Metro Plan (10 through 20 umts per gross acre' It also ~[E @[EO ill [E~J ,260[41 ill FEB 2 7 ZOO&' J , I The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement - February 28, 2007 ~, , ~ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I desenbes the assumed dlstnbutlOn of housmg types Wlthm each residential desIgnatIOn (page 21) and the assumed densIty by housmg type (page 22) The RLS also eontams data summanzmg actual bUlIt densIties m the metro area However, only lImited data was aVaIlable, and bUllt densItIes were assumed based upon data from years 1986, 1992, and 1994 Usmg these three years, the data show bUlIt denSItIes between 21 and 23 Ul1lts per net acre for multl-fmntly development (RLS TechnIcal AnalysIs, p 21) No longer-term trend analysIs IS aVaIlable These figures reflect bUIlt denSity for multl-fmmly projects only, not all development bUllt m the MDR deSIgnatIon Smce smgle family houses and duplexes are allowed m MDR, the average denSIty across the deSIgnatIon IS lIkely slgl1lficantly lower Willie average denSIty figures have not been calculated for MDR areas due to the dIfficulty of obtamll1g the data, smgle famIly development occurred at roughly 4 Ul1lts per net acre and duplex development at 10 UnIts per net acre dunng the sanIe years (RLS TechnIcal AnalysIs, Page 21) Surplus of Resldentwl Land There IS documented a net surplus of resIdentIal land to serve metro housmg needs through 2015, for all residentIal land categones eombmed, and medIUm denSity residentIal land m paJ1leular The eompanson ofresldentIalland supply and demand IS shown m Table 14 below Table 14 ComparIson of ReSldentJaI Land Supply and Demand, In Acres Medium DenSity Residential Supply 828 Demand 589 Surplus 239 Source RLS Technical AnalYSIS, 1999, page 52 All Residential 5,802 4,564 1,238 The supply figures also do not mc1ude mL\.ed-use and commerCIal deSIgnatIOns that can accommodate resIdentIal development In addItIon to ealeulatmg supply and demand m acres, the RLS conSIdered the supply and demand for housmg Ul1lts TIllS comparison also shows a net surplus across all resIdentIally deSIgnated land, and wlthm the MDR deSignatIOn m paJ1ICular, as shown m Table 15 below Table 15 ComparIson of Resldenllal Land Supply and Demand, In UnIts Medium DenSity Residential Supply 13,078 Demand 9,432 Surplus 3,646 Source RLS Technical AnalYSIS, 1999, page 53 All Residential 48,519 40,406 7,913 If the assumed surplus of medlUlll denSity UnIts (3,646) IS dlVlded by the assumed number of surplus medIUm denSIty acres (239), the denved denSIty for MDR land IS 15 25 Ul1lts per net aere ThIS IS not, however, an adopted denSity assumption r I 'I! '"It 11 '" t'\ ' . 'The V;ll~ges'at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Written Statement - February 28, 2007 , , , _L -. _ _ _ -, ~~@~DW~~I I R FEB 2 ;a;~~~ ot1' By The RLS does not specIfY how to determme expected densIty or number of umts on a pmleular sIte One source of expectatIOn IS the McKenzIe Gateway MDR sIte Conceptual Development Plan, whIch accommodates a total of 1,195 umts across 185 acres, at an average densIty of 11 umts per acre, m Its preferred alternatIve (ScenarIO E) AlternatIvely, one can estImate the amount of expected development on the sIte by extrapolatmg assumptIOns eontamed wlthm the ResIdentIal Lands Study Itself In fact, the applIcant's proposal retams a surplus m the residentIal housmg mventory, whIle mcreasmg the mtenslty of residential development ThIS strategy supports nodal development and fulfills the reqUIrements of Goal 10 by aecommodatmg a quantity of umts that can be reasonably defended gIven the adopted findmgs, analysIs, and polICIes contamed m the RLS DensItIes WIll m fact be mcreased over what would otherwIse lIkely be bUIlt The ResidentIal Lands Study concluded that through the planmng honzon (2015), the area would have a surplus of land m all types of resIdentIal land use categones The study was adopted and mcorporated mto the Metro Plan m 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 umts 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 housmg 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, (begmmng at page 32 below) OAR - DIVISIOn 8 does not prohIbIt 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 maxlmll1l1 acreage or to JUStifY the desIgnatIOn of reSidentIal land m excess of projected land needs The Resldentwl Lands and Housmg Study estImates of the long term projected land needs, and the determmatlOn that there IS an adequate mventory, served to demonstrate that the mlmmum 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 frolll a stateWIde plannmg goal, there would be a greater burden of JustIficatIOn for the expansIOn of reSIdentIal lands The exaetmg standards for takmg a Goal 2, Pm II exception would apply, the eVIdence would have to establIsh that "Areas whIch do not reqUIre a new exceptIOn cannot reasonably accommodate the use" However, pursuant to OAR 660-004-00 I 0(2), such an exceptIon IS not reqUIred m thIS case Once the suffiCIency of the land supply IS establIshed, determmmg the extent of the Goal 10 land supply above that level IS merely a matter of polIcy for the local JunsdlctlOn In sumlllary, our analYSIS finds that the applIcant's plan amendment proposal Illeets the reqUIrements of stateWIde plannmg Goal 10, supports applIcable adopted polICIes, and furthers the objectIves of nodal development I', ~~@~Oill~~ ~ FEB 27 ZOO'aJ; of41 The VIllages at Marco!a Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement - February 28, 2007 By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Goal 11 - Public Factlltles and Services' To plan and develop a timely, orderly and efficient arrangement of public facllztzes and services as a framework for urban and rural development OAR 660-011-0005(7)(a)-(d) Defimtwn of Public Factlltles: (a) Water (b) Samtary Sewer (c) Storm ~ewer (d) TransportatIOn Pursuant of statewIde plannIng goal II, the CIty of Spnngfield has adopted or endorsed the followmg documents . Eugene-Sprmgfield Metropolitan Area General Plan, reVIsed 2004 . City ofSprmgfield Zomng Map, May 2006 . Eugene-Sprmgfield Metropolztan Alea Publzc Facliazes and Services Plan, 2001 . City ofSprmgfield Stormwater Management Plan, RevIew Draft January, 2004 . Cay of Spnngfield Stormwater Management Plan, Major Basms/Sub Basms Map, RevIew Draft, January, 2004 . Cay ofSprmgfield Conceptual Road Network Map, Updated July, 2005 . City ofSpl mgfield Dnnlang Water ProtectIOn Plan, adopted May, 1999 ResDonse The Eugene-Sprmgfield Metropolztan Area General Plan Dwgram and the City of Spnngfield Zonmg Map shows that the subject sIte IS mSlde of the CIty of Spnngfield Urban Growth Boundary StateWIde PlannIng Goal II ensures that publIc facIlItIes and servIces are provIded m a timely, orderly, and efficIent manner ThIs applIeatlOn proposes to amend the Eugene- Spnngfield Metropolztan Area General Plan DlaglGm and will not affect provtSlOn and arrangement of publIc facIlItIes and servIces The followmg findmgs 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 manner Subsequent plannmg actIOns lImIted to the subject sIte (I e Master Plan and SIte Plan applIcatIOns) m due time wIll address the arrangement of publIc fael11l1es and servIces on the subject sIte See ExhIbIts 8 and 9 for more mformatlOn Potable Water Service The subject sIte WIll be served by eonnectmg to eXlstmg Spnngfield UtIlIty Board (SUB) water Imes 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 Imes along 28th street have the capacIty to serve development m the southwest portIOn of the subject sIte There IS an 18" water lme m the RIght-of-Way of 3151 street that has the capacIty to serve future development Currently, there are two 10" water lInes t11at can serve future development on the west portIOn of the subject sIte One of these water Imes mloeated approxImately 100' north of the center lme of Bonme Lane and the other IS approxImately 120' south of the center lme of BonnIe Lane AddItIOnally, there IS a 16" water Ime on the south sIde of Marcola Road approxImately 1075 ft west of the mterseetlon of Marcola Road and 28th street that has the abIlIty to serve development m the southern portIOn of the subJeet sIte The water lInes m Mareola Road and 3151 Street eontam suffiCIent capacIty to serve the sIte Therefore, thIS key fJ.J1 I 1 urb\lrl servIce wlllrbe provIded m an orderly and efficIent manner -m ~ @ ~ 0 IV ~~' Th~;Vlllag}s at ~ar~?~a Me~~o'ws - Metro Plan Amendment ApplicatIOn ~ Pag., ~ )f 4t Wntten Statement - February 28, 2007 Ju FEB 2 7 2001 ~ ll.L Samtary Sewer The CIty of Sprmgfield provIdes samtary sewer servIce for lands wlthm the CIty of Spnngfield cIty lImIts The subject sIte IS wnhm the CIty of Spnngfield cIty lImIts and can be served by conneetmg to eXlstmg sarutary sewer Imes adjacent to the property The subJeet sIte IS located m the North Spnngfield waste water basm and currently has adequate capacIty A 42 ' concrete mam Ime 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 m the north The northeast comer of the project wIll be served by an eXlstmg sewer m 31 st Street Currently, thIS mam lme has the capacIty to facIlItate the proposed development's sanItary sewer needs There are three sewer lInes that eonneet to the mam trunk Ime on the subject SIte, an 8" PVC lme connects to the mam trunk Ime from the south, approxImately 250' west of the mtersectlOn of 28'h street and PIerce Parkway, an 8 ' PVC Ime runnmg north and south along 31 sl street connects to the mam trunk Ime from the north m the publIc RIght-of-Way for 31st street, an 10" concrete Ime runnmg north and south connects to the mam trunk lme 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 TransportatIOn The project area IS currently served by Mareola Road, 28th, and 31st streets Mareola Road, the southern border of the subject SIte, IS fully Improved and IS desIgnated as a Mmor Artenal 28th and 31st streets border the eastern boundary of the subject sIte The CIty of Spnngfield's Conceptual Road Network Map IdentIfies 28'h and 31 sl streets as the "31st Street Connector" The 28th street portIOn of the 31 sl Street Connector IS fully Improved and classIfied as a Collector street ThIrty-FIrst Street IS not fully Improved and also IS classIfied as a Collector street Currently, 31 ,I street IS a two-lane asphalt paved road that does not have gutters curbs, or sIdewalks, although there IS a CIty of Spnngfield 10' utIlIty and sIdewalk easement on the west sIde of 31 51 street to faCIlItate road Improvements m the future In thIS sectIOn of thIS statement addressmg StatewIde Planrung Goal 12 - "TransportatIOn' there are addItIOnal findmgs regardmg public faCIlItIes and servIces, and those dIscussIOns are hereby refereneed and mcorporated Storm Water Control The subject sIte IS located m #18 Sub-Basm of the West Spnngfieldl"Q" Street Major Basm Storm water faCIlitIeS WIll be desIgned as a component of subsequent land use approvals to meet CIty of Spnngfield storm water policIes and regulatIOns PrelImmary storm water plans WIll keep the development's storm water runoff rates equal to pre-developlllent peak storm water runoff rates ThIS wIll be achIeved through multIple on-sIte detentIon ponds, blO-swales, and open- channels See ExhIbIts 8 and 9 for more mformatlOn ConclUSIon The subject sIte IS mSlde 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 m a tImely, orderly, and effiCIent manner The subject sIte has eXlstmg publIc faCIlItIes and servIces adjacent to the sIte whIch also have the capacIty to serve future develo'Jment TI-jerefore, , t?l~ ~e?dment IS m complIance WIth Goal II ] ~ @ ~ 0 ill ~ ') , :rhe VIllages at Mareola Meadows - Metro Plan Amendment Applleatwn FEB 2 7 ZOOl I',; 30 of 41 Wntten Statement- February 28, 2007 J By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 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-Sprmgfield MetropolItan Area TransportatIOn Plan (TransPlan) acknowledged for complIance wIth Goal 12 m 2001 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 "A plan or land use regulatIOn amendment slgmfieantly affects a transportatIOn faCIlIty If It would I (a) Change the functIOnal classIficatIOn of an eXlstmg or planned transportatIOn facIlIty (exclusIve of correctIOn of map errors m an adopted plan), (b) Change standards Implementmg a functIOnal claSSIficatIOn system, or (c) As measured at the end ofthe plannIng penod ldenllfied m the adopted transportatIOn system plan (A) Allow land uses or levels of develoPlllent that would result m types or levels of travel or aceess that are InconsIstent wIth the functIOnal claSSIficatIon of an eXlstmg or planned transportatIOn facIlIty, (B) Reduce the performance of an eXlstmg or planned transportatIOn facIlIty below the mmlmum acceptable performance standard IdentIfied m the TSP or comprehenSIve plan, or (C) Worsen the performance of an eXlstmg or planned transportatIOn facIlIty that IS otherWIse projected to perform below the mlmmum acceptable performanee standard IdentIfied m the TSP or comprehenSIve plan " , OAR 660-012-0060(1): i i WIth regard to OAR 660-012-0060(1)(a) and (b), the proposed Post 'Acknowledgement Plan Amendment (PAPA) would not change the functIOnal claSSIficatIOn of any transportatIOn facIlIty, nor would It change the standards for lmplelllentIng a functIOnal claSSIficatIOn system WIth regard to OAR 660-012-0060(1)(c)(A), the PAPA would not allow types or levels of uses whIch would result m levels of travel or access whIch are meonslstent wIth the functIOnal claSSIficatIOn of a transportatIOn facIlIty The polICIes of the City of Spnngfield Development Code and the TransPlan establIsh the requested plan deSIgnatIOn as appropnate to the claSSIficatIOn of the streets servmg the sIte SpeCIfic requuements for access to those streets WIll be dete/nnned thr~ugh, the Master Plan and SIte Plan reviews and approved only upon The 'v!lllages at Marcola Mead~~s - Metro Plan Amendment APPhcaJ,':W ~ @a:DIT]a:]I'page310f41 . I 'J I. \ Ii' i '}-J Wntten Statement - February 28, 2007 I FEB' ,~ , " 'j 7 lOOp {II, I demonstratIOn of complIance with the proVISIOns of the acknowledged comprehensIVe plan and I lmplementmg regulatIOns WIth regard to OAR 660-012-0060(1)(c)(B) and (C), a Traffic Impact AnalysIs (TIA) evaluatmg I 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 meorporated by reference I TIA SeoDmll When determmmg the effect of a proposed Post Aeknowledgelllent Plan Amendment (PAPA), I the TPR reqUIres local governments to evaluate Impacts to planned facIlItIes as well as those already eXlstmg Aceordmg to OAR 660-012-0660(4)(b)(C), transportatIon faclhtJes, Improvements or servIces mcluded m a metropohtan plannmg orgamzatlOn's federally-approved, I finanCIally eonstramed regIOnal transportatIOn system plan must be mcluded m the analYSIS The Metropohtan Plannmg Committee adopted the Central Lane Metropolztan Plannzng Organzzatlon RegIOnal TranspOltatzon Plan on December 9, 2004 The MPO-RTP estabhshed a I plannmg honzon of 2025 ThIS IS the plannmg honzon used by the TlA The followmg projects (Tables 16, 17 and 18) are Wlthm the study area of the TIA and are hsted m MPO-RTP 'Table la I - FmaneIally Constramed CapItal Investment ActIons Roadway ProJects" Table 16 Project Category Artenal CapacIty Improvements Name GeographiC Limits DeSCription JUriSdiction Estlmaled Lenglh Number Cost 42nd Street @ Marcola Road TraffiC control Springfield $248,000 0 712 Improvements 42nd Street at 42nd SUHwy 126 TraffiC control Springfield $200,000 0 799 Highway 126 Improvements Eugene-Springfield @ Mohawk Boulevard Add lanes on ODOr $310,000 068 821 HI~hway (SR-126l Interchan~e ramps Table 17 Project Category New Collectors Name GeographiC Limits Description JurisdictIOn Esl.maled Lenglh Number Cost VSlreet 31st Street to Marcola New 2 to 3-lane Springfield $2,173 000 065 777 collector Table 18 Project Category Urban Standards Name GeographIC L,m.ls Description Jurisdiction Estimated Length Number Cost 42nd Street Marcola Road to Reconslruct to 3 Springfield $2,551,000 - 103 713 Railroad Tracks lane urban faCility 31 sl Street Hayden Bridge Road to Upgrade to 2 to Springfield $1,300,000 085 765 U Streel 3-lane urban faclllly I I I I I I I I Because the ultImate purpose of the proposed PAPA IS to gam approval of a master planned I development, transportatIOn modelmg of post-development tnD !!enerah'ln 1< j-.o=-l on the prelImm,ary pllln (see Attachment 2) In addItion to ealculatJnlf '@~HnIDr\i; n of future The Vllla~es at Marcola Meadows - Metro Plan Amendment ApplIcatIOn FEB 2 7 zool t ~le 32 of 41 I WrItten Statement - February 28, 2007 J , I ' 2~ ~ - I I I I I I I I I I I I I I I I I I I development restncted only by the regulatIOns of the proposed plan designatIOn, the TIA employed an alternative worst-case scenano 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 In fewer vehicle tnps than the unrestncted worst-case The TIA compared the Impacts of future development under the eXistIng plan deSignatIOns, under the proposed plan deSignations without restnctIons, and under the restncted proposed plan deSignatIOns The Integnty of the post-development transportation modeling assumptIOns can be assured by the conditional approval of the proposed PAPA and maIntaIned by subsequent site plan review and development constraInts Traffic Imnact OAR 660-0 1 2-0060(1)(c)(B) Though some faCIlities WithIn the scope of the study are projected to operate below the performance standard In 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 facllItles are slgmficantly affected under thiS defimtlOn OAR 660-012-0060(1)(c)(C) WithIn 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 IS slgmficantly affected under thiS defimtlOn . Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps OAR 660-012-0060(3) permits local governments to approve a PAP A that slgmficantly affects a faCIlity Without requmng that mitigatIOns brIng the faCIlity up to the applicable performance standards ThiS IS allowed only where the faCIlity IS currently operatmg below the performance standard and, despite any plarmed faCilities as defined In SectIOn (4) of the TPR, It IS also projected to operate below the performance standard In the plan year TakIng Into 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 of the Mohawk Blvd @ Eugene-Spnngfield Hwy IntersectIOn the TIA proposes the follOWIng mItigatIOn . Traffic control changes allOWIng left-turns form the eastbound ramp center lane With regard to OAR 660-012-0060(1)(c)(B) and (C), the analYSIS has determIned that measured at the end of the plarmmg penod the proposed amendment Will neither reduce the perfonnance of eXistIng or planned transportatIOn faCIlities below the mlmmum acceptable performance standards Identified In TransPlan nor worsen the performance of transportatIOn facilities that are otherwise projected to perform below the mll1ImUm acceptable performance standard Identified In TransPlan , - ConclUSIOn '" P,ursuan~(.to. Of\R ~6~~0 12-0060(1), the proposed PAPA slgmficantly affects a transportatIOn faCIlity The TIA: prop'oses to mitigate the degradatIOn of the faCIlity under the condItIOns of GAR 660-012-0060(3) By requmng development to meet~1f~((~uwr~ 660-012- The Vlllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn l.',j II "age 33 of 41 Wntten Statement - February 28, 2007 FEB 2 7 20a&' ~ By 0060(3), the City may approve the PAPA In compliance WIth OAR 660-012-0060 Therefore, the City of Spnngfield can find that the proposed PAPA IS consistent With Statewide PlarmIng Goal 12 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 form, of energy, based upon sound economiC principles ResDonse The purpose of this Metro Plan Diagram Amendment (PAP A) applicatIOn IS to alter the Metro Plan Diagram designatIOns for the subject site, elimInatIng the Campus Industnal designatIOn, then applYIng and leconfigunng Commercial and MedIUm-Density Residential deSignatIOns on the subject site, and applYIng the Nodal Development Area deSignatIOn overlay to portIOns of the subject site 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 provlSlons of Statewide PlarmIng 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 Planrung 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 WithIn the Urban Growth Boundary and were annexed Into the City of Spnngfield The annexatIOn was made In compliance With an acknowledged comprehensive plan and ImplementIng ordInances, and established the aVailability of urban faCIlities and services Therefore the amendment IS consistent With StateWide PlarmIng Goal 14 Goal is - Wlllamette RIver Greenway: To protect, conserve, enhance and maintain the natural, scenzc, hlstoncal, agncultural, economic and recreatIOnal qualztzes of lands along the WIllamette RIver as the WIllamette River Greenway ResDonse The subject site IS not WithIn the WIllamette River Greenway Therefore, thiS goal IS not relevant and the amendment will not affect compliance With Goal 15 Goal 16 through 19 Resources) (Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean 'mlE~lEG~lE~ ill} FEB 27 2001 t, The v)llages at Marcola Meadows - Metro Plan Amendment ApplIcalton Wntten'Statemenl- February 28, 2007 ,BY l'age34 of 41 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ResDonse There are no coastal, ocean, estuarIne, or beach and dune resources related to the property or Involved In the amendment Therefore, these goals are not relevant and the amendment will not affect compliance With Goals 16 through 19 SDC 7070(b) AdoptIOn of the amendment must not make the Metro Plall IIlterna{fy inconsIstent. Growth Management Metro Plan, PolIcy 1 The UGB and sequential development shall co~tlnue to be Implemented as an es,entlal means to achieve compact urban growth The prOVlSlon of all urban services , shall be concentrated inSide the UGB ResDonse The two parcels affected by thiS applicatIOn are currently wIthll1 the Spnngfield portIOn of the Metropolitan Urban Growth Boundary and have been Incorporated Into the City of Spnngfield The armexatlOn was made In compliance WIth an acknowledged comprehensive plan and ImplementIng ordll1ances, and established the availabilIty of urban facIlities and services As armexed laIld, the subJect site provides for compact urban growth With essential services aVailable for development The Metro Plan defines comDact urban growth as "The filling In of vacant and underutllzzed lands In the UGB, as well as redevelopment inSide the UGB" The PAPA Will allow compact urban growth to occur on lands that are currently WithIn the UGB and underutIlIzed for an urban area The development of the site will provIde needed commercial employment opportumtles and also provIde medIUm denSity resIdential development Metro Plan, PolIcy 24 To accomplzsh the Fundamental Pnnuple of compact urban growth addressed In the text and on the Metro Plan Diagram, overall metropolztan-wlde denszty of new residential constructIOn, but necessarily each project, shall average approximately SIX dwelling unzts per gross acre over the plannzng period ResDonse The proposed development seeks to achieve a denSity for all residentially deSignated and zoned land of approximately twelve dwelling UlutS per net acre The future development of the Site, I therefore, Will help the regIOn achieve ItS goal of compact urban develoPlllent , I Metro Plan, ObjectIve 8. EncoUl age development of sUitable vacant, underdeveloped, and redevelopable land where servIces are avazlable, thus capltalzzll1g 'on publzc expenditures already made for these servIces ResDonse The subJect site IS currently underdeveloped With access to readily aVailable public facilities and services Approval of thiS proposal will capitalIze on the public services and expenditures already made and planned for In the Immediate area In short, the underdeveloped subJect SIte IS SUitable fgr re,SldentIal and commercial uses (specIfically the proposed mixed reSidential and cO~llle!cli~f ~rea) ~,d ~~s, ~ccess to public faCilities aIld services :r:\ ~rru ~ 0 ill ~ Th~ rIllages at Marcola Me~dows - Metro Plan Amendment ApplicatIOn 1,1 J~" lllJ Wntt~n Stateh1entL Februa.t:?~, 2007 ! ,1') FEB 27 zoof , 'jl ( \, U ]'" 0'" ~ -~ ---- -~ --~ :t_ ". "II ....... Metro Plan Specific Elements A. Residential Land Use and HOUSlllg 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 determmed by the local JUrisdIctIOn, of extendmg pubhc serVIces and mfrastructure The cities shall examme ways to prOVide subsIdIes or mcentlves for provldmg Infrastructure that support affordable housmg and/or higher denSity housmg ResDonse Through codified approval processes for thiS and subsequent applicatIOns, development shall conform to City of Spnngfield reqUirements to pay the fair cost of extendmg public services and lllfrastructure These reqUirements mclude System Development Charges which Wlll be assessed and applied to future speCific development permits Infrastructure proVided by the proposed development Will faCIlitate a variety ofhouSlllg types mcludlllg small-lot smgle-famlly detached homes, townhomes, apartments, semor cottages and a congregate care faCIlity Metro Plan, PolIcy A.I0. Promote hIgher resldentzal denSIty mSlde the UGB that utzlzzes eXIsting mfrastructure, Improves the effiCIency of publzc services and facllztles, and wnserves rural resource lands outSide the UGB Metro Plan, PolIcy A.ll Generally locate higher denSIty reSIdential development near employment or commerczal serVIce, m prOXimIty to major transportatIOn systems or wlthm tramportatlOn-ejjiclent nodes Metro Plan, PolIcy A.12 Coordmate hIgher denSIty reSIdential development With the prOVISIOn of adequate mfrastructure and serVIces, open space, and other urban amenztles Metro Plan, PolIcy A.B. Increase overall reSIdential denSIty m the metropolztan area by creatmg more opportunztzes for effectzvely deSigned m-jill, redevelopment, and mIxed-use whzle conSIdering Impacts of mcreased resldentzal denSity on hIStOriC, eXlstmg and future neighborhoods ResDonse The proposed PAPA Will faCIlitate approval of a Master Plarmed higher denSity development lllcreasmg the supply of MedIUm DenSity ReSidential deSignated and zoned land wlthm the metropolitan area The Nodal Development Area deSignatIOn IS proposed for portIOns of the SUlb{~ctjs~t~ ,;hlcl} \S located wlthm "Potential Nodal DevelOPlttf&i~9J ~r~,] '} 7n) The The 'v tllages at Marcola Meadows - Metro Plan Amendment Applicalton ~ : e 36 of 41 w~,H~n Statement - February 28, 2007 FEB 2 7 200m By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I resldentJal portIOn will be developed under Spnngfield and Metro Plan nodal development standards, with a mImmum net density of 12 umts per acre In addItion, the smgle-famIly portIOn IS proposed under the standards for cluster development with notably smaller lot SIzes and common open space provided Along wIth the mix of sIngle-family small-lot development and multi-family development, the applicant IS proposmg commercIal development provldmg employment opportumtIes and commercIal services for current and future resIdents of the area DeSigned to be a walkable commumty, It WIll provIde a combmatlOn of higher resIdentIal denSItIes combmed with employment and commercIal opportumtles , The anticIpated Master Plan WIll Integrate the proposed higher denSity development with eXistIng neighborhoods m several ways Most of the development's boundary With eXlstmg resIdentIal neighborhoods to the west and north Will be composed of the lowest denSity development (smgle-famlly detached lots) The plan WIll locate hIgher denSity housmg (apartments, cottages and congregate care) along the east Side of the subJect Site, separated from development to the east by North 31 st Street The proposed development Will mmlmIze the disturbance to eXlstlllg development while achlevmg the cIty's and regIOn's need for higher denSity, mIxed-use development Metro Plan, PolIcy A.17. Provide opportunztles for a full range of chOice In hOUSing type, denSIty, ,Ize, cost, and locatIOn ResDonse The applicant's proposed PrelImmary plan mcludes a vanety of housmg types Includlllg small- lot slllgle-famIly development, toWl1homes, apartments, semor cottages and congregate care The denSity of development IS proposed wIthm the deSired ranges for medIUm denSity reSidentIal and lllcludes more than 20% of common open space for use by the reSidents of the development The locatIOn of the housmg IS central to the proposed nodal development area 7C (TransPlan) and shall proVide a varIety of employment and commercial opportUllltIes for the eXlstmg reSIdents of the area and future reSIdents of the development Metro Plan, PolIcy A.20. Encourage home ownershIp of all hOUSing types, partIcularly for low- Income household, ResDonse The applicant's proposed development WIll lllclude a vanety of home ownership optIOns on small smgle-famlly lots and townhome lots The size of the lots and the options for home ownershIp WIll Increase the supply of affordable ownership houslllg m the regIOn Metro Plan, PolIcy A 22. Expand OppOl tunztIes for a miX of uses zn newly developzng areas and eXIsting neighborhoods through local zoning and development regulatIOns ResDonse The propo'sed PAPA will facllIt~te approval of a Master Planned development With expanded 0~~6rtumtIes for resId:~tIal and commercial (mam stre~t nr"shh')rhggEl ~t0 profeSSIOnal ThJ Ylllagb at Marcola M~adows - Metro Plan Amendment APPhcatl,-~lE @lEGI'D1Ipage37of41 Wntten Statement - February-28, 2007 : ~ FEB 2 7 2001 . _ _ _ l' .1 J ~-~ ~- ~ office) development The proJect wlllmcrease the dIversity of uses where current opportumtles are limited Current resIdents of adjacent neighborhoods and future residents of the development Itself will all benefit from mcreased commercial and employment opportumtIes B. EconomIc Element ResDonse A detailed analysIs of Econoll11c Element policies IS contamed m the applicant's response Statewide Plannmg Goal 9 - "EconomIc Development" Those responses are hereby mcorporated by reference F. TransportatIOn Element ResDonse The proJect area IS currently served by Marcola Road, 28th, and 315t streets Marcola Road, the southern border of the subJect Site, IS fully Improved and IS deSignated as a Mmor Artenal 28th and 31st streets border the eastern boundary of the subJect site The CIty of Spnngfield's Conceptual Road Network Map Identifies 28th and 315t streets as the "31 st Street Connector" The 28th street portIOn of the 31 st Street Connector IS fully Improved and claSSified as a Collector street ThIrty-FIrst Street IS not fully Improved and IS clasSified as a Collector street Currently, 315t 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 5t street to faCIlitate road Improvements m the future Additional InformatIOn In thiS statement's response to Statewide Plannmg Goal 12 - "TransportatIOn" IS hereby referenced and mcorporated Metro Plan, PolIcy F.1. Apply the nodal development strategy m areas selected by each junsdlctlOn that have Identified potentzal for thIS type of transportatlOn-efficzent land use pattern ResDonse The subject site IS wlthm the area Identified m the TransP/an as "Potential Nodal Development Area" 7C The apphcant seeks to develop the maJonty of the site under the nodal standards as detailed m the Spnngfield Development Code The applicant's proposed development WIll mclude reSidential and commercial development creatmg a mIX of uses that complements the nodal standards Metro Plan, PolIcy F.13. Support transportatIOn strategIes that enhance neIghborhood lzvabllzty Metro Plan, PolIcy F.14. Address the mobllzty and safety needs of motonsts, transIt users, blcyclzsts, pedestnans, and the needs of emergency vehicles when planmng and constructmg roadway system Improvements . . 1 ~ ~ @ ~ 0 ill ~ J' W FEB 27 zoli'l PI, 38of41 , The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn " Wntten Statement - F,e~ruary 28, 2007 By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Metro Plan, PolIcy F.26. ProvIde for a pedestrzan environment that IS well Integrated wllh adjacent land uses and IS designed to enhance the safety, comfort, and convenzence of walking , , ResDonse I th The proposed development shall be served by the eXIstmg streets (Marcola Road, North 28 Street, North 31st Street) and future streets mcludmg a collector and local streets 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 convelllent and safe to walk from each of the mne master plarmed Villages to the others 1 , Metro Plan, PolIcy F.36. ReqUIre that new development pay for ItS capacity Impact on the transportatIOn system ResDonse A detailed analYSIS of the PAPA's consistency With the State TransportatIOn Planmng Rule, OAR DlVlSlOn 12, 660-012-0000 et seq, (TPR) IS contamed m the applicant's response Statewide Planrung Goal 12 - "TransportatIon" Those responses are hereby Incorporated by reference They mcluded a Traffic Impact AnalYSIS (TIA) to determme the effects of the proposed PAPA The TIA proposes necessary mitIgatIOns of transportatIOn system capacity Impacts With regard to the TransportatIOn Element of the Metro Plan, the City can find that the proposed PAPA Will not make the Metro Plan Internally mconslstent G Public FaCIlitIes and ServIces Element Metro Plan, PolIcy G.t. Extend the mInimum level and full range of key urban facIlztles and service, In an orderly and effiCient manner comlstent WIth the growth management polzcles In Chapter II-B, relevant polzcles In thiS chapter, and other Metro Plan polzcles ResDonse The two parcels affected by thiS applicatIOn are currently wlthm the Urban Growth Boundary and were armexed mto the City of Sprmgfield The annexatIOn was made m compliance With an acknowledged comprehensive plan and Implementmg ordmances, and established the aVailability of urban faCIlities and services A detailed analySiS of the aVailability of those services IS contamed m the applicant's response StateWide Plarmmg Goal 11 - "Public FaCIlities and ServIces" Those responses are hereby Incorporated by reference Metro Plan, PolIcy G.5. ConSIder wellhead protectIOn areas and surface water sUPPlzes when plannzng stormwater faCIlitIes ResDonse A stormwater management plan shall be created dunng the Master Plan approval process SpeCial emphaSIS Will be placed upon the wellhead protectIOn area and surfac ''Ie. '1'11'I~ ~ when plarmmg stormwater faCIlities See Exhibits 8 and 9 for more InfOrnlatI ~ ~ ~ \1 U ,~ rES '2 1 2001 " " By --- - -----=::: Page 39 of41 The Villages at Marcola Meadows - Metro Plan Amendment ApphcatlOn ~ ,I l ~, 1- '! Wfltten Statement - February 28,'2007 ,\ -~ \ H Parks and RecreatIOn Element ResDonse The changes proposed by thiS applicatIOn Will have no Impact on any recreatIOn area, facIlity or opportumty that has been mventoned and designated by the Metro Plan or any relevant facIlity plan regardmg the CIty's recreatIOnal needs The recreatIOnal needs of the commumty are adequately met by the eXlstmg and planned facIlIties enumerated m the WIllamalane 20-year Park and RecreatIOn ComprehensIve Plan, 2004 and other associated documents A detmled analysIs of the subJect sIte m relatIOn to the varIOus parks and recreatIOn system studIes, mventones, refinement plans, and facIlities plans IS contaIned m the applicant's response StatewIde Plarmmg Goal 8 - "RecreatIOn" Those responses are hereby mcorporated by reference With regard to the Parks and RecreatIOn Element of the Metro Plan, the City can find that the proposed PAPA will not make the Metro Plan mternally InconsIstent I. HIStOTlC PreservatIOn Element ResDonse The changes proposed by thiS applicatIOn will have no Impact on any hlstonc resource that has been mventoned and deSignated by the Metro Plan or any relevant facIlity plan or mventory regardmg the CIty'S hlstonc resources With regard to the Hlstonc PreservatIOn Element of the Metro Plan, the City can find that the proposed PAPA Will not make the Metro Plan mtemally mconslstent J Energy Element Metro Plan, Goal 1: MaxImIze the conservatIOn and effiCIent utIlIzatIOn of all types of energy. ResDonse The proposed PAPA and subsequent development of the sIte will encourage conservatIOn and effiCient utilizatIOn of energy by a concentratIOn of employment, services and resIdences on the Site, and facllItatmg transit servIces to the sIte Metro Plan, PolIcy J.3. Land allocatIOn and development pattern:, shall permIt the hIghest pOSSIble current and future utllzzatlOn of solar energy for space heating and cooling, In balance with the reqUIrements of other planmng polzcles, and ResDonse The applicant shall deSIgn future development accordIng the standards of the Spnngfield Development Code mcludmg all standards relevant to solar onentatlOn / Metro Plan, PolIcy J 8. CommerCIal, resIdential, and recreatIOnal land uses shall be Integrated to the greatest extent pOSSIble, balanced wIth all planmng polzcles to reduce travel dIstances, optimIze reuse of waste heat, and optimIze potentzal on-site energy generatIOn ResDonse The requested approval of the PAP A proposed herem, If approved, will enable the subsequent zone changes and development of a master plarmed I ~~ ~-'& [trr~Y~'1J provldmg The VllIage~ at Marcola Meadows - Metro Plan Amendment ApplIcatIOn :'1 'age 40 of 41 Wntten Statement - February 28, 2007 FEB 2 7 2006 By I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I employment, servIces and residential opportUnItIes (see PrelImmary Plan, Attachment 2) The proposed development enVISIOns a senes of nme (9) vIllages that mclude mam street retail, neighborhood retail, general retail and resldentJal uses (smgle-famlly detached, townhomes, apartments, semor cottages and congregate care) Workers and reSidents WIll have the optIOn to obtam dmmg, shoppmg, and other commercial amemtJes less than a mile from the subject site consIstent With Policy J 8's mandate to balance all plarmmg poliCIes to reduce travel distance EXlstmg resldentJal neighborhoods are adJacent to the subJect site Schools and the WIllamalane Park to the north proVide access to recreatIOnal (and educatIOnal) faCIlities and servIces Because the amendments faCIlitate review and approval of an mtegrated master planned mlxed- use development WIth a mix of commercial and reSidential zonmg adJacent to eXIstIng and plarmed recreatIOnal uses (all wlthm reasonable walkmg distance, whICh allows mlxmg of uses and reduces travel dIstances) It IS consistent With tills policy (see Prellmmary Plan, Attachment 2 for more mfornlatlOn) K. CitIzen Involvement Element Metro Plan, Goal: Continue to develop, maintain, and refine programs and procedures that maXImize the opportunzty for meanzngful, ongoing cztlzen Involvement In the communzty's plannzng and plannzng ImplementatIOn processes consIstent WIth mandatory stateWide planning standards ResDonse As noted In applicant's findmgs regardIng StateWide PlarmIng Goal I, CitIzen Involvement, the City's acknowledged program for cltJzen mvolvement proVides cItIzens the opportumty to reVIew and make recommendatIOns m wntten and oral testimony on the proposed PAPA, consistent With Goal 1 The actIOn proposed IS consIstent WIth and does not amend the cItizen Involvement element of the Metro Plan VI CONCLUSION Based on the above analYSIS and findmgs of compliance With approval cntena and adopted plans and poliCies, the requested Metro Plan Diagram amendment should be approved as proposed If you have any questIOns about the above applicatIOn, please do not heSItate to call Richard M Satre, AICP at Satre ASSOCiates, P C (465-4721) \D} lE ~ lE G illlE ~1 \IU FEB 2 7 2.001 ~ ,By -, The V lllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn WrItten Statement - Febrnary 28, 2007 Page 41 of41 I I I I I I I I I I I I I I I I I I I !fDJ fE @ fE lli fE ~! UIJ FEB 2 7 2001 j. I K & D ENGINEERING, Iue Engmeers . Planner~ . Surveyors Legal descriptIOn For "Mal eola Meadows" Comp Plan and Zone Change i , 1 wo (2) Pmee]; ofland lOLalecl ill Spllllgfield, Olegoll that me 11100e pmtlcularly dCSCllbcd as follow~ Pal cell Beg1nnlng at a pOlnt on the North marg~n of Marcola Road, sald POLot belng North 89 5 " 3011 East 2611 60 feet dud North 00 O? I 0011 West 45 00 feet from Lhe Southwest corner of the rellx Scott Jr D L C No 51 In Townshlp 17 South, Range 3 West of the W~11amette MeYl.dlan, Lhence along the North marglD of Man.ala Road South 89 57' 30" West 1419 22 feeL to Lhe SoutheaSL corner of Parcel 1 of l..and ParLltlon plat No 94- P0491, lhence leavlng lhe North marg111 of Marcola Road and runnlog along the Cast boundary of sald parcell and the Northerly cxtenslon Lhereof North 00 071 OOIl Weot 516 00 feet to a pOlnt on lhe South boundary o[ N1COLh PARK as pJatted and re~orded In P)le 74, Slides 30-33 of the Lane County Oregon plat Records, lhence along Lhe South boundary of sa.ld NICOLE PARK NorLh 89 571 3011 East 99 62 teet to the Southeast corner of sa~d NICOLE PARK, thenc~ along the Eclst boundary oE Bald NICOLE PARK North 00 021 00/1 West 259 02 feet to the Northeast corner of sal d NICOLE PARK, thence along the North boundary of sal.d NICOLE PARK South 89 5B' 00" WesL 6 70 feet to the Southedst corner of LOCH LOMOND TERRACE FIRST ADDITION! as plaLted and recorded ~n Book 46, Page 20 of Lhe Lane County Oregon Plat Records, thence along the Easl boundary of sa.ld LOCH LOMOND lCRRACF l'IRST ADDITtON North 00 O? 1 00 II West 112 B8 feet to lhe Southwest corner of AUSTIN PARK SOUTH as platted and recorded 1n l<.lle 7IJ, SlJdes 132-134 of lhe l.anp County PIal Records, thence a long the South boundary of saJ d AUSTIN PARK South North 09 Sat 00" East 260 00 feet to the Soulheast corner of 9a~d AUSTIN PARK Soulh lhew_e along Lhe East boundary of saJ..d AUSTIN PARK South North 00 021 0011 Wel:ll 909 69 feet to the Northeast corner of s,atd Austl.ll Park South, sal.d pOJ..nt be1ng on the south bounddry of LhaL cerlalll Lract of land dcscrJ..bed In a d~ed re~orded July 31, 1941, In Book 359, Page :?85 of the Lane County oregon Deed Records, thence along Lhc South boundary ot SdId lasL descrlbed LLact North 79' 411 541' :Cast J081 l~ feet lo the 1ntenJectlon of the South l1.ne of the last desC'rlbed tract and the EdSL Ilne 01 that certa.ln tract of land conveyed to R H Plerce and Elizabeth C Plerce and recorded J..TI Book 238/ Page 464 of the Lane county oregon Deed Records! thence along the Ca~t IJ..ne of_sal.d last descnbed trat..t South 00 021 0011 East 1991 28 feet to the po~nt of be9lnri~ng, all ~n Lane County, 01egan 1 If I " , " ,- :0 By- - Page 1 of 2 276 N W I11ckolY Slleet. POBox 725. Albany, OR 97321 . ()41) 928-2583 . Fax (541) 967-3458 EXHIBIT 1 I I K & D ENGINEERING, Inc. ElIgilleers . Plallllel s . Surveyors I I Pal eel 2 8eglnnlng aL ~ ~o~nt Ln the cenLer of CounLy Road No 753, 3170 24 teet SouLh and 1319 9 feel East of the Northwe~t ~orner o( the Felix ScotL Donatlon land Clalffi No 821 1n TownshLp 1/ South, Range / West of the Wl11amette Merldlun, und belng 066 feet South of the Southea.sL c.orner of tract of land conveyed by The Travelers Insurance Company to R D Kercher by deed recorded J.n Book 189, Page 268, Lane County Oregon Deed Records, th~nce WesL 1310 fe~L Lo a pOlnt 15 Ilnks Ea.st at the West Iloe at the Fel1x bC'ott Donatl.on Land Clalffi No 82, NotJ.f:Lcatlon No 325!J, J.D '}'ownship 17 south, Range 2 West of the WJ.llameLte MerJ.dian, and runnlng Lhence South parall~l WJ.Lh and 15 IJ.nks dLstant from sald WesL line of sald Donatlon Land Clalm a dlstance of 2304 76 feet to a pOlnt 15 I1nks EasL of the southwest corner of sald Donatlon Land Clalm, Lhence Da&t [ollowlng along the cenLer llne of County Road No 278 a dlstance of 1310 feet Lo a pOlnt lU the center of sa~d County Road No 278 due South of the place of beglnnLng, thence North following the center 11ne of sald County Road No 753 La the pOlnt of beglnnlng, all ln Lane (ounty, Oregon, EXChPf the right of way of the Lugenc-wendllng Branch of the Southern PclCl[lC Rallroad, ALSO EXCEPT LhaL portlon descrlbed ln deed to The Clty of Eugene, recorded 1n Book 359/ Page 285, l,ano County Oregon Deed Records, I I I I I ALSO EXCEPT beglnnlng at a pOlnt Whlch 18 1589 47 teet South and 1327 33 feet East of the SouLhwesL corne~ of Sectlon 19, Townsh~p 17 SouLh, Range 2 West, W~llamette Merldlan, Leine County, Oregon, saLd po~nt also be~ng oppos~te and 20 feet Easterly from SLcltlon 39+59 13 P 0 S T , saJd SLat Lon be~ng ~n the center Ilne of the old route of County ROdd No 112-3 (formerly U753), theoncp South 0 111 WeaL 183 7S feet Lo the ~ntersecL1on with the Northerly Ra~lroad Rl.ght of Way lIne, Lhence SouLh 84 45' West 117 33 feet, Lhence SouLh 79 30' West 48 37 feet to the lntersectlon of sald Rallroad R19ht of Way lLne wlth the &ouLherly Rlght of Way llne of the relocated sa~d CounLy Road No 742-5, thence along the arc. o[ a 316 40 foot rad~us c.urve left (the chord of WhH..h bears NorLh 39 OJ I 3511 EasL ?61 83 feet) a dHJtance of 269 94 feet to the place of beg~nning, In Lane County, Oregon, AT,SO EXCEPT that porLlon described .in deed to Ldne County recorded OcLober 19, 19b5, RecepLlon No 68852, 1,i1ne CounLy Oregon Deed Records, ALSO EXCEPT that port~on dcscrLbed III deed Lo Lane County rcco~ded January 20, i9BG, Rpceptlon No 86022] I, Lane County Offlc~al Records, ALSO EXCEP'l Lhat porllon descr~bed ~n that Deed to Nlllamalane Park and Recreatlon Dlstrl~t recorded December 4, 1992, Receptlon ~o 9268749, and COrrec.tlon Deed recorded February 9, 1993, Re~epLion No 9308469, Lane County Offlclal Recordsj ALSO EXCEPT that portlon descrLbed In Fxhlblt A of Lhdt Deed La the C1Ly of Sprlnqfleld, recorded September 22, 1993, Rcceptlon No 9360016, Lane County Offlclal Records nLSO EXCEPT Marcola Road Sl~des 897, 898 and 899, I I I I I I Indubtrlal Park, Lane County Plat as plaLted dud recorded In Flle 75, '0000'.. C_O ,,,"',,"'. 00,""0 , 1 ~~~ F~B~ ~ ~,i 1 I I ,By -. - I 276 N W HIckory Slleet. POBox 725. Albdny, OR 97321 . (541) 928-2583 . Fax Page 2 01 2 (54!) 967-3458 I I I I I I I I I I I I I I I I I I I I SEP-28-200G 14 14 d Cordell 541 485 03( EXHIBIT 2 c:r h4t..l U1-J /("1 ReTURN TO CASCADe TITle 00 IV..... lQJoS~ 031.'-\ 6~ ~ \l-t)ir.-~-Il ~~ '1-":t.~~~o"'''' ISOD After teoool\nlB(I@I!!.md9,<: 1111 Wlllaro~tle Street Euaanp. OR 97401.S111L Until a change is requested, mall allll!x statements to: sr. Sur1nefiald. LtC 5440 Louie Ln ate 102 Reno, NV ( Division of Chl.f Deputy Clerk IlMU24293 ' Lan. COUnty I)... and R.......c1. 'V~II"V I ,~J ~I.IIJ In'I'II~!~!~~~ 03:55~~ ';; RPR-DEED Cnt=l 5t....9 CASHIER 04 $30.00 $11.00 $10.00 Tax Account No. TROSTEJtS' DEED (Statutory Barpin aDd Sale Deed) Allan Hlllar Pierce and Nonnen J. LeCompte, Jr, as Co-Trustees pUl'Suant to the Usl Will and Testament of Elizabeth C. PIerce, a deceased persoll, and Allan HilIllI" Pimce and Nonnan 1 LeCompte. Jr., lIS (:Q- Trustees pursuant to the LaBt Will and Testament of' Ralph H PIerce, 8 deceBlled perGOn (coUeQlively, "Gmntor"), convey to SC Springfield LLC, a Delaware llInited liability company ("Gnmtee'? the real property described on the attached Exhibit A. tosether with all of the ngbt, tille lUld Interest of Grantor 1tt, to and under adjoinins streets, rights of way and easements. The we considel'llt1on fot this conveyance is Eijlht Million Dollars ($8,000,000), patd by an aecommodator p\lI'!j\lant to Section 1031 of the United States IntemaJ Revenue (:Qde BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PBRSON TRANSFERRING PEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOBS NOT ALLOW USE OF THE PROPERTY DESCRJJ3ED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORB 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 NEIGHBORING PROl'BRTY OWNERS, IF ANY, UNDER ORS 197352 SIONATURB PAGE FOLLOWS ~~@~\J\!J~~ II ~~ ~[B'~ 1 200; ~ lID I \'3Y~ \:-- TRUSTEll:S' lIEEn. Page 1 o \",r\Nlt.lCllenIlPI~"", Tru5l\Marlln Sal.1rleed 1\11 060331,do~ SEP-28-2006 14 14 ... . Cl Corda 11 DATED. April.L!.... 2006. 64t 486 0307 I I I I I I I I I I I I I I I I I I I P 02 Allan Hdlu let<:e, Co-Trustee plUSnant to tho Last Will and Testament of Elizllbeth C. Pierce, a deceased penon Norman J. L8Compte, Jr., -Trus plll'S\lant l.8st WID and Testament of C. PIerce, a deceased penon Allan Hillar Pierce, Co- T1'\Istee p\ll'Suant to the Last Will and TeNment of Ralph H. PIerce, a ~ 1 'f-l/) NormPD J L\lCo~~~~u[Suant to the Last WlIl and Testament of Ralph H. Pierce, a deceased pel'llon STATE OF OREGON ) ) 8S COUNTY OF LANE ) This inslr\lment was acknowledged before me on Aprll/() . 2006, by A1llll1 Hillar Pierce, Co-Trustee pursuant to 1he Last Will and Testament of Bbzabeth C. Pi=. a deceased person, and Co- Tmstee pursuant to the Last Will PDd Testament of Ralph . . a deceased person ,.!.........imF.. .w Umilm Oregon l' ') i pires: p~ (41.0,7 m [E @ lE D ill lE \II i ~I FEB ~ 7 2001 JJ lil, TRUSTEES' DEED -Page 2 Q,\u,rlNIl,\Cll>:fttlJ'lcroo rrustIMlll\In Saloldeocll\il 060331 d"" --~- ThIs UlStrument was aoknowledged before me on April ~ 2006, by Nonnan J. LeCompte, Jr., Co. Trustee pUISuant to the Last Will and TcsllUncnt of Elizabeth C. PIerce, a deceased person, and CQ- Trustee pursuant to the Lasl Will and Te6l8ment of h H. PIerce, a deceased pernon. 'L'II""I"..111 r'~.. I I I I I I I I I I I I I I I I I I I SEP-28-2006 14:t4 ,d Corde 11 ." . STATEOPOREGON ) ) 58. COUNTY OF LANE ) TRUSTEES' DEED - Page 3 a, \u'nNILICU.,"IPlotOC Thl.,IM.l'lio Slllo\dllOd n)1 (l(iOJJ 1,<10. NO*lic MY/ . 541 485 0307 P.03 . V 1-15(Ttl If n rrJ ~ ~1 ^ ~ '7 2' '~I SEP-28-2006 14 14 CI Carde 11 541 485 0307 P 04 (1;:-' " Exumrr A Real Property Deserlptlon TRUSTEES' DEED - Exhibit A G luor\NILIChonl\PlerCll TMt\Martm s.I.IdQcd l\ll 06031 t.doa "m lE@lEGilllE-;I\ ill} FEB 2 7 2001 J By I I I I I I I I I I I I I I I I I I I I SEP-28-2006 t4 t4 ~Jd Cordell 541 486 0307 P 06 I =J. , I I I PMc:EL 11 $eg1nning at a point On the North right"ot-way Itn. of Maracla ~oad. .aid point being ~orth 9a' .7' JO" East 2Gll.~0 ~e.t and North 00' 02' 00. Weat t,.oo reat from the Bouthwe.t eCrner of the F.I~x Soott Jr. D.L.C. No, 51 in Township 17 Sou~h. R4ngs 3 Weet of the Wll1amette Meridian/ thenoe aloni the Korth right.ot-way line of Marcola Road south e,' 57' 30" Ne.t 141',22 feet to the South.ast Dorner Of parasl i Of ~n4 Partition plat NO. ,t-P04'1, thenoe leaving the North rlght.ot_way line of Maroola Road ..nel 1'\I""i"9 along ehe East bOllnt.lary or said paroel 1 and the 1I0tthedy extonsion thereOf North GO' 02' DO" west ne. 00 hll~ ;0 a p~int on the South boundary ot mCOLB PARK ae plaeead and radorded in Filu 74. Slides 30.33 of the tane County Orogon plat Rec"r".., thence elon9 the south bolmdary of IIdd IIl:COldl PAAI\ North 89' $7' 30" Il&st 99. U feet to the Southeast cornet' of said NICOt.lll pA1!.K, thenc:e along the Bast bounds.,. of said H1CO~S PARK Horth 00' 02' 00' Nest 259.e2 feet .0 the Northe..st COrner of sa~d N~COUl PARK. th.nee along the North l>OUndary of add NICOLl! PARE: South 8S' 59' 00" lI'an ~ .2n feet to the Southe.... oomer of I.oQeIl J.O~ollP nIlllACB tIRS'l' ^"~"~""" all plathd and "."o.-.led ~I'l Sook 46, Pa,e 20 of the Lo.no O:>unty oregon Plat Reoord", thenoe along the "...t boundary of "aid LOell OQMOIIP 'l'WIllIICIll'111St N1l>l'J'ION IIOrth 00' 02' 00" lie.. U2.S' fe.t to the Southwest Dorner o! AUSrIlI PAR~ SOUTH, as platted end reoo~"d in Pil.. 74. lllides 132-1H or th.. tal'le County Pl.t ll.eODrd./ thell."e 1I10ng tha Sl;l\Ith boundary of BUd AUSTIN PMI'; 1lQiJ'lll Horth s,. 58' 00" Eaat 2~0.VO teet to the S"uthe..~t ",orner of eaicl AtlS'I'lK PMK SOlml. ~hence along the Sast bo\lll.clary of eaid 1I11Il'tIN 'MIt SOtITII lIo.:th 00' 02' 00. Ifest: '0'. ~9 feet to tn. North""Bt eorner of aaiQ AUSTIN PAIUt SOl1I'II. !laid ;>oin~ being on the Soutb bolmdary of tllat aer~aill t:ro.eh "e land d...cribed iI> .. dad "".ol<del;\ July 31, 1941, in Book 359, Page 2Ss of the LAne County Oregon Deed Records, thence alOn.. the BOllth boundary of sdd lllst described tra"t North 1'" 41' 94" ltast 1083 .ls feet to ~he int:erlla"tion of th.. South Unco of the lUt c;Ieea..ll>ed tract and the Bast line or that certain tr..ct ot land IOgnvoyed .0 ft. H. pierce and ~ll.eheth c. pierce and recorded 11'1 Book 236. Page <U of tne Lane County Or"goll DUlla II'COrcl.el .h....... along th.. E"at line Of said laet desaribed tract South 00' 02' 00. East 1"1.28 feet to the po~nt of 1>e9iMing. all 1n Lane Co\ll1ty. Otelloll. I I I I I I I I>/IllCEL 2' I Begi10lling at .. point: in the aentar of O9lmty RoaCl /lo. 7!;), 3i70 .24 feet SO\lth and 1319.9 feat East of the Northwee~ corner of the Pelix Sa~t. Dana.ion ~nd Clai~ lie. S2. ~n Township 17 soutb. Rang. 2 Wcst of the Willamstt. M..ri~ian. and being SSS feet /louth o~ the II/W.cheaet aorner of tUct of lan<f convoY'Jd by 'l'ha 'l'nve101:8 Xneuranoe CQ!llpany to R. D. Kercher by <feed raoordad in Book 188. Page ~8a, ~ne Oounty Oregon D..d Reaorda, thane. W.st 1310 foct to a Foine 15 links Bast ot tho w... line of the gelix Soott Qonet,on Land Cl.8in\ 110. 82, Notl!~e>aUe>n lie>. U5$. .n Town.hip n /louth, aango 2 !leet of the wiUamstt. Meridian. and :r:unning .1101'10. SlNtb parallel "ith anQ 15 l1l\1ts distant fr~ aa!d lIest 11l'l0 of eaid Donation Land cleim a diotane. ot ~~04.76 f.ot to a point 1$ links zaet of the Southw.et COrner or said Don.t~cn Land Claim, thence Jalt :ollowi~ AlonV thu center line or c~unty Read No, 279 . distance of l'l~ t..et to & point In tbe center of .aid County Road No. 27' due South of the pJae. of be~lllDlng/ thence North fClllowlng the cSllter line of Aid County Road No. 753 to the point or heginning. all in 1.;.11. County, Oregon, EXCEl'T tile rigll. of ".Y Of the llI1,ene-W..nc:Uing linn,,!> of the "cutbern Pacific RUll:gad; ALSO IlXC2M' ena. portion d."..dbed in deed to The City of EIIgen., recorded in !lIool< 35'. po",. 2eS. Lane County Qre<lo~lloed Records, eonUnued- ~ @ ~ 0 ill ~ ~ j FEB 2 7 zooS j) _,.DU A, Page 1 I"" , I I I I I I SEP-J8-2006 14 14 CI Corde 11 '.;)41 41:j\:l U,jU( I' Ub I '1 t!#. ,.,( I I P~ope.ty D880rip~~on eontinued'[PAaCE~ 1) ~80 EXCEpt b.~innin~ at a point whioh 1. lS8' ., feet South anQ 1321.33 tee~ Ea.t of the Southwe.t corner of section 1'. Town.hip l' South, Range 2 weet, willamettt Meridlan, Lane County, Oregon, .ald po~nt also baing Opposita and 20 fee~ a..terly fro~ Stat,en 3'.5',43 P.O,S.T.. .aid StatiOn be1ns ln the eente. line of the old roue. of County Road No, 1.2-1 (torme.ly U'&3) r thence South O' II' W..t 183.7S fIle to the lnte..eotlon with thO No~narlY Railroad aisht of w.y line. thence south 84' 45' w..t 117.33 'aet: thenoe south 1" 3D' weat 40.31 feet to the intersectiOn ot .aid Ral1road Ri5h~ of way line with the $outllU'ly Rill!l.t of Way l1ne of the releeatel;! nil;! County !ICIlld NO. '42-5, thenco along the arc of a 316.48 foo~ radius QUrve left (tbe chota Of which ~QQrs Ng~th 39' 03' 36" EA~t ~61 Sl feetl ,. d1eta..eo 02 269.9. feet to the pllloe ot l>e,1nnillg, in ....ne CQ\ll\ty. o.elJon, AlSO EKC:i:P'l' tlIac portion lIee.lO'iIoed in deed to ....ne \!Q"nty roc".ded O.~ober It, un. ReC8p~ion NO. 88aB2. L...... CO\IJ\ty O....ion Deed Reccrllll, AI.SO Ill(ClU"l' that portion deacrLbell in deed to Lane County recorded January 20, 1586, Reoeption NO, 8602217. ~ne County Off~c1al RAco.lIs, ALSO EXc:D'l' ch"t. portion c1ese.ibad 1n that Deed ~o Wl1latllUsne ParK and Reoreation Di.tr10e reearded D.cs~er 4, 1992, Reception Ne. '26814'. and co~wect1on De~d rUQQ~ded february " l'P3, Re~eptlon NO. 9~aa4G', ~nD county Offieial RecordS, /\LSO llXc:1lPT that po.tion 4escdbl!d in Exll.bit A ot tlln Dead to tha City of Sp.in,fleld, rocorded aepte~bor 22, 1991. Roception PD. 9350018, ~ne County Official Reoorda ~SO KKaBP7 Karcola ~oad ~ndu.tr1al park, &~ platted and recorded in File 75, Blidae 897. f" an/! 899, LIIIllI t:OUllty Plllc Recorda, I.lIne County, oregon. I I I I I I I i'1Il\c:EL 3 I /In .....ement fer ingress "'Ill egten, Pllrk1ng and aip p\l:poeea ..s C1o.orl.becl 1n that aer~aln ~ecipra~l B~se~ent Agreement, reoorded April 22, 1894, Reel No, 1943, Reception No. '4a97~~, ~e ~ty Off.cial Record.. I ..MCEL 4 I I An ea.ement for ingress, egrase ..,,4 parking as /!.'cr1b~ ~ that certain Declaration of Reetl'igtion. and Grant of &:aoe..enta, reoordlOd Merob 11. UBi, Roel tlo. 1&61. Reeepticm No, 1911162. aa amendecl by t~t coraain Firet AmendNent CO De01ArAt.ion ot R..~riot1ona And Grant of lila.oma"t.. recol.'ded October n. leU. ROel No. 1600. Reo.paiOIl No, unoss. ae ..odifiell by that ceruill Restated lleclua..on of Rastricti!;",. .114 a.ant of l!:uelllel\te, "cordeel May 10, 1"1, Reel NO. 1695, Reaaption Ii>:>. 9121US, end by I:hat oerta!n ~S1~'Pt .nII A..umpt1on Of Obll.satian.. rOOOrcled N;vembar 2. 1984. Reel NO. 20~', lteception No. 9471PU. .11 ot IA.l\lI CflUI\ty OUicial Re\lQN8. I I "m lE @ lE G ~ lE 1\\1 UU FEB 2 72001 ~ I I By -\ ~....& A, Page 2 ~ I I TOTAL P 06 I ----------------- 1 as :t ::if ~ N t8TH Sf .J .. i" -.. I"" 1""1 N t7TH ST'- -- - -J. -.- I" , I . i lr~""'.-:I ~tt- ~rN17THS~II--=r-...;-'N17THST ~ ,--- ",#' II ~ I, ~ ;:'...' 1 0' L-- fl i': II a~ J r~~- 'N17,iCPl I, GREENBRIAR Sf J l '-i"': ' , I !if __J : :..::, -.\\.(Il ~ .... I ............-. ...:~: . ~ -'~-F'- 'fII NI9THST~- - -... Ir 111 .,.~ - L. __ _.. f Ir: - '" H1OlN~'-'" - r~-=- _ I', ,~ i ~;I . ',..'1, l - N20TH · tsr -='" - + ~ t:i r......1 II 1 " '-j ~. ~ I': Z. D~ IL --It :.i,--, ~t"';"~. .\' i' ,N2t11 sr- -~-=--r . .' . '"' 3- . 0 . ...~ 1 J. '--.....I . ~ l ~L I ~', I ~l i t. : """'l ~ ~ c> , _CORRAl OR -...., :' .; '!,i -----.[-__h.!~ 9. ~ "I -. 2, ~. ~. .~,-<"" rt-r-------------i;'-~:-'-- E' v 1,____________. .1 ~,I " _./_..... ....---.. . -- N21S'lr .Ir"'" .~ I Ul ~. ~ i~ I. l- ,- ~j If H~- .,__________11 ~'d....-N2!."'~ , ~ : r , : J i Ir ~ I. :1 Ir ,. I ....... -IL ..N31ST 5T_ ... l1li -- ... _..i- _ 1 ~ ~r.""~- -- ...., ~ - :1. ~ r' ~ n 1/ :e ~ 'II; _)',- 'lfr-~ \ -".. , -I - , O~ I. . l'" r- ....::-"32NOST;....... .,' .J '.. . .," II . . ' ~'. ....... ~ . , - - . r 1:::"" .1 "~~"":; r-' oW - _\l \ JI , . ~, 1. rt=,1 ~ '\. -":!'7'" STr l r.. '1. 1\. Jf" \(. " -.l_ JI .J I 11 .~ \, '\ ""~ -""isTH Ilf 1 ~r \ ~ """" c, 'l J~-J+":. ~~- \- ;-:0- ,II'. . 11 -....' '"!'f~ I. ~r-r-'--r .-If't- I'\. " . lN17THm --I - - I' I., I ;...----=....--T-' ~!-i ~~~L J: . ......-" I ---------------- J! _I -- - - .....",-- ......- ~ " 'I j' ~l ~ ~ .. " f ~ '" ."' '~ l . j I I J -. 28TH ST ~ 3 ~ . " " :/!. ~ ~ )1 " 1" ! JiO i\393.J~ .... "'"' ~ 1- -. ~33RD ST. ~ ~ z ~ ...~ z o ::0 .... :I: , . -- leaend Jo/)# Date: Drawn: Checked: Revised: ~,,~ Mixed Use Areas _ Commercial Low Density Residential _ Major Retail Centers _ Medium Densi1( Residential _ Heavy Industrial ~~@~DW~--[ I~l FEB n zOOr J I I The \tillages at Marcola Meadows Existinp Metro Plan Diaqram _ Light Medium Industrial ~ Campus Industrial _ Parks and Open Space Miscellaneous Boundaries i-----' Springfield ~...._: City Limits Existing Parcels Plan District Boundaries , I Subject Site 0609 12/20106 MH RS 300 600 1.200 , .. SATR . 1\\\nn.....L Scale: 1" . 600' Feet ----------------- ,i J 'II l' II II ~ /1' I' I I II r i /1 Jl ~ z o ::tJ -l J: ~aend "'.'"",1 l 'IIL '[I '1"; r , r, .0 i 'r'\' " ~_~T_r', -:~-i"J .: ,:"' ',,' f:" -Nl~llST,~ . ":,'~ t, J ~ \ . -: --lS,HJ.OZ,N'" \ i Inf '" \ \ "~:-. -..:;\ J T I Lr -.J . 0 \. .. D' ..L.-.l...,.I....I. ...l.- -' '" .,~ >-J~; ~. '~~.~l:J/ ft 1 '1"-:-f "J[?r, ~l r:- l ,.t.. .~ ,_'.,~tjA,IW.,,!li. I N." ~~.~ ~'~ ~~/~ ~/~/ '/ /// /// , / // / // / / / / / // jj //~ 0 / / ' / /// / // /// /// j / / // // /// // // /// " // / ' / '/ / // . <1.. ",,:(~;>/, // jj //~ //~ " . -,,~, , , / / ' -,' ."''''.......;j; "~. ."", i' / ' '" ,'f '"~,, ,'i: ," / /,' , / //~/ /~/~ ~ ~r? _ ~ ~..~ ~~:~;,~,. ,-,. ..1,!, , :.. 'r"':~'4'I';I,,,II' ."'. ---t . ~ n ..lIt '" , - -'i _jl~ - _~jt"_ _ ---J . .....- j I 1 I I J I ->--4- ' . ~iI y,... . .....e. "~ / \~. ~~.:_ .1, ::""/'~ ", .'C.- . - I ! I I - - - i ~-- ~ I ' S; I- ':..-r 'j - +. , " I '", r .I-- ---0 I ~. "I en -r- l.,e::; -j , '-'-T T)- I I --<.. N21S,..... '" , '!\ I I~ i- -+-- 1._ t -:J . !..rJ- 281M'ST I i I T- r + ~ - ~ ---f ... -, -I ~ ! i ! ( . ' , ,- r-I h] ,~ -i r 1'1 I , I _..:.....-.. N31Si SIi -..J I! r t I .S -1 l :t T ' \ "1 I ~ : r en ' i- ==' -j L .. r;--f t~ .'\ I , ~ (fft. '.J,.'::t" Ij~;/\ ' ~{o",.~ r ,.I \ /' -....~.! I: . I 4 . 'I' / i' '--, I .... ..J ',' " T ...... i'I' "I,' "1'r~- .~ ~ft - 'r' ',...J _ _'_ I I _\~: ',' ..... 1 (..(1 : \ ~-034TH .~ I"" \ r ",. T 01 ,-\ -" \\ \' ,. .., I' )- '1 (1_" J~ -1\ !,... ..,,~ t c, . ~..,... --- Plan District Boundaries .. Commercial .. Major Retail Centers .. Heavy Industrial Miscellaneou Boundaries ~--.--~ Springfiel ~.----: City Limit II Existing L-.J Parcels I Subject Site ~ Nodal Development Area Low Density Residential . Medium Density Residential .. Light Medium Industrial ~ Campus Industrial .. Parks and Open Space , ~~@~DW~~ lJt1 FEB 2 7 zOOlf ~. Trl~ ;fli'fages at Marcola Meadows Proposed Metro Plan Diagram " ad: !d: 0609 02128/07 AN RS o 250 500 ~ - ... . SATR A,\SOClAl 1,000 ,Feet 1 inch equals 500 feet ----------------- 1~1 ~ ~ =ll ~ :3 ~ -,'l2: ~ ~-"... ~'t =t~ t I [ =2 -3 ...,~ 3 =t I~ I L Sf:r--. :=;1 IT ~ J1. .. ''1 .... ..,. 01__:1 :' "NlnH ST... r~ ::;-NlnH ST_ _..:, ,. I~'TTH sri J. .- .--~ ~..~#~ I J I . , '---'---------1-'.. . -::;~ ~ 1- L.... - . I: J: r .. S\ ~r ~-N..;i"L"'- ~ "..-: _ - r+~ i tll"'''lt'R~T \ ~/. ;'. If :......u.....'.~: : : :-. .\l JL, ~.; .'" L.. . ,,' --__e. _ N19TH srol.. - L ...... 1 i ~ -,......,... ... -'" -- - I ~L n. d""-~ - ) ~f"'---"- -- - ~ r -' - .; t ,J ~, ... "NHf Sf - . . -n --- .- .. ; :~. t...., 1,_ I :~ 11 \ rl~ . 0"-_. .. II 0,('- . I ~ - If. 1, -i> , : r :::: I '0 ~ l ~" lr.' L- l. III Q 1/1- '~""""l'" ' ~'- f : ,'j 0 ,...., _ CORRAl. OR.. -----.-r-----jj- ..... --i i:~- 11""! ""!"'-- ".. I N 17TH . .., .. _L_ .... I ':. 'iil ',. tI!,t1:sr Sf , -: -,""' . $.- '\ 'it -< ~' .. r~ '" 1 I /1/ Ii: 1 1 I I I . ! - I ,If .~ ( ; 1 J l ., f J- :::t.OCUSl j I I r L" .r .. -I J I .: -, . .....N28TH~,;..... _ N21S",. 'I '!II I, I !!l ~ I I I I I . I I I I I I I I I- I . . . . . I , I . ~~~ ",>- ~ ' m '\ J! '" ~ ~ if J _ .. _ / {> ~ 'I ... 1 r N3tST.ST - C/ J .. ",I 1', r ir' ~"? Jl.~o~<-~ ~~_JL- ~ ..., ~ - -......-1.... - or-I..=- ~n" .. I :( , . , I I . . . . . . . . . '.-' . It .' , I .~ ~l . . \', ....~, \.........., 'r.""::;r ~.'. 1 1.~_ '1. \ -11r:-,\'" - ,- -I . ~~'."-< Il~ \,., . \ ~tltlll\- ,lr ~ \ l II, ~ :r";' .. _l ';'.... ~ ~ t-i' . ,. l~ ....-. ~ Z o " ,~ o 1U8~~1vo -I .. .~ ~ j I .... ........ 33RD ST - .J: "3AlirST Jl ..r -. . '''~ ""-.. c,. ~... " " .. .. .. I .. .... J . . , , , . , , . 35Th z o :xl -l :I: L..~.. ., ~ .. I ., ~ Miscellaneou, Boundaries leaend Zoning District Boundaries _ Community Commercial I1I1II11 Major Retail Commercial _ Mixed Use Commercial _ Nieghborhood Commercial _ Light Medium Industrial ~ Campus Industrial _ Heavy Industrial _ Public Land & Open Space ,-----: Springfiel' ~---..' City Limit: Existing Parcels 'Subject Site _ High Density Residential _ Medium Density Residential Low Density Residential _ Mixed Use Residential . The Villages at Marcola Meadows ExistinQ Zonina...- '~~ ~ ~ 0 ill ~ ]1 ~ FEB 2 7 2001 ~ .. SATR . AY~tKJAI 0609 12120106 MH RS Job # Oate: Drawn: Checked: Revised: 1,200 , 300 600 Scale: 1" Il 600' Feet By ----------------- ~1 ~~ I ~f ) -...0,., 1 --r:. -N. ~u '''' ?-t ,r ,~ .. ... 1.' rr ~. n. N17TH L....ST. - - · . ...; .. J N1riH'Sfl r lr- i-'--:I ."', 1'N11THST1[ -:--Nl1TH'ST;':-ll " . ..u .L I r-:.:,'''~~''~,. i 'lr- 1-:"':=N'I1THPL-: ...,.,..L rlrl---m-il-- N 18~T . I.,' I.. l . II1II lIoI... _........J .J ' ,f. ~ V I I I - I r- ~ I_.t!l~: G"""N'KIAIj,JT II I } , '----_________.)__ '. t ,\.- ~ I . I . ~ $! I . . ,- - I I I )0 .. I _i I " l II < 'I" --- - '.. I- .. -' J L l .... .:---:.- ... N19TH or- . -I. ' ...1 ' ... ~'I i ,l~'-- -""'- ~ l....._ ---: I . · Is---ttioZN ~ . c L 1'"1 J' - __ -- I [ .... ~ 1 } '.L.. '. N20TH :~ ~ 6r -..... ~ I I ... ~: ~ ': l I · >-...... l $' .. - LJq- s ~ ~ ... _ L......J oJ n m ~a I L ": -- -r,. "Ill ~ 9.1' .... -~CORRAL OR - _ .J I -----------__l 0 II _ II i- --t---- ..... - -- \. '- '"i'"""'. , I ST' ~ L ~ 1 '" -~ I.I~.:.J .1 I, I ,;, J III .- ~I ~ ';n : 8 :> , 1-, r N21ST Sf -~. o 8 m z '6l o z '" g ~ x Z m '" ~ - r <. -, ~ ~ 'i ... l: -' .... ~ , ( I I I I I I I I , I , , I , , , I , I , , , , , , I U- "., . ')r"~-"- Cr- < .~.~ ~ ~. ~L II) , ~I~r....( fp.> \ J I... o~t':' h II rll ~ J... l.S.. ..-32NOSTO ~ - I ~ " .' N"'i1ir ~ l-- ~:LOCUST 0' ;6. J[ Ir J ~I I Itl~ l I, N28TH . . ... ... .- ..., ~eJ I I I f Ii ;, r 1. iI L - '28TH ST '1 j/ 11 !1 :1 ;n '" ~ L ~ ",' "< ~ - II /1 II rt ---- -..... ~) . .'" . . . . I . , ..., -:--... .....-'" 'I ~."' -,\ ...1 ~ .....11 ,. -':\ ..Il." . I . .n \ ~ , \. I, c." I 11 . " .(. I~.t... ~l r \ ~ .~ \ ., ~ I ,,', J 'r" ~ I I . J~ , \ '" \ 'l r ""1l:' L_ ,--,,~ -I (!;;..... -.. , , 1( I L I' . ., i '~..: n I o "'\1383lNO "..:I ~I ~ .' $ z o ~. J;'~ , . ", ... 33RO ST I r I }J4TH ST .. ' II , .r"i ..",.. 0, _ 35TH z o :D -l J: ,. ., ~ . , Leaend Miscellaneou~ Zoning District Boundaries Boundaries - High Density Residential - Community Commercial - Light Medium Industrial i......... Springfield I I ..----...' City Limits - Medium Density Residential 11111111 Major Retail Commercial ~ Campus Industrial Existing - - Parcels Low Density Residential Mixed Use Commercial Heavy Industrial I I Subject - - - Site Mixed Use Residential Nieghborhood Commercial Public Land & Open Space . Job # 0609 rate: 12120/06 Drawn: MH Checked: RS Revised: The Villages at Marcola Meadows Proposed ZOninq]~ @ ~ D ill ~ :-I J FEB 2 7 ZOllBl ..J Scale: 1" = 600' Feet - ,. SATRJ I A.\\UUAIl 300 600 1,200 , By 1 0 1 c 1 n I I I' -" IB I~ 1 1 1 G ............~ Q' ...~, ........- \l'l \ " ~~ l(INI ~ ~~ ~ " Su bJect Site I __ .. h:';':;"'::;;~;-~r-~" . - - ~!.;&-"'-- I __ ,~~ ~ -ir.J GI1:;ii~~ 1-:1 11- ~ ~:;fJ-.J ~/, ! 'I ~~~"~..!L '= _ -~-v ~ L ~ - ~~:",~:,::\"-,';.",t~1::-;:(-'- ./' I .6. "" -"'-,~:;- ...,,~ --:"--"'.,L..-:o..- _____........... ./' 1_. b-;.c..-~":~;~-'.~1c'i;ii;"";:;;1'<"" / _ _'---___ _ I 'o..L~_=-:~~;~~~;;- ,.".; // -H __ ;: 1 ='1''::" I I " -:::..::::::._ I 1/- ) ) 1'1 __1~_ ~ "'......... 1 , "'.} , ----= I l ~ \~,.L';E"""""" f 1~ . , 6> .. I I 8~1 EXHIBIT 7 ~EC~~...... __ ~ IIiiiI r:!.~~~~.........._ ::: ?;~'";:;~ _>0 ~.r.:::-r..~ .-... ....;::o:.;::r. ~ :;;"':':";:~'l~-:""':... .-", =::'~::.::.:~ Ifi'I nDQ\l'l\............. '0-'''' ~ ".::.':W<::~;":.'t..::"./t-: .,;. Hi.:-"7::.~':""''' o ":::......s ....,tk"'..... ",.r"'.. "",. :-;................" """""wnDa>.......1~ ~ ~ -~ ~J:~::::H_..7:~..... "...,I~..,. >_0.,..., ::''i'';:'r!-;''''; t::'.... _. .... ;::-......... 1"1~"':'''';~'''':::- ~~;~t~~ ~ ~ -~IJ_ @~ In ,,~ W'x <:::;:<t,::--;;....""'" .'"'...w,.,.,.. .._ ~{Jt;~~J~~~:;~~ ~itl~i F,_~,~;1~;1:i9f~ ~ ~ ......- ......--- =-=.... _/III"'...~:.....- _u......""'....... ..".r....,:,."..... """""""'''0'7>...7::. '''''''.,tor..O.'''''''''IIO'..'....... ::-~= ~~:::2 ::~~~:::v :;-;;-~--- .--- ....',.".......1<""""= ~ < ll.lIPl non Il!S8WlEl MWl FIRM flOOD IHSURAHC[RATEI.!AP AItF;AS 11 f~I~ll.~rl<9n"'A" ~~'" ~ ~ ~J."!!t..II.JL ~ r. ,_" ~I>> '......., j. j t' . MA911UNBER 410JICI\$31 EFfI(;flYIDA1E IURt2 IS99 1 I 1 1 1 1 1 I 1 I I 1 I I I 1 I I I EXHIBIT 8 Septembel 28, 2006 RICk Satre, AICP SatIe Associates 321 East BlOadway, SUite 536 Eugene, OR 97401 .~ [E @ ~ 0 ill ~ ]1 ~U FEB 2 7 200-, ! RE, Malcola Meadows Utilities By DeaI RIck We have pel formed PlelImmary mvestlgatIOn on utility aVailability fOl the Marcola Meadows PloJect We find that thele aIe sufficICnt utilities available at 01' neaI the SIte to serve the plOposed plOJect "Will Serve" lettels have not been lequested ' Storm Drama!!e A drall1age dItch I uns through the property that dl all1S the sIte and some upstream off-SIte developed plOpelty Some mdustllal flows (coolmg water) are released thlOugh the ditch dunng summel months The ditch dlschaIges to a public storm chall1age system Watel quality and quantity mitigation measUles WIll need to be deSIgned mto the system Sheet 11 shows a conceptual plaIl to Implement water quality and qUaIltlty measmes Watel quality mlhgatIOn measmes wlIl be Implemented m accOldance WIth adopted CIty Oldmances (POltland Standards) The proposed featmes mclude use of grassy swales, loweled planter ShipS, vegetated basms, pelmeable pavmg, wet detentIon and dry detentIOn ponds A saIllple of the details aVailable flom our menu of optIOns fOl use m final deSign of watel quality featUles IS attached The mam dlall1age swale tluough the sIte will be Ie-routed tluough the Site As part of thiS wOlk thIS dlamage featme Will be WIdened, planted, meaIldeled an utilized as a water quality feature as well as an aIncnIty fOl the usels of the proJect , ThIS enhanced dIamage WIll also be cousa ucted sel ve as a detentIOn faCIlity to mitigate runoff quantlty flOm the SIte ' Sewer A large sewel maIn, 42 lllches diameter, runs tluough the proJect site and IS deep enough I to serve the SIte With some fill reqUired m the nOl th The northeast COlller oftlle proJect WIll be served by an eXisting sewel 111 31 st StI eet Water SUB watel lines eXist In Marcola Road, 16 lOch diameter, and 31 5t StIeet, 18 111ch diameter These lines ale of suffiCient capacity to selve the project I ~[E@[Eom[E\ j~ FEB 2 7 2001 ~ I I I I I 1 I I 1 I I 1 1 1 I 1 I I I EIech leal SUB. has plaI1l1ed fOI and has sufficient capacIty at the sIte to serve the plOposed pi oJect Natural.Gas Northwest Natural Gas Company has a high preSSUle gas line located at the mtelsectlOn of 28th Street and Marcola This lme has capacity to serve the plo]ect If you have any questIOns please contact me at (541) 928-2583 Smc~lely, Dan Watson, P E K&D Engmeellng, Inc 8'1 - - - - - - - - - - - - - - - - - - - I PAVEMENT I \' , ." .. ~ :'>d/:',f.;: y~_ r /... ~~ L~\\ ~ 11- "',(;,;:' ~.e.. <;:,,;{-;-, i,~.~~.(i':f ,~" i).r... ...,~~( '6 :l ~ c J r ~ i" ".~)~1-- !.--'- ~ p/~;'. (' '.~\-),':t... ... ~ . I ....\........," "F~~'l ~\ lilJ!r :..~~ ,~ \":4f ~~1::t .. l f~; l'"-~, ~ I /.;;;..,1rr:::l-,$ ;; t'" '"' '" ,~...,..?' ...."" ti..,~~"t..~~ :. ~ r t ..t'j/~r r~" ~"~~... -a '_' '1'~~'~ ""~-~' '.'-'t'" '::'. ',t <:I, -:- .!t-.,.,. '" :...,"'~, " "" ~'tl <!: ~~"-~~~~~ ,..~0;..~ >'l ~ ~~"T'""';~' ,.,;';\ 1:""" ..",.,y- ..':;::~...'"';- -:--:;-~ ~ ~ ":;, ~)Zft"~..:~<< . ',,p);;'';' e,'_ _, " " ;:ff!.:~-...lP':, ~_~.j}~~~~-: ~ ~..' ~~~t-:.~ "-'"-~""......~v.S~"",\...~-;...-_...~_ ~~"'..,;~- ..:;...~Z:t;;'"; ,- ~'\.~..c-.6..:I"ii!.lo h .a. ~ .::r_ -;;.:.-.....~.... ::.t..,\7~~" ;: ~ -.!"'~"'1~":~ r'~;::'o~'i::;~.: t~~- - ot:~: ,t"".,.5:ei"~- ~.:;.:"""'- 5i or.,;" ~ )'=',I'l......:::.':; I';.-;,';::...r.... ~~ ~ ~~..,.. ,r. ~,.J:" ~ f....~J:....~ 1;t.].".~L-;";~Z.J:-:" 1;9." ~.:.1...~~/"-~~- -o;;--.,...~ ;........-J.. f W =... C. r..." t 'l rot.... .....". r rif( ~ u ft......!=:, . 8 t,.~ f.~ !Iii , , , MOUNDED EARTH CHECK DAMS .. ", 'ID ~. '< " Ii'iIlJ fT1 <s=?J OJ t.:> Ii'iIlJ m .... >< = Grassy Swale :!: ....., = 125 !:!2 = """'J Ii'iIlJ 7= -{ cc lL J - - - ;:~:r n;:u ;:;:; ~ Q:J '" -1 ~-=u11 = " = = -.,f c3 rru;J I "==--' , ~ - - - - - - - - - - - DRIVEWAY CULVERT PIPE, TYPICAL 24" IF PARKlNG\ ON STREET \ IS ALLOWED rz- -fMIN :. " " -~....'~ ~ j~ ~,;: ., , .~.\\~' ^~f fll i; ) ? '!.'.it" ~ f ..' ~ ~ .' ->.... If /,' ! ,,~ "-. ~"" ..~--,.-~w k t~:; / ~y ,;~)''ii1 'v/:. ~ - -.... ...,.~ ~ I?r,! ... . ,":,:.....- 'i'> I::. <lJ"':;:" - ....A ~~.., ~,!h.. "'4" ~ -it.... -~ ~ :.lo:;~J' lis=:: ~ A~ -.. ~~~~~ l!"f' . , : <,~,~ ~""%; .' -iI"-;"'" _-';"'-"f ~--"Jt""" ~ -'...-'1 '-~,~",'J. .. 'l,..,..;:;_.#".1"_.~- -. .....~ ,. '"? ~i'''::~':;::; ,\ '1!it~, .;.f_ ':::~.,.~-~}ti'.....rr \...... ...,~' (. At~ - :::;.......,l. !f.....;:r.: -ti"_ 'I; tb-- '""r.... , ,,1"'<'~r ./~'"""'''''"' '~,. r v''''_ -"I:E""l.~-"". J,~ -r:,-r"'d. ~...~:-; :;;,{1 .."',:~' ~)-- ,.:.,... ,;r:...g;o.."u ..::*'," -'~t"-~ ~ -',:>" ,.........~"",:" ~# ,,~_-,~'" ~.. ~ ~ l' J1.;' ,...- "" ; >' I" GRASSES SIMPUFIED APPROACH DESIGN CRITERIA Side Swale - Cross Section '18102 - '. - - - - - - - ~-=,^=='J' Ii'VlI @ Ii'VlI 10J r::: ..., rTl CD .... -> = ~ C3 = ~1i'VlI l ) - - - - OPEN CHANNEL IN \ AREAS OF CURB CUTS CURB AND\ \ GUTTER WI \ 24" CURB CUTS '\ .'- STREET - - - - - - - - - '. ....r ~,~;--' ,; ,...~r ~;~ ~ l.... ; f ! ~ ~ _ <- \' > \ ~ '4,', II ' ....~. ~~\'- '\ !i/i'.... '" "- "'\,"~"ijf" v ''''' ~ I ~ "'>. .. ,.f I ~ ..- ,. .J'....~ .f . ~ r..~, ~ 1\., f',; ...' , 1 ~ " t _ ...... ~~ k'... '/" _> -~~ \ ',:- e' - V:", ' -. - J' ~~l-.&. ~<f\ii!'"/ r. I '> ~~l.. .;~~,,{'r ..kr-r.... ~I ,..,~~L'.._':tij "e ~~ S ~ ..._'"'-..,~ ,...",.it:... 3~~h.""/~ ~~.... ;,........ ,-,~ .; \, ~ y.l 1;'-.Jt.....,.,..,. ~ '"-- -~.. ~O' ~I -l>...tfl!:.. ..("t:.:. =-" [I:' -"~, ': ;:,,~.~!t':.. l~"-' ,. ~~..~ ",....... .. t~, ",....,,;'"4: <'-,,:\ ~ ~ (~_ ' mi=-~).,",,...,..~"\r~-:;:-,,",i.' ~""" ....' #' l,fj~f ..',..~ ~'4~h-+"" - -( /',....r-,J. ~ ."-'j'- '" > J ZI ~ '" ~~~:l ;: ~ ~ '... ' w.::".~"?~" ~ll>P ~ 1 , i:r" ~ ~l ~ 1 I SIDEWALK 2" . 6" ROUND RIVER ROCK SURFACE LAYER, 6" THICK, WI CHECK DAMS EVERY 12' " " 1-) 6- PERF PVC PIPE - SIMPLIFIED APPROACH DESIGN CRITERIA lowered Planter Strip - Parking Allowed 718102 - - - - - - co '" \ ~ \i'iiil ;\@ :\i'iiil ~ = ~ c::3 ~\i'iiil l~--.J \ - - - - - - - - - - - - - 6" DEEP CHECK DAMS 2:1 MAX SIDE SLOPES TYPICAL [5IOEWAU< PERF PIPE 7'Mlrl .( SIMPUFJED APPROACH DESIGN CRITERIA Lowered Planter Strip - Private Street Design 1181O.l - - - ------------------- t? c~1 [;J(S'?) t-=> li'ii11 """ = ~~~ Q/lJli'ii11 G- =~ 6" DEEP CHECK DAMS AT 12' INTERVALS - ( ~V..<~~I-'>..^~...~ ,...........".... Vegetated Infiltration Basin 7n6lO2 - - - ~~-7 '< C:::'+:_,- II -- -'-liiJ. -n ~ . rn = <- -> = '" = = SQJ @ IruiJ l- 125 IruiJ -;-; - - - - - - - - - - - - - Wet and Extended Wet Ponds The plan below ,lIustmtc'S II typzwl pluntmg plan for an approxlJ7lalely 3))00 squar" foot wet or extended wet pond TIus plan IS diagrammatIc lISt! only Tire actual proJlXt SIte cond.lton may reqlllre desIgners to cO/Isider numerous otller pond amfiguratlOlls and pumtirzg layouts Grasses or Groundcover ^ rea to cover cnh rc pond "iidc-slopcs and Buffer 7..onc Plant 12N on center... Wlth tnangular "Panng Wetland Plants covenng at least 25o/D of total wet porhon area of pond Plant 1 wetland plant per 2 square feet of emergent planI area Pond Buffer Lm~ outlines the aTea used 10 calculate the number of planlUlgs req wred Fxtended DetentIon Hl2'l1. Water Mark or edge of pond grndmg. Le2:eng I Ev~.6'~~. Tree LJecu.tuous Tree ~ ~hrub.Upl.>nd I.., Dry Cond.boru. . Shrub~ MOJ:!ot to D.ry Condttluns e Shrub~ r..-loJst to W~L CondJuons @- G~ dIld Gruundcm eIS N (f) Moist/Saturotcd Planbngs ~7-'.A ~ '''I r;.?,,- -or:!! aL.~ -'~ Aquatic/Emergent l'lanlmgs [nJet/0u1Jet StrUC'ture .~... ^pprox Scale 1"=20 - - - - - - - ,.,-" ._U ~~ " JruiJ IT1 ~ CD t-:> JruiJ 'I ~ = '" = E25 = ~ JruiJ I.....: :::=J - - - - - - - - - - - - Drv Detention Ponds The plan below Illustrates a typIcal plantzng pIan far an approTlnlntely 3,500 squilre foot dry detentIOn pond ThIs plan IS duzgral1lmatze use only_ The achml prolect SIte colldltlOn may reqUIre desIgners to consuter numerous other pond configuratzons and plantmg layolrts Grasses or Groundcoyer Area to cover entIre pond s.de-slopes and Buffer Zone Plant 12"on center, w.th tnangular spaang ,Extended DetentIon Hl~h Water Mark or edge of pond gradmg J.eg:end I :=:: ~ Shrub-Upland to Dry eonmbons . Shrub- MOISt to Dry Condlbons e Shrub- MOIst to Wet Cornhhons e- Grasses and Groundcovers t~&.~~ N (}) Inlet/Outlet Structure ..:;.>>.~ Approx Scale 1 "=20' - - - - ------------------- LEGEND DECIDUOUS "fREE " SHRUB OR lARGE GRASS UKE PlANT *' SMALL GRASS UKE PlANT _ GROUNDCOVER EVERGREEN TREE " ~ ~ ~~.W \.- POND BUFFER LINE OR OVERFLOW STRUCTURE Facility area used to calculate number of plantings ro ~ '< lrUiI " /Tl <S=v CD ~ lrUiI -> = ...., E5 = = ~ lrUiI L- ==.J Notes. I. At least 50"..b of the facdlty shall be plante<! witn grasses or grass-like pfants, pnmarily in the flow path, or basin Donom. Swale Area = Approx. 1000 $9- It. (Not to Scare) Z Large grass like plants caB be conSIdered as snruDs. see BES , .__........ded plant fist and parking lot tree un. Vegetated Infiltration Basin or Detention Pond - Plan 712610Z - - l - ~ =.J' niil s=iV niil ~, --> = ,-' = ~ C25 lf1fiJ ) - - - - - - - - - - - - PLANnNGS: See BES Recommended Plant List ~ Vegetated Swale Parking Lot Application 1f261f12 - - - - - - - l!f ~. I " IiiJiJ I, IT1 (5'2) co N> IiiJiJ -.;a = '" = C2S ~ @ l- ~ - - - - - - LEGEND DEODUOUS lREE - - - - - - SHRUB OR LARGE *' SMALL GRASS GRASS UKE PlANT UKE PLANT _ GRQUNDCOVER EVERGREEN lREE Note,' 1 At least 50% of the faolity $/lafI be planted Wllh grasses or gr~ike plants. pnmanly in the fJow path. Swale Area '" Al>Prox. 400 59 ft. INot to SCale) 2 Large grass like planu can be con$ldere<l as shrubs. See BES ,~_~._...~.<led plant fISt and parking /ot tree list and plant quantity requuementS. 7mJ02 Vegetated Swale ~ Plan Parking Lot Application - - - -