HomeMy WebLinkAboutApplication APPLICANT 2/27/2007
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SATRE
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1 liE VILLAGES AT MARCOLA MEADOWS
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LRP 2006-00027
REVISED APPLICATION
Lane County Assessor's Map 17-02-30-00, Lot 1800
and Map 17-03-25-11, Lot 2300
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Open Space
SC Springfield, LLC
5440 Louie Lane, Suite 102
Reno, Nevada 89511
February 28, 2007
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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
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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
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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
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ill FEB 2 7 2001 ~
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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
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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
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:(5141) 485-3215. Fax,041) 485-3253. mlkew@aeeessengeom
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The VIllages at Marcola Meadows - Metro Plan Amendment Appheallon
Written Statement - February 28, 2007
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1 FEB 2 7 2001 ,
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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%
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/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
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The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
WrItten Statement - February 28, 2007
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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
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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
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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)
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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
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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
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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
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'" The'Vlllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
'" - . II
Wntten Statement - February 28, 2007
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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
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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
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The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
~ntten Statement - February 28, 2007
81'
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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
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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.
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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
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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
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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
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The VIllages'at Marcola Meadows - Metro Plan Amendment ApplIcation Page II of 41
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Wntten Statement - Febrllary 28' 2007
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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
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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
,
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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
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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'
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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, /~
"
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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,./
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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 '
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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
"
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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
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The VIllages at Marcola Meadows - Metro Plan Amendment Apphcallon
Wntten Stalement- February 28, 2007
Page 22 of41
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Table 10 Plan Deslgnahon Average Wage
CommercIal
Employment
676 2%
779 2%
767 2%
585 2%
8,890 25%
2,455 7%
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Industry
Construction
ManufactUring
Trans, Comm , and Utilities
Wholesale Trade
Retal[ Trade
Fmance, Insurance and Real
Estate
Services
Government
Total
WeIghted Average Pay
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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
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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
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The VI!iliges at'Marcola Meadows.--':Metro Plan Amendment Apphcahon
Wntten Statement - February 28, 2007
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Page 23 of41
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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
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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
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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
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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%
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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
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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
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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
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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
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The ('lllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn
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Written Statement"- February 28, 2007
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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
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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
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Wntten Statement - February 28, 2007
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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
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'The V;ll~ges'at Marcola Meadows - Metro Plan Amendment ApplIcatIOn
Written Statement - February 28, 2007
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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
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The VIllages at Marco!a Meadows - Metro Plan Amendment ApplIcatIOn
Wntten Statement - February 28, 2007
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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
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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 ~
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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
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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
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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
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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
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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
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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&' ~
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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~
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The v)llages at Marcola Meadows - Metro Plan Amendment ApplIcalton
Wntten'Statemenl- February 28, 2007
,BY
l'age34 of 41
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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,
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therefore, Will help the regIOn achieve ItS goal of compact urban develoPlllent
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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
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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
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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
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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
. .
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W FEB 27 zoli'l PI, 38of41
,
The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn
"
Wntten Statement - F,e~ruary 28, 2007
By
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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
"
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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
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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 ~
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The V lllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn
WrItten Statement - Febrnary 28, 2007
Page 41 of41
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!fDJ fE @ fE lli fE ~!
UIJ FEB 2 7 2001 j.
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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
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Page 1 of 2
276 N W I11ckolY Slleet. POBox 725. Albany, OR 97321 . ()41) 928-2583 . Fax (541) 967-3458
EXHIBIT 1
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K & D ENGINEERING, Inc.
ElIgilleers . Plallllel s . Surveyors
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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,
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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,
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Indubtrlal Park,
Lane County Plat
as plaLted dud recorded In Flle 75,
'0000'.. C_O ,,,"',,"'. 00,""0 , 1
~~~ F~B~ ~ ~,i 1
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276 N W HIckory Slleet. POBox 725. Albdny, OR 97321 . (541) 928-2583 . Fax
Page 2 01 2
(54!) 967-3458
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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
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\'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
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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
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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
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SEP-28-2006 t4 t4
~Jd Cordell
541 486 0307
P 06
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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.
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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
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SEP-J8-2006 14 14
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'.;)41 41:j\:l U,jU(
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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.
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/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..
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An ea.ement for ingress, egrase ..,,4 parking as /!.'cr1b~ ~ that certain Declaration of
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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.
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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
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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
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I PAVEMENT
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CHECK DAMS
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DRIVEWAY
CULVERT PIPE,
TYPICAL
24" IF PARKlNG\
ON STREET \
IS ALLOWED rz-
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GRASSES
SIMPUFIED APPROACH DESIGN CRITERIA
Side Swale - Cross Section
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OPEN CHANNEL IN \
AREAS OF CURB
CUTS
CURB AND\ \
GUTTER WI \ 24"
CURB CUTS '\ .'-
STREET
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2" . 6" ROUND
RIVER ROCK
SURFACE LAYER, 6"
THICK, WI CHECK
DAMS EVERY 12'
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6- PERF PVC PIPE -
SIMPLIFIED APPROACH DESIGN CRITERIA
lowered Planter Strip - Parking Allowed
718102
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6" DEEP CHECK
DAMS
2:1 MAX SIDE
SLOPES TYPICAL
[5IOEWAU<
PERF PIPE
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SIMPUFJED APPROACH DESIGN CRITERIA
Lowered Planter Strip - Private Street Design
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6" DEEP CHECK
DAMS AT 12'
INTERVALS
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Vegetated Infiltration Basin
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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
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Moist/Saturotcd Planbngs
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aL.~ -'~
Aquatic/Emergent l'lanlmgs
[nJet/0u1Jet StrUC'ture
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^pprox Scale 1"=20
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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~&.~~
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Inlet/Outlet Structure ..:;.>>.~
Approx Scale 1 "=20'
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LEGEND
DECIDUOUS
"fREE
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SHRUB OR lARGE
GRASS UKE PlANT
*' SMALL GRASS
UKE PlANT
_ GROUNDCOVER
EVERGREEN
TREE
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~ ~~.W \.- POND BUFFER LINE
OR OVERFLOW
STRUCTURE
Facility area used to calculate
number of plantings
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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
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PLANnNGS:
See BES Recommended
Plant List
~
Vegetated Swale
Parking Lot Application
1f261f12
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LEGEND
DEODUOUS
lREE
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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
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