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HomeMy WebLinkAboutApplication APPLICANT 9/29/2006 CIty of Spnngfield Development Services Department 225 Fd'th Street Spnngfield, OR 97477 Phone (541) 726-3753 Fax (541) 726-3689 "':;\ .:J E ASSOCIATES Metro Plan Amendment Application, Type IV n:::ltp Rp.r.p.lv.ed:- Type of Plan Amendment (Check One) SEP 2 9 2006 Onglnal Submittal [{] Type II' changes the Plan dmgram, or IS a site-specific Plan text amendment D Type J IS a nnn-slte specific amendment of the Plan I Property Subject to the Ameudmeut (If appheable) TaxAssessorMap 17-02-30-00 and 17-03-25-11 ~ Tax Lot(s) 1800 and 23001!l Street Address na @] Acres 1003 0,368,691 sf) @] Commercial 161 f7l Metro Plan DeSIgnatIOn M d D' ty R d t I '-Refinement Plan DeSignatIOn na ~ - e lum ensl eSI en la , Campus Industrial I DeSCrIptIon of Proposed Amendment (Attach additIOnal sheets tf needed) 1 ReSidential/Commercial/Office Mixed-Use Development ~ See attached for additional Information ~ I Apphcant/Owner InformatIon Prmted Name of ApplIcant SC Springfield, LLC ~ Phone 775-853-4714 ApplIcant SIgnature r;~ ~ 6:2-( Date Mav 26. 2006 MailIng Address 5440 Louie ~fr;;( SUite 102 Reno, Nevada 89511 Property Owner SIgnature MailIng Address same Date For Office Use Only' Case No Ltp 100ft-6C1JLfRecelvedBY _.:;;, Date Accepted as Complete ( '111-Vl_' 225 FIfth Street SprmgfIeld, Oregon 97477 541-726-3759 Phone Job/Journal Number ZON2006.00054 70N2006.00054 ZON2006.00054 I RP2006.00027 I"RP2006.00027 LRP2006.00027 Payments I vpe of Payment Check Check Check Check Job/Joul nal Number ZON2006.00054 LON2006.00054 ZON2006.00054 LRP2006.00027 LRP2006.00027 I RP2006.00027 Payments 1 vpe of Pf\)"ment Check Check Check Check Job/Journal Number ZON2006.00054 ZON2006.00054 LON2006-00054 LRP2006.00027 I RP2006.00027 I RP2006-00027 Paynu.nts 1 ype of P dymcnt Check Check Check Check I~, " ",I ! RECEIPT # 2200600000000001369 DescriptIOn Postage Fee Iype Ill. $200 CTY Zonmg Map Amendment + 5% Technology Fee Postage Fee Type IV . $250 CTY Metro Plan Amend Type II + 5% I echnology Fee ~, 'Ity 01 Spl mgficld OffICIal ReLClpt Development Servlccs Departmcnt Pubhc Work, Departmcnt Dale: 09/29/2006 Date Received: SEP 2 9 2006 Onglnal Submittal Item Total Check Number AuthorizatIOn Reccl\.ed By Bdtch Number Number How RecclVcd Paid By SC SPRINGFIELD LLC SC SPRINGfieLD LLC SC SPRINGfieLD LLC SATRE ASSOCIATES emm emm cmm emm DeSCriptIOn Postage Fee Type III . $200 CTY Zoning Map Amendment + 5% Technology fee Postage Fee Type IV . $250 CTY Metro Plan Amend Type II - 5% 1 echnology Fee 1058 1059 1006 8495 In Person In Person In Person In Person Payment Tot.1 Item Total Check Number Authofl.latlOn Received By Batch Number Number How Received P ,m' By SC SPRINGFIELD LLC SC SPRINGFIELD LLC SC SPRINGFIELD LLC SA TRE ASSOCIATES emm emm emm emm DescnptlOn Postage Fee Type III - $200 CTY Zonmg Map Amendment -f 5% Technology Fcc Postage Fee Type IV ' $250 CTY Metro Plan Amend Type" + 5% Technology Fcc 1058 1059 1006 8495 In Person In Person In Person In Person Payment Total Item TotJI Check Number Authonlatton Recclvcd By B,ltch Numbel Number HoYt Recelvcd Paid By SC SPRINGFIELD LLC SC SPRINGfIeLD LLC SC SPRINGFIELD LLC SA 1 RE ASSOCIA 1 ES emm emrn emm emm Page 1 of 2 1058 1059 1006 8495 In Person In Person In Person In Person Payment Tottll 23941PM Amount Due 20000 4,85700 242 85 25000 69,574 50 3,47873 $7S,603 08 Amount P .utl $71,43100 $5,107 00 $25535 $1,80973 $78,603 08 Amount Due 200 00 4,85700 242 85 25000 69,574 50 3,47873 $78,603 08 Amount Paid $71,43100 $5,10700 $25535 $1,80973 $78,603 08 Amount Due 200 00 4,857 00 242 85 250 00 69,57450 3,478 73 $78,603 08 Amount Paid $71,431 00 $5,10700 $25535 $1,809 73 578,603 08 9/29/2006 Job/Journal Number ZON2006-00054 ZON2006.00054 ZON2006-00054 LRP2006.00027 LRP2006.00027 LRP2006.00027 Payments I ype of Payment Check Check Check Check , Rtf'f'm!l RECEIP. 2200600000000001369 DescriptIOn Postage fee Iype 1If. S200 CTY Zonmg Map Amendment + 5% I echnoJogy fee Postage Fee Type IV . $250 CTY MellO Plan Amend Iype II -r 5% fechnology Fee Date' 09/29/2006 Item Total Check Numbel Authorl7atlOn Recclved By Batlh Number NumbeJ How Rccelved PaId By SC SPRINGFIELD LLC SC SPRINGflCLD LLC SC SPRINGFIELD LLC SA [ RE ASSOCIA TCS L emm emm emm emm 1058 1059 1006 8495 Page 2 of2 I n Person In Pel son In Person In Person Payment Total Date Received: SED ? 9 2006 On~'g' .1 ": j; ~'-( <1. t;ll 2 39 41 PM Amount Due 200 00 4,85700 242 85 250 00 69,574 SO 3,47873 $78,603 08 Amount P ,lid $71,431 00 $5,10700 $255 35 $1,80973 $78,603 08 9/29/2006 IIJ1!IIi - SATRE ASSOCIATE.) THE VILLAGES AT l\1ARCOLA MEADOWS ME'lKO PLAN AMENDMENT APPLICATION Lane County Assessor's Map 17-02-30-00, Lot 1800 and Map 17-03-25-11, Lot 2300 l..1arcola Meadows Site and Vicinity Jpen Space Townhome Village Main Street Retail Village Date Received: SEP 2 9 2006 SC Springfield, LLC 5440 Louie Lane, Suite 102 Reno, Nevada 89511 Original Subrnatai September 29, 2006 .. ~ ItlE VILLAGES AT MARCOLA MEADOWS METRO PLAN AMENDMENT APPLICATION TABLE OF CONTENTS Cover Letter Table of Contents ApplIcatIOn Wntten Statement No ofPal!es I I 2 36 ExhIbIt~ (Bound Herem) I Legal DescnptIon 2 Deed 3 EXIstmg Metro Plan DeSIgnatIon 4 Proposed Metro Plan DesIgnatIOn 5 EXlstmg Zonmg 6 Proposed ZOllIng 7 Flood Insurance Rate Map (FIRM) 8 UtIlIty CapacIty AnalYSIS Letter 9 Storm water QuantIty and QualIty SchematIcs 2 6 I I I I I 2 10 Attachments (Bound Separately) I Traffic Impact AnalYSIS Date Received. SEP 2 9 2006 Onglnal SubmIttal \ \ .... - SAtRE ASSOCIATES SATRE ~SSOCIATES, P.c. Planners, Landscape ArchItects and EnvIronmental SpecIalIsts 132 East BIOadway, SUlt~ 536, Eugene, Oregon 97401 I (541) 465-4721 . Fax (541) 465.4722 . 1-800-662-7094 www satre pc com September 29,2006 THE VILLAGES AT MARCOLA MEADOWS METROPOLITAN PLAN AMENDMENT APPLICATIOl'- WRITTEN STATEMENT PURPOSE The applicant proposes a site-speCific metropolitan plan amendment (Rost Acknowledgement Plan Amendment, PAPA) to amend the MetropolItan Plan DIagram, specific to properties Identified on Lane County Assessor's Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 ThiS applicatIOn IS submitted concurrent With an applicatIOn for correspondmg Spnngfield Zomng Map amendments Approval Will facilitate development of a mixed-use residentIal, commercial and mdustnal development to serve the needs of the Sprmgfield commumty I GENERAL INFORMATION ,. Subject Site i The subject site consists of two properties Identified on Assessor's Map 17-02-30-00, Tax Lot I 1800 and 17-03-25-11, Tax Lot 2300 With the dimenSIOns as speCified herem on the Legal I DescnptlOns mcluded here as Exhibit I The area so defined will be referred to m thiS applicatIOn I as the subject site The subject site IS wlthm the Spnngfield City Limits and IS developed With I one vacant mdustnal bUlldmg Tax Lot 2300 IS addressed 2690 Marcola Road and Tax Lot 1800 IS not addressed Size 100 3 acres Date Received. SEP 2 9 2006 Ongmal Suomllta/ i ApplIcatIOn Team Owner! ApplIcant. SC Spnngfield, LLC 5440 LOUIe Lane, SUIte 102 Reno, Nevada 89511 Attn Jeff Belle (775) 853-4714' (775) 853-4718 PrOject Developer The Martlll Company PO Box 1482 Albany, Oregon 97321 Attn Bob Martlll (541) 917-0071 . Fax (541) 917-0769' bob@tmcdev com PlannerlLandscape ArchItect Satre AssocIates, P C Planners, Landscape Architects and Environmental SpecIalIsts 132 East Broadway, SUIte 536 Eugene, Oregon 97401 Attn RIchard M Satre, ASLA, AICP (541) 465-4721 . Fax (541) 465-4722' r satre@satrepc com Architect. Waterbury Shugar Architecture LLC 225 West 5th Avenue Eugene, Oregon 97401 Attn RIchard Shugar, AlA ' (541) 342-5777' Fax (541) 343-6128' Rlchard@ws-arclutecturecom Civil Engmeer!Surveyor K & D Engllleenng, Inc PO Box 725 Albany, Oregon 97321 Attn Dan Watson, PE (541) 928-2583' Fax (541) 967-3458 . dkwatson@callatg com TransportatIOn Engmeer Access Engllleenng, LLC 134 East 13th A venue, SUIte 2 Eugene, Oregon 97401 Attn MIke Welshar, PE (541) 485-3215' Fax (541) 485-3253' mlkew@accessengcom " The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn Wntten Statement - September 29, 2006 r' ,~ .' . ~~l'ved' I t '~.. ,J\ . ~ I 1 ~_/ ~ ~ ,006 Ori~ ' " ~ t j f .." C ..-I ',jt,~~.. -. Page 2 of36 II LAND USE REQUEST I With this applicatIOn, the applicant requests Ctty approval of a Type II Metro Plan amendment per Spnngfield Development Code (SDC) 7 030 to change portlOn~ of the subject site's designatIOn on the Metro Plan Diagram from Campus Industnal to Light MedIUm Industnal and Commercial With a Mixed Use Area overlay Portions of the site that are currently deSignated Commercial and MedIUm DenSity RcsldentJal Will be re-apportlOned as shown on the attached map (see Exhibits 3 and 4) and as shown m Table I below Table I EXlStmg and Ploposed Plan DeSignatIOns Acres EXisting Proposed % Change 35 7 54 7 53% 8 6 30 8 258% 560 00 -100% 00 148 100% 1003 1003 00 260 100% Plan DeSignation Medium DenSity Residential Commercial Campus Industrial Light Medium Industrial Total 1M/xed Use Area Overlay The applicant, SC Spnngfield, LLC, IS prepanng to submit applicatIOns to the Ctty for pemllts to build a mixed-use residential and commercial development The mix of uses reqUires a change 111 plan deslgnatJon for the Eugene-Spnngfield Area Metropolitan General Plan (Metro Plan) to apply appropnate plan destgnatlOns to the site Spnngfield City Council approval IS reqUired to amend the Metro Plan Diagram to apply the appropnate deSignatIOns The future uses for the subject site mclude small lot smgle-famlly detached dwellmgs and townhomes (to be developed with the cluster development standards, SDC 16 100(3)), apartments, a congregate care facility, cottages for selllors, a day care facility, commerCial and office bUlldmgs (mam street retail, neighborhood retail and profeSSIOnal offices) and a home Improvement store Appropnate zOlllng for the proposed development under the Spnngfield Development Code mclude MedIUm-DenSity Residential, Cornmulllty CommerCial, Mixed-Use Commercial and Light MedIUm lndustnal Therefore, the applicant IS submlttmg concurrent applicatIOns to , · Amend the Metro Plan Diagram to apply Light-MedIUm lndustnal to the subject site and to re-apportlOn the MedIUm-DenSity ReSidential and CommerCial deSignatIOns and to add a Mixed-Use Area overlay to the CommerCial portIOn of the subject site and · Rezone the subject site [or Light-MedIUm lndustnal, Mixed-Use Commelclal and MedlUm- DenSity ResldentJal ThiS wntten statement applies to the Metro Plan Amendment application The referenced Zone Change applicatIOn IS bemg submitted concurrently, but separately Refer to the Zone Change applicatIOn for speCific mformatlOn regardmg those land use actIOns Date ReceIVed. SEP 2 9 2006 The Villages at Marcola Meadows - Metro Plan Amendment Application Wntten Statement - September 29, 2006 Onglnal Subrp/t!el!l.oi-3.,; ~ III THE SITE AND EXISTING CONDITIONS A LocatIOn and Context LocatIOn The subject sIte IS located north of Marcola Road at tts mtersectlOn wIth North 28th Street and approxImately one-quarter mIle east of North 19th Street !..-ots Affected bv the Prooosed Amendment The subject sIte consists of two propertIes IdentIfied as Tax Lot 1800 of Lane County Assessor's Map 17-02-30-00 and Tax Lot 2300 of Lane County Assessor's Map 17-03-25-11 Tax Lot 2300 was platted m 1994 as Parcel 3 ofland partItIOn plat 94-P0491 A property hne adjustment was recorded WIth Lane County m 1997 affectmg the common boundary between parcels 2 and 3 of land partItIon plat 94-P0491 m so domg completmg the current configuratIOn of the subject sIte (CIty of Spnngfield file# 97-02-029) Plan DesIgnatIon The Metro Plan Diagram apphes multIple plan desIgnatIOns to the subject sIte CommerCIal, Campus Industnal and MedIUm Density ResIdentIal A current Metro Plan DIagram for the subject sIte IS attached as Exhibit 3 ZODlng The OffiCIal Zonmg Map apphes multIple ZODlng Dlstncts to the subject sIte CommercIal, Campus Industnal and Medium DenSity ResIdentIal A current Zomng Dlstnct map for the subject sIte IS attached as ExhIbIt 5 B SIte DeSCrIptIon and EXlstmg CondItIOns Sublect Site The subject sIte has been used for a varIety of agncultural uses It IS currently vacant, With the exceptIOn of a small mdustnal bUlldmg to the south of the subject sIte The Spnngfield CIty LImIts abuts the subject sIte on small portIOns on the west and northeast Tax Lot 2300 IS partIally developed WIth a vacant mdustnal bUlldmg Tax Lot 1800 IS vacant A storm dramage faclhty runs through the center of the subject site runrung east to west The storm dramage faclhty IS proposed to be enhanced through the process of developmcnt 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 4J039C1153F) AddItIOnal detaIl on adlacent uses IS as follows North The property to the north of the subject site IS sGparated by an EWEB utrhty comdor that also serves as a multi-use path North of the EWEB comdor IS property owned by WIllamalane Park and RecreatIOn Dlstnct (Tax Lots 1500 and 2300), Bnggs MIddle School and Yolanda Elementary (Tax Lots 2200 and 3002) and smgle famIly reSidentIal propertres The ~~eNed The Villages at Marcold Meadows - Metro Plan Amendment ApplIcatIOn WrItten Statement- Seplember 29,2006 pai~P 013~ 2005 Original submittal the llnmedIate north are zoned MedlUm-Denslty ResIdentIal wIth PublIc Land and Open Space zonmg on the School and part of the WIllamalane and EWEB propertIes West The property to the west IS zoned and developed Wlth low-densIty smgle-famlly resIdentIal dwellmgs Southwest The property to the southwest IS zoned Commumty CommerCIal and IS developed wIth a vanety of retail commercIal uses mcl udmg a grocery store and a bank South The property to the south IS zoned and developed with low-denstty smgle-fan11ly resIdentIal dwellmgs Southeast To the southeast are propertIes that are zoned for Ltght-MedlUm Industnal (across North 28th Street) and Heavy Industnal (across Marcola Road) Several of thesc properties are currently developed wIth mdustnaluses East To the east (across North 28th Street) are propertIes zoned and developed wltlI low-densIty smgle-famlly resIdentIal dwellIngs IV PROPOSED USE A General Project InformatIOn Contmgent on approval of the current applIcatIOn and other applIcatIOns as requITed, the applIcant IS prepanng to submtt applIcatIOns to construct a mtxed-use resIdential and commerCial development m conformance WIth the needs of the Sprmgfield commumty B SpecIfic Propo~al InformatIon The Eugene-Spnngfield MetropolItan Area General Plan (Metro Plan) currently applIes Campus Industnal, CommerCial and MedlUm-Denslty ResIdentIal deslgnattons to the subject SIte (see ExhIbIt 3) The applIcant mtends to change the plan destgnatlOns of the property as descnbed above to facIlItate zone change amendments that WIll allow for the development of a mIxed use development that WIll be master planned Maps showmg the eXlstmg Metro Plan DIagram DeSIgnatIOns and the proposed MetlO Plan , DIagram DeSIgnatIOns are attached to thIS applIcatton packet as ExhIbIts 3 and 4 The amendment proposed IS a dtagram amendment only It does not affect the Metro Plan text and no text changes are plOposed It IS slte-spectfic to the subject sIte and does not affcct any , " other parts of the Metro Plan No change IS reqUIred to the remamder of the Me,t]:o Plall-. uate t<ecelved SEP 2 9 2006 The Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wntten Statement - Se~tember 29, 2006 Paae 5 of 36 Onglf'l;ll Submittal C AddItIOnal Proposal InformatIon ThIs metropolItan plan amendment, submItted concurrently wIth the zone change applIcatIOn, IS m preparatIOn for appropnate land use penmt applIcatIOns to construct a mIxed-use reSIdentIal, and commercIal development as descnbed herem The appropnate land use permtt applIcattons mclude Master Plan RevIew and Traffic Impact AnalysIs RevIew The applIcant recogmzes that the appropnate ttme for the CIty to evaluate a proposal for mlxed- use development IS when the apphcant submIts apphcatlOns for Master Plan RevIew However, It IS appropnate to proVIde addItIOnal detmls here regardmg the envIsIOned mIxed-use development and ItS relatIOnshIp to the current applIcatton submIttal Proposed Master Plan DescrzptlOn The VIllages at Marcola Meadows IS a proposed mIxed-use development compnsed of resldenttal, office and retml VIllages ReferenCIng the dramattc wooded backdrop of the Coburg and Marcola lulls 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 resldenttal neIghborhoods to the north WIthm Marcola Meadows a sUIte of eIght Vtllages WIll eXIst Four resldenttal VIllages compnsed of smgle famIly homes, apartment homes, townhomes and an aSSIsted hvmg faCIlIty wIth semor cottages wIll occupy the northern extent of the SIte, buffenng eXlstmg reSIdentIal developments to the northwest, north, and northeast One office VIllage, conslstmg of profeSSIOnal offices, WIll occupy the southeast area Three retml VIllages, general retml, neIghborhood retml, mam street retaIl WIll face 281h Street and Marcola Road Each of the VIllages IS envIsIOned to be umque, yet part of the whole The overall Meadows theme WIll appear throughout, wIth the use of meandenng waterways, nattve plans and generous open space Wlthm each VIllage, PaCIfic Northwest desIgn aesthettc 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 excltmg placc to shop, wIth speCIalty retml shops and umque dmmg venues Stores WIll have welcommg front doors, large wmdows and hIgh ceIlmgs, all wIth natural matenals and muted colors It WIll be easy to get around, and to do so on foot All streets wIll have WIde SIdewalks, many of them setback from vehIcle traffic The enttre commumty wIll be connected wtth all-weather multI-use off street pathways It wIll be convement, and safe, to walk from one VIllage to the next It WIll be a great place to be outdoors, wIth meadow-flavored open spaces, natlVe plant commumttes, IIghtmg, bndges, seatmg, and overlooks to support walkIng and relaxmg It WIll be a healthy place, wIth ample use of oxygen-generatmg trees to cleanse the mr, catch the wmd and cool the temperature Date Received The Villages at Marcola Meadows - Metro Plan Amendment Apphcauon Wntten Statement - September 29, 2006 SEP 2 9p~ep~ of36 Onglnal SubmittaL _. __ It w1l1 be an envIronmental place, utlliz111g a network of blOswales, shallow seasonal ponds, and a meandenng dralllageway to capture and cleanse stormwater In all, The Villages at Marcola Meadows wlll not only be a great additIOn to the commumty but a wIse use ofland and smart approach to design Secl10n V of thIs Wntten Statement demonstrates that the requested Plan amendment satIsfies the cntena found 111 the Spnngfield Code SectIOn SDC 7 010 et seq V. APPLICABLE CRITERIA AND FINDINGS Spnngfield Code Secl10n SDC 7 070 reqUIres an evaluatIOn of any Metro Plan Amendment to detellli1l1e whether the amendment IS consIstent With the followmg cntena Cntena are shown 111 bold and Italics text SDC 7070(31 Criteria for Avvroval of Plan Amendment Tlte follOWing criteria sit all be applied by tlte City Council In approving or denYing a Metro Plan amendment appltcatlOn (a) Tlte amendment must be consistent Wltlt the relevant Statewide Planning Goals adopted by tlte Land ConservatIOn and Development CommissIOn, Goal 1 - Citizen Involvement To develop a citIzen Involvement program that Insures the opportunzty for utlzens to be Involved In all phases of the plannzng process ResDonse The CIty of Spnngfield has an acknowledged cll1zen 1l1volvement program and an acknowledged process expressed 111 the Spnngfield Development Code for secur1l1g cItIzen mput on all proposed zone map amendments It 1l1sures the opportumty for cItIzens to be 111volved 111 all phases of the plann1l1g process and sets out reqUIrements for such 1l1volvement The amendments proposed do not amend the acknowledged cItIzen 111volvement program The process for adoptmg these amendments complies With the reqUIrements of the CitIzen 1l1volvement proVISIons The MetlO Plan contams an acknowledged cItIzen 1l1volvement program satIsfY1l1g Goal I The cItIzen mvolvement 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 amend the cItIzen lllvolvement element m the Metro Plan I I The Metro Plan dIagram amendment IS subject to the public notIficatIOn and public heanng I plOcesses proVIded [or Type IV applicatIOn procedures as stipulated 111 SDC 3 100(l) through , (7), which, along WIth the remalllder of the Code and WIth StatewIde Goals and state statutes, prOVIde the proVISIOns for cItIzen 1l1volvement I The CIty s acknowledged program for cItIzen 1l1volvement, 1l1clud1l1g public notice public hearlllgs at the level of the planmng commiSSIOn and cIty councIl, notIficatIon of decIsIOn and "notIficatIOn of the nght of appeal, proVIdes Citizens the opporturuty to revIew and make recommendatIOns 111 wntten and oral testImony on the proposed amendments to the Metro Plan Date Received' The V Illages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement - September 29,2006 Se!Jg~ 79"1lfaS c I,:,:,n", ~ ~...\..lLlr t~'.l-- ~- --~---~ Diagram and on the proposed zone map amendment These acknowledged citizen mvolvement provlS\ons afford ample opportumty for cItizen mvolvement conslstent wlth Goal 1 For the reasons clted, mcludmg the Metro Plan's and the City of Spnngfield's acknowledged programs for cItizen mvolvement, the amendment IS consistent with Goall Goal2 Land Use Planlllng To establzsh 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 Response Goal 2 reqUires that plans be coordmated With the plans of affected governmental umts and that opportumtles be proVided for review and comment by affected governmental umts In order to comply With the Goal 2 coordmatlOn reqUirement, the City will be responsible for coordmatmg the adoptIOn of this amendment by provldmg notice to all affected governmental umts and respondmg m ItS findmgs to the legItimate concerns of affected governmental umts There are no Goal 2 ExceptIOns reqUired The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the Statewide Plannmg Goals and applIcable state statutes and admmlstratlVe regulatIOns, proVide polICies and cntena for the evaluatIOn of plan amendments ComplIance With these measures assures an adequate factual base for approval of the amendment As discussed elsewhere m this document, the amendment IS consistent With the Metro Plan, the Spnngfield Code, and the StateWide Goals Therefore, the amendment IS consistent WIth Goal 2 Goal 3 - AgrIcultural Land To preserve and mmntam agnculturallands Response ThiS goal applIes to lands that are designated Agricultural ThiS amendment IS for property located wlthm the Clty lImits of Spnngfield and does not affect land designated for agncultural use Therefore, Goal 3 IS not applIcable or relevant to the amendment Goal 4 - Forest Land To conserve forest lands by mamtmmng the forest land base and to protect the state's forest economy by makmg pOSSible economically effiCient forest practices that assure the contmuous growmg and harvestmg of forest tree species as the leadmg u.le on forest land consistent With sound management of sOil, mr/water, andfish and wzldlife resources and to prOVide for recreatIOnal opportumlles and agnculture Response ThiS amendment IS for property located wlthm 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 Date ReceIVed SEP 2 9 2006 ", , The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn , , Wntten Statement - September 29, 2006 anglOal submltt"" Page 8 of 36 Goal 5 - Open Spaces, Scelllc and HIstorIc Area, and Natural Resources' To comerve open space and protect natural and scemc resources ResDonse Pursuant of Goal 5, the City of Spnngfield has adopted the followmg documents . Eugene-Sprzngfield Metropolztan Area General Plan, revIsed 2004 . City ofSprzngfield, Local and NatIOnal Wetlands Inventory Map, December 2005 . City of Sprzngfield Natural Resource Study, adopted, November 2005 Oregon AdmllllstratlVe Rule 660-023-0250 estabhshes the apphcablllty,of Goal 5 rules to Post Acknowledgement Plan Amendments (PAPA), and speCIfies certam procedures and I reqUIrements for local governments to follow m the adoptIOn or amendment of all plan or land use regulatIOns pertammg to Goal 5 resources The rule states : I "(3) Local governments are not reqUIred to apply Goal 5 m conslde~atlOn of a PAPA unless the PAPA affects a Goal 5 resource For purposes of thIs sectIon, a PAPA would affect a Goal 5 resource only If (a) The PAPA creates or amends a resource hst or a portIOn of an acknowledged plan or land use regulatIOn adopted 111 order to protect a slglllficant Goal 5 resource or to address speCIfic reqUIrements of Goal 5, I I , (b) The PAPA allows new uses that could be confhctmg uses WIth a partIcular slglllficant Goal 5 resource sIte on an acknowledged resource hst, or (c) The PAPA amends an acknowledged UGB and factual mformatJon IS submItted demonstratmg that a resource SIte, or the Impact areas of such a SIte, IS mcluded m the amended UGB area" The follow111g dISCUSSIOn WIll demonstrate that the proposed PAPA doeslnot ralse any Issues that would reqUIre the CIty of Spnngfield to apply Goal 5 ' FIrStly addressmg OAR 660-023-250(a) The changes sought by tills applIcatIOn do not create or amend a resource hst or any portIOn of an acknowledged plan or land use regulatIOn adopted m order to protect a slglllficant Goal 5 resource on the subject sIte ! Secondly addressmg OAR 660-023-250(b) The changes sought by thIS apphcatlOn w1l1 not allow new uses that could conflIct WIth a slglllficant Goal 5 resource sIte There are no slglllficant Goal 5 resources on the sIte Itself None of the vanous studIes, 111ventones, refinement plans, and facllltJes plans hst thIS speCIfic sIte as a slglllficant resource, apply a Goal 5 resource oveIlay, or otherWIse regulate 01 hmlt the redevelopment of thIS sIte as a Goal 5 I resource There tS dramage dItch on the sIte that was mventoned and hsted (M32) by the City of Sprzngfield Natural Resource Study It was claSSIfied as a Low Quahty Wetland and dId not meet the slglllficanee cntena of the Oregon Freshwater Wetland Assessment M~~ern~d The Villages at Marcola Meadows - Metro Plan Amendment AppltcatlOn Wntten Statement- September 29, 2006 SEP'1~ ~6dC 0ngw::! St,bmlttaL_'_~Qr_"~ closest Goal 5 resource Identified by the City ofSpnngfield Natural Resource Study IS the Irvmg Slough located approximately 550 feet to the east It IS listed as both a High Quality Ripanan Resource Site (S20 and S21) and a Moderate Quality Wetland (M16b and M16c) However, the resource Impact area defined by the study, does not reach the subject site Therefore, the uses allowed by the proposed PAPA will not conflict With a Goal 5 resource Lastly addressmg OAR 660-023-250(c) The changes sought by tl1lS applicatIOn do not amend the acknowledged City of Spnngfield Urban Growth Boundary Therefore, With regard to this cntenon, the City IS not reqUired to apply Goal 5 ConclusIOn Oregon Admmlstratlve Rule 660-023-0250 "Applicability" stipulates that local governments are requued to apply Goal 5 when consldenng a Post Acknowledgment Plan Amendment If the amendment affects a Goal 5 resource For the purposes of that rule, the sectIOn lists three cucumstances (OAR 660-023-0250(3)(a), (b), and (c) quoted above) under which, and only under which, a Post Acknowledgment Plan Amendment would affect a Goal 5 resource As eVidenced above, none of the three circumstances are raised by the proposed amendment, and therefore the amendment will not affect a Goal 5 resource The City IS not reqUired to apply Goal 5 when consldenng the proposal The City of Spnngfield can find that the actIOn requested by this applicatIOn IS consistent With Statewide Planmng Goal 5 Goal 6 - AIr, Water and Land Resources Qualzty To mamtam and zmprove the qualzty of the azr, water and land resources of the state ResDonse Nothmg m the proposal or the character of the site or potential uses mdlcates a future development that would compromise air, water and land resources Future development of the site will be m conformance With local, state and federal law mcludmg aspects of the Spnngfield Codc As mdlcated m findmgs regardmg Goal II, mcorporated herem by reference, optIOns for accessmg or provldmg the necessary urban services are aVailable Therefore, the amendment IS consistent with Goal 6 Goal 6 reqUires all waste and process discharges from eXlstmg and future development to be consistent With applicable state for federal environmental quality statutes Specifically, It reqUires local governments to establish that there IS a reasonable expectatIOn that a proposed use will be m compliance With the applicable state and federal environmental quality standards (Fnends of the Applegate v Josephme County, 44 Or LUBA) There are three federal envuonmental quality acts relevant to Statewide Planmng Goal 6 Clean Water, Clean Air, and the Resource ConservatiOn and Recovery Actsl These acts are enforced ,by the Environmental ProtectiOn Agency (EP A) to mamtam au, water, and land resource quality 1 The Clean Water Act estabhshes the basIc regulatory structure for regulatmg dIscharges of pollutants m the waters of the Umted States The Clean Water Act IS Implemented through mdustry standards and reqUIrements The Clean AIr Act reo-ulates arr emISSIOns from area, statIOnary, and mobIle sources ThIs Act sets maxlmuffirR,oll.lltaT\l... standards ~nd directs st~tes to develop state ImplementatIOn plans (SipS) apphcable to approprIate \J~~IilIa'r(;e.GfillVed: Fmally, the Resource ConservatIOn and Recovery Act controls hazardous waste from the "cradle-to-grave", which The Villages at Marco]a Meadows - Metro Plan Amendment ApphcatlOn Sf/il;e2l9 020116 WrItten Statement- Septembel 29,2006 Onglnal SubmlttaJ , r The EP A delegates authonty to Oregon Department of Envuonmental QualIty (DEQ) to enforce fedelal envIronmental statutes m the State of Oregon (I e Clean AIr Act, Clean Water Act, and Resource Conservation and Recovery Act) The DEQ admlmsters the federal statutes (acts) tluough the Oregon AdmmlstratJVe Rules (OAR), Oregon RevIsed Statutes (ORS), and Department programs The OARs regulate nOIse control, groundwater qualIty protectIOn, solId waste, hazardous waste management, amblcnt aIr qualIty standards, and transportatIOn conformIty The ORSs prOVIde procedures for complIance wIth sewage treatment and dIsposal systems, solId waste management, reuse and recyclIng, hazardous waste and hazardous matenals, nOIse control, and aIr and water qualIty standards At the local level, the Eugene-Sprmgfield MetropolItan Area General Plan (Metro Plan) contams polIcIes related to Goal 6 that mamtam au, water and land resource qualIty 111 the metropolItan area and are as follows C 25 Spllngfleld, Lane County, and Eugene shall conSIder downstream Impacts when planmng for urbamzatlOn, flood control, urban storm runoff, recreatIOn, and water qualzty along the WIllamette and McKenZie RIvers C 26 Local governments shall continue to momtor, to plan for, and to enforce applzcable mr and water qualzty standards and shall cooperate In meeting applzcable federal, state, and local mr and water qualzty standards C 27 Local governments shall continue to woperate In develOPing and llnplementlng programs necessary to meet mr qualzty standards ThIS effort should Include but not be Imllted to a ReVieW of all major publzc capItal expenditure projects for potentwl mr qualzty Impacts b IntegratIOn of mr qualzty concerns Into the comprehensive land use plan c ActIVe participatIOn In develOPing and Implementing addlllOnal controls, as needed I Supplemental to the Metro Plan tS the Ccntral Lane MetropolItan Planmng OrganIzatIOn RegIOnal TransportatIOn Plan (RTP) ThIS plan IS the federal RegIOnal TransportatIOn Plan for the Eugene-Spnngfield metropolItan area A plan as such, must comply WIth the federal TransportatIOn EqUIty Act for the 21 st Century (TEA 21), NatIOnal AmbIent AIr 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 -- 'mclude% the generatIOn, transportatIOn, treatment, stordge, and dIsposal of hazardous waste ThlDatacReaelwed framework for the management of non-hazardous wastes The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement - September 29, 2006 SE~ale ~l~qn,~ Onglnal Submittal The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the RegIOnal TransportatIOn Plan goals, obJectives, or pol1cles Future land use platmmg appl1catlons (CondItional Use Penmt 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 appl1cant wIll obtam the relevant au qual1ty permIts from the Lane RegIOnal Au ProtectIOn Agency (LRAPA) SpecIfically, the appl1cant wIll obtam AIr Contammant DIscharge PermIts as needed and IndIrect Source Construction PermIts for the proposed parkmg facll1tles In the Eugene-Spnngfield metropol1tan area, Lane County, Lane CouncIl of Governments (Metropol1tan Plannmg OrgamzatlOn), 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 recyclIng programs are managed to conserve resources and prevent waste . The Lane CouncIl of Governments provIdes wastewater and storm water systems, ground and surface water, dnnkmg water source assessment, watershed assessment studIes and planmng and protectIOn for the Eugene-Spnngfield MetropolItan Area AddItIOnally, the Lane RegIOnal Au PollutIOn Agency regulates regIOnal atr qualIty m Lane County through regulatIOns, programs and permlts for resIdents and busmesses . The Clty of Spnngfield PublIc Works Department mamtams water qualIty m the cIty through metropolItan sewage storm water treatment systems that are reqUlred to operate under specIfic gUldelmes set forth by the DEQ The Ctty of Spnngfield also has desIgn standards for wastewater and stormwater collectIOn systems m the CIty of Spnngfield PublIc Works, Standard ConstructIOn SpeclficatlOns and the Engmeenng DesIgn Standards & Procedures The CIty of Spnngfield's Development Code has three artIcles relevant to Goal 6 that provIde resource protectIOn Article 17 - DWP Dnnkmg Water ProtectIOn Overlay Dlstnct, Artlcle 27 - FP Floodplatn Overlay Dlstnct, Article 32 - Publ1c 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 pol1cles As demonstrated m responses regardmg Goal II, mcorporated herem by reference, these urban servIces are avaIlable Because the proposed PAPA does not authonze any speclfic development at tills time, there can be no duect Impact to atr, water, or land resource qualIty When development occurs on the subject Slte, all development wIll comply wlth all applIcable local, state, and federallegulatlOns that protect aIr, water and land resources As mdlcated m findmgs regardmg Goal II, mcorporated herem by reference, optIOns for accessmg or provldmg the necessary urban servIces are avatlable Therefore the proposed amendments are consIstent WIth Goal 6 In additIOn to the precedmg facts, the eVIdence supports a reasonable expectation that future development resultmg from the proposed PAPA wIll be conslstent wlth Goal 6 reqUlrements Therefore, the Clty of Spnngfield can reasonably expect that future develop1.j~~l3ljl{~cel\7ed: The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn , . Wntten,Stat9ment.- September 29,2006 Sm<2190Z006 Ong r''*.d ~'l~ri ~~:.:: proposed PAPA will comply with applIcable state and fedeJaI envIronmental qualIty 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 leqUlres that development subject to damage or that could result m loss of lIfe not be planned or located m known areas of natural hazards and disasters Without approprIate safeguards The goal also reqUlres that plans be based on an mventory of known areas of natural disaster hazards (floods, landslIdes, earthquakes, Wildfires and other related hazards) The Multl- Hazard MitigatIOn Plan for the Eugene/Sprzngfield Metropolztan Area (MetlO Hazard Plan) that was adopted by the City of SprIngfield 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 (Exhibit 7) There are no adopted or non-adopted maps that IdentIfy the subject site to be wlthm a know hazards area The proposed amendments do not affect any additIOnal geographic area than the subject site nor IS any specIfic development proposed at this tIme In due tIme, future development of the subject site Will mclude a full analYSIS of hazard rIsk and mitigate the rIsk through approprIate constructIOn As such thiS amendment IS m complIance With Goal 7 Goal 8 - RecreatIOn Needs To satIsfY the recreatIOnal needs of the CItizens of the state and VIsItors and, where approprzate, to provIde for the sItIng' of necessary recreatIOnal faczlllles IncludIng destInatIOn resorts ResDonse Regardmg recreatIOn, Statewide Planmng Goal 8 states, "The reqUIrements for meetIng such needs, now and In the future, shall be planned for by govel nmental agencIes haVIng responslbllzty for recreatIOn area, facllztles and opportunztles I In coordInatIOn wllh przvate enterprzse, 2 In approprzate proportIOns, and 3 In SUch quantity, qualzty and locatIOns as IS consIstent WIth the avazlabllzty of the resources to meet such requll ements " Pursuant to Goal 8 leqmrements, the CIty of SprIngfield and other local JUrIsdictIOns have developed the followmg relevant plan documents . I I Eugene-Sprzngfield 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 . . . The proposed Metro Plan Land Use Diagram amendment wIll not change J;l1e staills_ of any recreatIon 'area, faCIlIty or opportumty that has been mventorIed and deslgmM@tgy~G@IN~d 1 he Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wnttez{ Statement - September 29, 2006 SEP'''fe~~~6 0"<::'1'''1 Submltt?1 Plan or any other relevant fac1lity plans regardmg recreatlOnal needs None of the vanous stud1es, mventones and facllil1es plans have designated the subject site for parks and open space m an adopted mventory, declared It a slgmficant resource, or slated thiS pnvately owned property for acqulSltlOn The WIllamalane Park and RecreatlOn D1stnct, responsible for parks and recreatlOn planmng m the City of Spnngfield, has developed the Wzllamalane 20-year Parks and RecreatlOn Comprehenszve Plan The City of Spnngfield has adopted thiS plan as a refinement of the Metro Plan The plan proposes a 5 5 acre commuruty park on two undeveloped parcels north of the subject Site, between Bnggs M1ddle School and the EWEB ul1lity easement (bike path), and owned by the Willamalane Parks and RecreatlOn Dlstnct The Wzllamalane comprehensIVe plan refels to these parcels as "the P1erce property," donated m 1993 and elsewhere Identified WIth adjacent parcels as the' Y olandalBnggs/Plerce School Park" The plan observes that "there are opportuml1es to work with the School District and EWEB on future Improvements to the Pierce property as a neighborhood park and a waYSide for the EWEB B1ke Path" (pg A-46-7) The Wzllamalane 20-year Parks and RecreatlOn Comprehenszve Plan, "Table I Neighborhood Parks" lists actlOn 1tems for neighborhood parks ActIOn I 4 suggests, 'Invesl1gate expansIOn of the park onto the vacant land to the south," the subject site However, such mvesl1gatlOns, If they have been pursued, have led to no further defined actlOn or policy ActIOn 1 5 suggests, "pursue opportuml1es to Improve the EWEB bicycle path and develop park faCilities on adjacent land to help meet neighborhood park needs ) The master plan for the subject site mcludes several pedestnan and bicycle connecl1ons to the EWEB path and the proposed parks to the north The subject site Itself Will mclude extensive public open spaces As a commentmg agency, the WIllamalane Parks and RecreatIOn Dlstnct will have, through the master plan and site plan review processes, the opportumty to coordmate plans with future development RIvers to Rzdges, Metropolztan ReglOnal Parks and Open Space Study does not Idenlify the subject site as a resource The study maps the EWEB bicycle path that borders the northem boundary of the subject site as an element of the area's "Major Public Parks and Open Space" However, thiS b1cycle path 1S outSide the boundanes of the subject slte ConclusIOns No part of the subject site IS des1gnated by the Metro Plan as Parks and Open Space The Wzllamalane 20-yeaz Pm k and RecreatlOn ComprehensIve Plan does not Idenl1fy the subject sIte as an "exlsl1ng park and recreal10n resource" No acknowledged plan declares It a slgmficant resource or slates thiS pnvately owned property for acqmsltlOn Therefore, the proposed PAPA IS consistent with Statewide Planmng Goal 8 Goal 9 - Economic Development To prOVIde adequate opportunztzes throughout the state for a varzety of economIc actlvltzes vztal to the health, welfare, and prosperzty of Oregon's cztlzens ResDonse Statewide Planmng Goal 9 - Economy of the State, requHes commumtles to mventory, plan, and zone enough commercial and mdustnalland to support the dIVerslficatlOn and Improvement of the economy Pursuant to th1S, the City of Spnngfield has adopted the followmg dOceJMe1~eceived: The V1llages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wntten Sla!ement- September 29, 2006 P~~P4 M62006 onglf\a\ submittal Eugene-Sprzngfield Metropolztan Area General Plan (Metro Plan), RevIsed 2004 I Sprzngfield CommercIal Lands Study, February 2000 Metropolztan Industrzal Lands Polzcy Report, July 1993 I I The Metropolztan Industrzal Lands SpecIal Study commenced m I ~89 and produced two documents, the Metropohtan Industrzal Lands Inventory Report and the Metropohtan Industrzal Lands Pohcy Report In 1995, the Springfield Commerczal Lands Study was Imtlated The CIty of Spnngfield adopted the study m 2000 and the Oregon Department oflLand Conservatlon and Development acknowledged the Sprzngfield CommercIal Lands Study as a pen OdIC 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 Cod~ However, as an area speufic penodlc reVIew task, It updates the "EconomIc Element" of the Metro Plan and mcludes findmgs, polICIes and ImplementatIOn strategIes regardmg the supply of commercIal lands Oregon Admlmstratlve Rule 660-009-000 et seq (DlVlslOn 9) establIshes the applIcabIlIty of Goal 9 rules to Post Acknowledgement Plan Amendments (PAPAs), and speCIfies certam procedures and reqUIrements for local governments to follow 111 the adoptIOn or amendment of I all plan or land use regulatIons pertaml11g to Goal 9 In OAR-660-009-0QI0(4) the rule dIscusses procedures relevant to tills applIcatIOn and states "For a post-acknowledgement plan amendment under OAR chapter 660, dzvlslOn I8, that changes the plan deszgnatlOn of land In excess of two acres wzthln an eXIsting urban growth boundary from an Industrzal use deszgnatlOn to a non-Industrzal use deszgnatlOn, or an other employment use deszgnatlOn to any other use deslgnatzon, a czty or county must address all apphcable plannzng requzrements, and (a) Demonstrate that the proposed amendment IS conszstent wzth zts mo"t recent economzc opportunztzes analyszs and the parts of zts acknowledged comprehenszve plan whzch address the requzrements of thzs dzvzslOn, or (b) Amend zts comprehenszve plan to Incorporate the proposed amendment, conszstent I wzth the requzrements of thzs dzvzslOn, or I (c) Adopt a combinatIOn of the above, consIstent WIth the requzrements of thzs dzvlslOn " The followl11g facts wIll demonstlate that the proposed amendment IS conSIstent WIth the most I recent economIc opportumtles analYSIS and WIth the parts of the acknowledged Metro Plan I whIch address the reqUIrements of DIVISIOn 9 The plan deSIgnatIon ch~nges antlclpated by the proposed PAPA WIll mcrease the supply of commerCIal land by 228 acres, the Campus I Industnal deSIgnatIOn wIll be removed and replaced WIth 148 acres of LIght MedIUm Industnal, I the supply of MedIUm DenSIty Resldentlal land wIll l11crease by 19 0 acres AddItIOnally, 26 0 I acres of the CommercIal land wIll also have a MIxed Use Area Overlay See Exlublts 3 and 4 and Table I (above) for more mformatlOn I , The Metropohtan Industrzal Lands Pohcy Report (MILPR) estlmated th~t the 20-year l11dustnal land supply was about 3,600 acres It further estlmated that the most lIkely projected 20-year demand for l11dustnalland would be 650 acres, less than one fifth of the supply The subject sIte was l11cluded 111 the lIst of short-term sItes [or new l11dustry (MILPR, p, 20) In response to tills study; ihe'Metro Plan was amended deletl11g a findmg that the supply was not a~~~n/ed' The V'l!ages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wntten Statement - September 29, 2006 SEP' ~59'f2lfo6 (Jr',;,'!"'" <:;lJbmltt"l the projected growth In the commercial and lIght manufactunng segments of the economy The follOWing policy was added to the Metro Plan Economic Element Polrcy #B 12 Discourage future Metro Plan amendments that would change development-ready zndustrzallands (sites defined as short-term zn the metropolztan Industrzal Lands Speczal Study, 1991) to non-zndustrzal designatIOns The cIties of Eugene and Spnngfield contracted ECONorthwest to create an up to date database of Goal 9 lands A Draft Commerczal and Industrzal Lands Database was presented to the cItIes In July 2006 ThIS public document does not contain 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 In thIS dIscussIOn The Metropolztan Industrzal Lands Report estrmated the most likely 20-year demand for Industnalland to be 650 acres (p 8, MILPR) WhIle the Campus Industnal share of vacant Industnalland has remained nearly constant (29% In Table 5 of 1993 Inventory Report and 28% In Table 3 8 of the 2006 Draft Database), the absorptIOn of all vacant Industnalland has exceeded predIctions Companng the MILPR vacant land total to the 2006 Draft Database total, the vacant land Inventory has been reduced by approxImately 1010 acres, though at least 155 acres were converted to other uses (reSIdential or commercIal) The Metropolztan Industrzal Lands Polrcy Report recommended conSIderatIon of CI deSIgnatIOn on rune (9) sItes totaling about 1,050 acres Of those, most changed to CI but approxImately 80 acres were converted to other uses Another 200 acres of CI deSIgnated land has been added to the Metropolitan Inventory since the study for a total adjusted Inventory of 1,170 acres The 2006 Draft Database shows a metropolitan CI Inventory of 836 3 acres ThIS indIcates that approxImately 70% of the adjusted onglnal supply of CI land remains after 13 years of the 20-year planmng penod have elapsed The proposed re-deslgnatlOn of 56 acres of CI land represents a 5% reductIOn of the ongmal Metro supply and a 14% reduction of the onglnal Spnngfield supply Meanwhlle, the draft Jasper Natron Specific Development Plan proposes adding another 37 acres to the long-term CI land supply m Spnngfield (All figures are rough estimates Exact data IS not aVailable) The Metro Plan has the followmg poliCIes dIrectly relevant to the proposed PAPA Economic Element Polrcy #B 6 Increase the amount of undeveloped land zoned for lrght zndustrzal and commercral uses correlatzng the effective supply zn terms of sUltabllzty and avazlabllrty With the projectIOns of demand Economic Element Polrcy #B 12 Discourage future Metro Plan amendments that would change development-ready zndustrral land, (sites defined as short-term zn the metropolztan Industrzal Lands Speczal Study, 1991) to non-zndustrzal deSignatIOns Clearly, these two poliCIes often wlll be In confhct WIth a lImIted supply of urbamzable land. increasing the amount of undeveloped commerCIal land WIll frequently be at the expense ~ the mventory of Industnalland The Metl 0 Plan addresses the Issue of confhct between'fJ~l~cies ecelved: \ The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement- September 29, 2006 P6E:1P6 ~f962006 0[11'111''11 Submittal , "The respec/lve JurzsdlctlOns recognzze that there are appaz;ent corifllcts and Il1COnslstencles between and among some goals and policies When makll1g deCISIOns based on the Metro Plan, not all of the goals and policies can be met to the same degree m every mstance Use of the Metro Plan requires a balancmg of ItS varIOus components on a case-by-case baSIS, as well as a selection of those goals, ob;eGllves, and poliCies most pertmentto the Issue at hand" The Sprzngfield Commercial Lands Study, the most recent economic opportumtzes analYSIS, contams the followmg key pohcles "Pohcy I-A Mamtam a mixed supply of large and small commercial sites through strategies such as rezomng or annexatzon to serve Spnngfield's future populatIOn' "Pohcy loB Ensure that an adequate amount of commercial land IS deSignated m the wldeveloped Identzfied nodes such as JasperlNatron and McKenZie/Gateway, to accommodate a portion of the demand for commercial acreage, and to Implement the pohcles and obJectzves of the TransPlan " "Pohcy l-C Mamtam at least a five-year supply of commercial 'land wlthm the Urban Growth Boundary (UGB) that IS currently served or readily servlccable With a range of urban pubhc faclhtles and services" "Pohcy 3-A RedeSignate and rezone portIOns of mdustnal land or resldentzal land wlthm tdentzfied Employment Center, Neighborhood Center, or Commercial Center nodes to Mixed Use Commercial to achieve the objectives of TransPlan, Transportation Plannmg Rule 12, and to mcorporate higher mtenslty development m conJunctlO~ With resldenttal and employment opportumtles " Metro Plan Economic Element "Pohcy liB 6" IS Imperatzve and prOVides clearer gUIdance than "Pohcy #B 12," which merely discourages The polICies of the Sprmgfield Commerczal Lands Study, partzcularly "Pohcy 3-A," clearly trump "Pohcy #B 12" when consldenng of the proposed PAPA The requITed mventones of Goal 9 lands are approximate m extent, and the deCISion to alter the compositIOn of those mventones IS discretIOnary Nonetheless, the City must conSider the appropllateness of approvmg the proposed PAPA compared to mamtammg the current land use deSignatIOn and zomng dlstnct Two Issues must be addressed, the sUltablhty of the land for the eXlstmg deSignatIOn's purpose, and the aVallablhty of substztutes for the land should the deSignatIOn change I The site has been reserved as development ready campus mdustnal land smce 1995 The maJonty of It was deSignated as Special Light Industnal (the precursor of Campus lndustnal) for years before that Despite the Industnal land surplus projected by the MILP R, the City has prevIOusly placed a high pnonty on mamtammg land m the CI zone antlclpatmg that high-tech employers paymg falmly wages will Wish to take advantage of the development opportUl1lty , , The reasons the project site has not yet been developed are complex However, the sHe IS not Id,~~l With regard to the quahtzes that the CI deSignatIOn IS mtended to foster aIDatlIe~iJJed The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wfltten Statement- September 29,2006 s~~ ~ ~~ 0;,' ,; i~\ ~i.<..'\Wfi ~L l__ _ ______~_ attract the deslfed mdustnes, the zone tmposes performance standards to reduce conflIcts WIth adjacent ZOnIng dlstncts and negatIve tmpacts between sItes wlthm the CI dlstnct Itself From the Metro Plan, 'The actIvItIes of such firms are enclosed wlthm attractIve extenors and have mmunal envIronmental nnpacts, such as nOIse, pollutIOn, and vIbratIOn, on other users and on surroundmg areas" However, the sIte and surroundmg areas are already subject to some ofthese Impacts, whIch may partIally explam why the sIte has not yet been developed wIth CI uses The CIty's pre-apphcatIOn report hsts "air pollutants from surroundmg heavy mdustnal uses, overhead electncal hnes alld nearby rail hnes whIch cause problems for certam types of hIgh technologIcal mdustnes Several high tech firms had constdered the PIerce Property for a potentIal locatIOn, and all found It unsUItable because ofthese problems" DespIte these shortcommgs of the SIte, the CIty should preserve the current desIgnatIOn If It represents the last best hope to attract hIgh tech companIes However, a thorough revIew of the Sprmgfield Development Code reveals that there IS httle UnIque about the CI zone The MILPR pomted out that Spnngfield's LMI dlstnct IS used as a buffer or transItIon zone between heavy mdustnal and non-mdustnal uses, as IS the CI zone The ZOnIng dlstnct pernuts subdIvIsIOns followmg mdustnal park standards Many of the heaVY-Impact mdustnal uses prohIbIted m the CI zone are also prohIbIted m the LMI zone such as manufactunng chemIcals, lumber, wood, paper and dairy products, metal fabncatlOn, cleanIng and dymg, gas storage, mcmerators, and recyclmg centers All of the pnmary and secondary uses pernutted m CI zone are also permItted m the LMI zone Refer to Tables 2 and 3 below Date Received. SEP 2 9 2006 OrigInal Submittal The VIllages at Marcola Meadows - Metro Plan Amendment Appl1catlOn Wntten Statemenl- September 29, 2006 Page 18 of36 T dble 2 Campns Indnstnal Uses PermItted In LIght-MedIUm Industnal ZOnIng D.stnct I 21 040 Campus Industrial Primary Uses 1(1) Secondary Processing of prevIously prepared materials Into components or the assembly I of components Into finished products 1(2) BUSiness Parks li2} Small-and-medlum-scale-ll~ht mdustrlal manufactunng U3) CommercIal and Office uses that do not prlmanly serve the public I (a) AdvertlslnQ marketing and publIc relatIons I (b) Bluepnntln~ and photocoPYln~ 1 (c) Call centers that process predominantly Inbound telephone calls I (d) Computer facilities management services I I I I I I I I (e) Computer systems design services (f) Data processing and related services (q) E (electronlc)-commerce Including mail order houses (h) Educational faCilities In business parks Including, but not limited to, professional and business schools, and Job tralnmg and vocational rehabilitation services (I) Graphic art servIces vocational (I) Internet and web sIte and web search portal (Includes services and techmcal support center) (k) Internet publishing and broadcasting (I) Laboratones Includmg medical dental and x-ray (m) Management consulting, and public relations offices (n) Media productions mcludmg but not limited to TV and radio broadcastmg studioS as'well as cable and other program distributIon and motion picture productIon (0) Non-profit organization office (p) Pnntlng and publlshmg (q) Professional membership and union offices (r) Satellite telecommunications (s) Software development (lncludes services and technical support center) and publlshlnQ I it) .Wlred or WIreless telecommunications carrier offices 1(4) Corporate Headquarters Regional Headquarters and Admlnlstratlve Offices (LargeMscale light manufactunn~) 1(5) Mall distribution faCIlities 1(6) Larqe-and-Medlum-scale research and development complexes 1(7) Certain Wireless Telecommunications Systems Facilities 1(8) A~rlcultural Uses on undeveloped land P :::; Permitted, -::= Not Permitted LMI P P P P P P P P P P P P P P P P P P P P P P P p P P P Date Received SEP 2 9 2006 Onglnal Submittal The VIllages at Marcoia Meadows - Metro Plan Amendment ApplIcatIOn Wntten Statement- September 29, 2006 Page 19 of36 Table 3 Secondary Campns Industrial Uses Permitted In Llght-Medmm Industrial Zoning District Use Categories/Uses I (5) Other primary industrial uses (20 100(1), (2) and (3)) I (n1 Reqlonal dlstnbutlon headquarters mcludlnq mdoor storaqe 1(6) Transportation related, non-manufacturing I (c) Heliports I (d) Helostops 1(7) Secondary uses serving or related to on-site industrial uses (20 100(4)) I (a) Accessory structures I (b) Administrative professional or busmess offices I (e) Dav care faCilities (pnmanly servlnq emplovees) I if) Developed recreation area (servlnq the development area) I (q) Financial Institutions I (h) HeliPorts and helistops I (I) Manufactured unit used as a permanent office (36190(1) and (3)) I (j) Manufactured home used as a night watch person's quarters (36 190(2)) 1(8) Service and repair I (a) Busmess machme repair I (e) Janltonal services I if) Small enQlne repair I (q') Watch repair 1(9) Warehouse commercial, wholesale trade, storage and distributIOn (20 100) I (b) Warehouse I commercial uses engaged pnmanly In the wholesaling of matenals to the construction Industry I (d) (b) Electncal suppi,es and contractors I (d)(g) Larqe electncal appliance sales I ld)Jh') Lumber yards and bUlldlnq matenals 1(1) Other uses (20 100(5)) I (c)2 Low Impact faCilities Zoning Districts LMI CI P Secondary I p Secondary I p Secondary I I p Secondary p Secondary p Secondary p Secondary p Secondary p Secondary p Secondary I p Secondary I I p Secondary I p Secondary I p Secondary 1 p Secondary I I S Secondary 1 p Secondary p Secondary p Secondary I p Secondary I In addItIOn to LMI deSIgnated and zoned land, commercIal land IS also SUItable for many hlgh- wage, economIc export employers The Land ConservatIon and Development Comn11sslOn recently reported to the Governor on the conversIOn of mdustnalland to non mdustnalland The report was concerned wIth mamtammg an adequate local supply of mdustnal land and preventmg conversIOns of pnme mdustnal land to non-mdustnal uses TheIr report was tItled "Promotmg Prospenty Protectmg Pnme Industnal Land for Job Growth" It made the followlng observatIOn "The Issue of conversIOn of mdustnallands IS Imked dlfectly to the goal of provldmg an adequate supply of mdustnal and other employment land for a vallety of economIc activIties UntImely or undeSIrable conversIOn of mdustnallands, partIcularly conversIOn of strategIc sItes wIth umque market features, can mterfere wIth accomphshmg the goal of provldmg adequate land development opportumtles for economIc growth and Job creation" (p II) "The GMELS' [Greater MetlOpohtan Employment Lands Study] Phase I findmgs remforce the commlttee's assertIOn that tradItIOnal mdustnal areas, mcludmg those featunng heavy manufactunng, warehouse/dlstnblltlon, mdustnal servIce and waste management actlvlt1es should be protected from encroachment by mcompatlble non- mdustnal uses by placmg these areas m so-called mdustnal sanctuarIes" (lbl:Jlle Received The VIllages at Marco!a Meadows - Metro Plan Amendment ApphcatlOn Wntlen Stalement- September 29,2006 SEP'1e~~oM6 )1I9mal Submittal However, the report also observed, I "To better understand the concept of employment lands,' the comllllttee exammed the Phase I findmgs of the Greater MetropolItan Employment Lands Study (GMELS) The study IS based on an assessment of the need for a broad category of employment lands wlthm the greater Portland metropolItan regIOn Committee members concurred With a major findmg of GMELS that the lme between mdustnal and non-mdustnal use IS becommg mcreasmgly blurred m the new economy because many traded-sector and mdustnal actIvIties are now camed out III office and tech-flex settmgs The latter type of mdustnal uses IS perfectly compatible With other employment activIties and thus, can be accommodated III mIxed-use zomng dlstncts that mclude retail, ioffice, mstltutlOnal and/or lIght mdustnal and even residential uses" (p 18) I "New and emergmg mdustnal uses These are high-tech, bIOtech, some mal1Ufdctunng alld research and development and are often located m office and tech-flex settmgs They are most productive when adjacent to SImilar compames and ,their 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 charactenstlcs are compatible With surroundmg uses" (p 20) , Although the conversIOn of CI land to other deSIgnatIOns may seem to hflve a negative effect on the potential for economIc development, the net effect IS very posItive when consldenng the benefits of addmg to the extremely scarce supply of commerCial land 'As the DLCD report to the Governor pomts out hIgh-tech research and development firms ar~ most productIve when non-mdustnal suppliers and supportmg servIces are aVailable to them ConclUSIOn , WIth 35% of the plamllllg penod remammg, the metro area has retamed 70% of the adjusted ongmal supply of CI land The proposed PAPA would reduce that portIOn to 67% Based on the SCLS estimates, the year 2000 commercial land supply of 97 acres was 38% of the 2015 demand for vacant commercial land The 2006 Draft Database sets the current mventory of vacant commercial land at 836 acres The proposal would Increase Spnngfield's mventory of commercIal land by 37% ThiS reassIgnment of commerCial and Industnalland Will support the diversificatIOn and Improvement of the economy It IS consIstent WIth the pnontles establIshed , by adopted and acknowledged polIctes Therefore, the amendment IS consistent With stateWIde planmng Goal 9 Goal 10 -HouslIlg To provIde for the hOUSing needs of cItzzens of the st lte ResDonse Approval of the applIcant's proposed PAPA changIng approximately 18 acres from Campus Industnal to MedIUm DenSIty ReSIdential on the Metro Plan dlaglam alld zonIng map, reqUIres I compliance WIth stateWIde planmng Goal 10, Housmg (OAR 660, DlVlslOn 8) (The total acreage of MedIUm DenSIty ResIdential land IS proposed to Increase from 367 to 547 aCles) The Post Acknowledgement Plan Amendment (PAPA) IS consIstent WIth the parts of the Metro Plan :-vhH;h,address the reqUIrements of Goal 10 Date ReceIved The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wnlten Statement - September 29, 2006 ~~2 ~09 32006 O-r~ "":-\! quh"\"Jltt~1 __ The Eugene-Sprzngfield Resldentzal Lands Study (RLS) was completed m 1999 as a technIcal document mformmg polIcy changes to the Metro Plan as part of the area's pen odIc revIew reqUIrements The RLS was acknowledged by the state Land ConservatIon and Development COlrumsslOn as bemg consIstent WIth Goal 10 The purpose of the RLS was to compare resIdentIal land needs WIth aVaIlable land supply The analYSIS does not reqUIre bUlldout of partIcular densItIes or numbers of umts on speCIfic sItes or wlthm the metro area as a whole The RLS contams a detaIled sIte mventory m the TechnIcal AnalYSIS, whIch IS summarIzed below as It pertams to the subject sIte Table 4 ResIdentIal Land Study SIte Inventory Marcola Meadows Property Site (Subarea 18) 2 Total Acreage Un bUildable Acres (wetland) 040 Constrained BUildable Acres 3707 000 3667 SOllrce ResJdenllal Lands and HOUSing Study Draft Inventory Document, 1999 page 64 Of the subject ,Ites total gross bUIldable acreage that was mcluded m the mventory, all 37 07 acres IS deSIgnated for MedIUm DenSIty ResIdentIal development The RLS assumes that 32% of resIdentIal lands WIll be developed WIth non-reSIdentIal uses, mcludIng publIc and CIVIC uses, roads, etc Subtractmg thIs 32% leaves 25 2 net acres that one can reasonably assume was conSIdered aVaIlable for development m the RLS DenSity AssumptIOns The RLS does not speCIfy an assumed average denSIty m the MDR deSIgnatIOn Rather, It outlmes the range of allowable denSItIes (14 28 to 28 56 umts per net acre) whIch comclde WIth the gross densIty range descnbed m the Metro Plan (10 through 20 umts per gross acre) It also descnbes the assumed dlstnbutlOn of hOUSIng types wIthm each resIdentIal deSIgnatIon (page 21) and the assumed denSIty by housmg type (page 22) The RLS also contams data summanzmg actual bUIlt densItIes m the metro area However, only hmIted data was aVaIlable, and bUIlt densItIes were assumed based upon data from years 1986, 1992, and 1994 USIng these three years, the data show bUIlt denSItIes between 21 and 23 umts per net acre for multI-famIly development (RLS TechnIcal AnalYSIS, p 21) No longer-term trend analYSIS IS avaIlable These figures reflect bUIlt densIty for multI-famIly projects only, not all development bUIlt In the MDR deStgnatlOn SInce SIngle famIly houses and duplexes are allowed m MDR, the average densIty across the deSIgnatIOn tS lIkely slgmficantly lower WhIle average denSIty figures have not been calculated for MDR areas due to the dIfficulty of obtaImng the data, smgle famIly development occurred at toughly 4 umts per acre and duplex development at 10 umts per acre dunng the same years (RLS Tech11lcal AnalYSIS, Page 21) Date Received '- - ) SEP 2 9 2006 Onglnal Submittal The V dlages at Marco!a Meadows - Metro Plan Amendment ApplicatIOn WrItten Statement - September 29, 2006 Page 22 of 36 Surplus of Resldentzal Land There IS documented a net surplus ofrestdentIalland to selve metro housmg needs through 2015, for all residentIal land categones combmed, and medIUm densIty resIdentIal land m particular The companson of resIdentIal land supply and demand IS shown m Table 2 below Table 5 ComparISon of ReSldent..1 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 mclude mixed use and commercial desIgnatIOns that can accommodate reSidentIal development In addition to calculatmg supply and demand m acres, the RLS conSIdered the supply and demand for housmg umts ThIS comparison also shows a net surplus across all reSIdentially deSignated land, and WIthIn the MDR deSIgnation In partIcular, as shown In Table 3 below Table 6 Companson of ResldenlIal Land Supply and Demand, In Umts 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 medIUm denSIty umts (3,646) IS dIVIded by the assumed number of surplus medIUm denSIty acres (239), the denved denSIty for MDR land IS 1525 umts per net acre ThIS IS not, however, an adopted denSity assumption The RLS does not speCIfy how to determme expected denSIty or number of umts on a partIcular 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, In ItS preferred alternatIve (Scenano E) AlternatIvely, one can estImate the amount of expected development 011 the sIte by exttapolatmg assumptions contaIned WIthIn the RcsldentIaI Lands Study Itself I In fact, the apphcant's proposal retams a surplus m the reSIdentIal housmg Inventory, whIle mcreasmg the mtenstty of reSIdentIal development ThIS strategy supports nodal development and fulfills the reqUIrements of Goal 10 by accommodatIng a quantIty of umts that can be reasonably defended given the adopted findIngs, analYSIS, and pohcles contaIned m the RLS Denslttes wtll In fact be I11creased over what would otherWIse hkely be bUIlt The ReSIdentIal Lands Study concluded that through the plannIng honzon (2015), the area would have a surplus of land In all types of resIdentIal land use categones The study was adopted and Incorporated I11to the Metro Plan In 1999, and was acknowledged by LCDC as meetl11g the area's Goal 10 reqUIrements SpeCIfically, the RLS concluded that there was a surplus of 239 aii)at~e~ed umts m the MDR category (Metro Plan, pages III-A-3 and II-A-4) The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn WrItten Statement- September 29, 2006 9E~ !'9f2fJ06 On::;lfl"" SlJ~mlttal 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 - DIVlSlOn 8 does not prohIbIt creatmg addItional resIdentIal land after a local government has estabhshed an adequate supply Therefore, for the purposes of DIvIsIOn 8, It IS not necessary to estabhsh a maxImum acreage or to Justify the deSIgnatIOn of resIdential land m excess of projected land needs The Reszdentzal Lands and Houszng Study estImates of the long term projected land needs, and the detenmnatlOn that there IS an adequate mventory, served to demonstrate that the mlmmum needs had been met They dId not estabhsh a maXImum and dId not freeze the resIdential land supply If the proposed PAPA sought an exceptIOn from a stateWIde planmng goal, there would be a greater burden of JustIficatIOn for the expanSIOn of resIdentIal lands The exactmg standards for takmg a Goal 2, Part II exceptIOn would apply, the eVIdence would have to estabhsh that "Areas whIch do not reqUIre a new exceptIOn cannot reasonably accommodate the use" However, pursuant to OAR 660-004-0010(2), such an exceptIOn IS not reqUIred m thIS case Detenmmng the extent of the Goal 10 land supply IS merely a matter of pohcy for the local JunsdlctlOn In summary, our analYSIS finds that the apphcant's plan amendment proposal meets the reqUIrements of stateWIde plannmg Goal 10, supports applIcable adopted pohcles, and furthers the objectIves of nodal development Goal 11 - Public FacIlities and Services To plan and develop a tzmely, orderly and effiCient arrangement of publzc faczlztzes and servzces as a frameworkfor urban and rural development OAR 660-011-0005(7)(a)-(g) DefinitIOn of PubliC FacIlities' (a) Water (b) Sanztary Sewer (c) Storm sewer (d) TransportatIOn Pursuant of stateWIde planrung goal 11, the CIty of Spnngfield has adopted or endorsed the followmg documents . Eugene-Sprzngfield Metropolztan Area General Plan, reVIsed 2004 . Czty ofSprzngfield Zonzng Map, May 2006 . Eugene-Sprzngfield Metropolztan Area Publzc Facllztzes and Services Plan, 2001 . Czty ofSprzngfield Stormwater Management Plan, ReVIew Draft January, 2004 . Czty of Sprzngfield Stormwater Management Plan, Major Basms/Sub Basms Map, ReVIeW Draft, January, 2004 . Czty ofSprzngfield Conceptual Road Network Map, Updated July, 2005 . City ofSprzngfield Drznkzng Water ProtectIOn Plan, adopted May, 1999 Date Received. Resoonse SEP 2 9 2006 The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wnlten Statement - Septembel 29,2006 Paae 24 of 36 Ongmal'Submlttal The Eugene-Sprzngfield Metropolztan Area Genewl Plan Diagram and the City of Sprzngfield ZOning Map shows that the subject site IS inside of the CIty of Spnngfield Urban Growth Boundary Statewide Planmng Goal II ensures that public faCIlities and services arc provided In a tImely, orderly, and effiCient manner TliIs applicatIOn proposes to amend the Eugene- Sprzngfield Metropolztan Area General Plan Diagram and Wlll not affect provIsIon and arrangement of public facilitIes and services The folloWlng findings demonstrate that the eXisting public factlitIes and serVices have the capacity to serve future development on the subject site and Will be provided In a timely, orderly, and effiCIent manner Subsequent planning actIons Inmted to the subject site (I e Master Plan and SIte Plan applicatIOns) In due time Will address the arrangement of public facilitIes and serVIces on the subject site See Exhibits 8 and 9 for mOle InfOlmatlOn Potable Water Service The subject SIte Will be served by connectmg to eXisting Spnngfield UtIlity Board (SUB) water lines adjacent to the site There are SIX potentIal water lines adjacent to the subject site to have the capacity to serve future development There are two 12" PVC water lines along 28th street have the capacity to serve development In the southwest portIOn of the subject SIte There IS an 18" water line In the Right-of-Way of 31st street that has the capacity to serve future development Currently, there are two 10 ' water lines that can serve future development on the west portIOn of the subject SIte One of these water lines In located approximately 100' north of the center line of Bonme Lane and the other IS approximately 120' south of the center line of Bonme Lane AdditIOnally, there IS a 16" water line on the south Side of Marco1a Road approximately 1075 ft west of the intersectIon of Marcola Road and 28th street that has the ability to serve development In the southern portIOn of the subject SIte The water lines In Marcola Road and 315t Street contain suffiCIent capacity to serve the site Therefore, thIS key urban selVlce will be proVided m an orderly and effiCient manner Sanitary Sewer The City of Spnngfield proVIdes samtary sewer service for lands Within the City of Spnngfield city lnmts The subject site IS WIthin the City of Spnngfield city limits and can be served by cOlmectlng to eXisting samtary sewer lines adjacent to the property The subject stte IS located m the North Spnngfield waste water baSin and currently has adequate capaCIty A 42" concrete mam line for the City of Spnngfield traverses the lower thIrd of the subject site that flows east to west and collects all sanitary sewer water for the subject site WIth some fill reqUired In the north The northeast corner of the project will be served by an eXisting sewer m 31 5t Street Currently, thiS mmn line has the capaCIty to faCilitate the proposed development's samtary sewer needs There are three sewer lines that connect to the main trunk line on the subject Site, an 8" PVC line connects to the main trunk line from the south, approximately 250 west of the intersectIOn of 281h street and Pierce Parkway, an 8" PVC line running north and south along 31 st street connects to the main trunk Ime from the north In the public Right-of-Way for 31st street, an 10" concrete line running n0l1h and south com1ects to the main trunk line from the nOlih, approximately 240' west of the nOl1hwest boundary of the subject site Therefore, thiS key urban service will be proVided In an orderly and effiCient mmmer bate Received SEP 2 9 2006 The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn Wnlten Statement - September 29,2006 . p'ija~ 25 of 36 Origll"?1 SubmlTTi>1 TransportatIOn The project area IS currently served by Marcola Road, 28th, and 31 st 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 IdentJfies 28th and 31" streets as the "31 st Street Connector" The 28th street portIOn of the 31st Street Connector IS fully Improved and classified as a Collector street Tlurty-Fust Street IS not fully Improved and also IS classified as a Collector street Currently, 31st street IS a two-lane asphalt paved road that does not have gutters, curbs, or sIdewalks, although there IS a CIty of Spnngfield 10' utJhty and sidewalk easement on the west side of 31" street to faclhtate road Improvements m the future In this sectIOn of this statement addressmg Statewide Planmng Goal 12 - "TransportatIOn' there are additIOnal findmgs regardmg pubhc faclhtles and serVIces, and those discussIOns are hereby referenced and mcorporated Storm Water Control The subject site IS located m #18 Sub-Basm of the West Spnngfield/"Q" Street Major Basm Storm water faclhtJes WIll be designed as a component of subsequent land use approvals to meet City of Spnngfield storm water pohcles and regulatIOns Prehmmary storm water plans will keep the development's storm watel runoff rates equal to pre-development peak storm water runoff rates This Will be aclueved through multJple 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 Metropohtan Urban Growth Boundary and City of Spnngfield city hmlts ThIS enables pubhc facilltJes and services to be extended to the site m a tJmely, orderly, and effiCIent manner The subJec.t site has eXlstmg pubhc facilities and services adjacent to the site which also have the capacity to serve future development Therefore, thiS amendment IS m complIance with Goal 11 Goal 12 - TransportatIOn To provide and encourage a safe, convenzent and economic transportatIOn system ResDonse Goal 12 IS Implemented through DlVlslOn 12, OAR 660-012-0000 et seq The goal and dlVlSlOn are I1nplemented at the local level by the Eugene-Sprzngfield Metropolztan Area TransportatIOn Plan (TransPlan) acknowledged for comphance With Goal 12 m 2001 Plan amendments and land use regulatlOn amendments are regulated under OAR 660-012-0060, the "TransportatlOn Planmng Rule' If an amendment slgmficantly affects a transportatlOn faclhty, a local government must provide a form ofmltlgatlOn OAR 660-012-0060(1) states "A plan or land use regulatlOn amendment slgmficantly affects a transportatlOn faclhty If It would (a) Change the functlOnal classIficatIOn of an eXlstmg or planned transportatlOiO'~tReCelVed (exclusive of correctIon of map errors m an adopted plan), ~~f 10 ~f~g06 ~ . The Vtllages at Marcola Meadows - Metro Plan Amendment Appllcatton , Wntten Statement- September 29, 2006 OnqlJ1::l1 S'Jbrn,tt!?\ (b) Change standards Implementmg a functlOnal classlficatlOn system, or (c) As measured at the end of the plmmmg penod Identified m the adopted transportatlOn system plan (A) Allow land uses or levels of development that would result m types or levels of travel or access that are mconslstent with the functlOnal classlficatJon of an eXlstmg or planned transportatlOn faclhty, (B) Reduce the performance of an eXlstmg or planned transportatlOn faclhty below the mmlmum acceptable performance standard Identified m the TSP or comprehensive plan, or (C) Worsen the performance of an eXlstmg or planned transportatlOn faClhty that IS otherwise projected to perform below the mmmmm acceptable performance standard IdentJfied m the TSP or comprehensive plan " OAR 660-012-0060(1). With regard to OAR 660-012-0060(l)(a) and (b), the proposed Post Acknowledgement Plan Amendment (PAPA) would not change the functlOnal classificatIOn of any transportatIOn facility, nor would It change the standards for Implementmg a functIOnal claSsification system With regard to OAR 660-012-0060(l)(c)(A), the PAPA would not allow types or levels of uses which would result m levels of travel or access which are mconslstent with the functIOnal classificatIOn of a transportatIOn faclhty The pohcles of the City of Sprzngfield Development Code and the TransPlan estabhsh the requested plan designatIOn as appropnate to the classificatIOn of the streets servmg the site Specific reqUIrements for access to those streets will be determmed through the Master Plan and Site Plan reviews and approved only upon demonstratIOn of comphance with the provIsions of the acknowledged comprehensive plan and Implementmg legulatlOns With regard to OAR 660-012-0060(l)(c)(B) and (C), a Traffic Impact AnalysIs (TIA) evaluatmg the performance of eXlstmg and planned facilities as a result of the development proposed by this apphcatlOn has been perfoffiled That TIA (Attachment I) IS submitted concurrently with this wntten statement and the findmgs of that analysIs are hereby mcorporated by reference I TIA Sconm2: When detenmmng the effect of a proposed Post Acknowledgement Plan Amendment (PAPA), the TPR reqUIres local governments to evaluate Impacts to planned facIlltJes as well as those already eXlstmg According to OAR 660-012-0660(4)(b)(C), transportatIOn facIlltJes, Improvements or services Included In a metropohtan planmng orgamzatlOn's federally-approved, financially constramed regIOnal trmlsportatlOn system plan must be mcluded In the analysIs The Metropohtan Planmng Committee adopted the Central Lane Metropolztan Plannzng OrganzzatlOn RegIOnal TransportatIOn Plan on December 9, 2004 The MPooot'ee~vel!l planmng hOrIzon of 2025 This IS the planmng hOrIzon used by the TIA The follOWing projects SEP~g9~6 'f ...1< '",J ~ i ~,. The Villages'at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wntten Statement- September 29, 2006 OngI11~:i ;: Jf)mltlal are wlthl11 the study area of the TIA and are lIsted 111 MPO-RTP "Table la-Fl11atlClally Constramed CapItal Investment ActIOns Roadway ProJects" Table 7 Project Category Artenal CapacIty Improvements Name Geographic DeSCription JUriSdiction Estimated Length Number Limits Cost 42nd Street @ Marcola Road Traffic control Improvements Springfield $248,000 0 712 42nd Street at HIghway 42nd SUHwy 125 Traffic control Improvements Springfield S200,OOO 0 799 126 Westbound Ramp Eugene-Spnngfleld @ Mohawk Add lanes on ramps ODOT $310000 058 821 Highway (SR.125) Boulevard Interchanqe Table 8 Project Category New Collectors Name Geographic DeSCription I JUriSdiction Estimated I Length Number Limits Cost V Street 3151 Street to Marcola New 2 to 3 lane collector jSpnngfield $2 173 000'1 o 6~ 777 Table 9 Project Category Urban Standards Name Geographic Descrlptlon JUriSdiction Estimated Length Number Limits Cost 42nd Street Marcola Road to Reconstruct to 3 lane urban Springfield $2,551 000 103 713 Railroad Tracks faCility 31 st Street Hayden Bndge Upgrade to 2 to 3-lane urban Springfield $1,300,000 085 755 Road to U Street facllltv Because the ultImate purpose of the proposed PAPA IS to gam approval of a master planned development, transportatlOn modelmg of post-development tnp generatIon IS based on the master plan In addItIOn to calculatmg the maxImum Impact of future development that would be possIble on unconstramed land m the proposed plan deSIgnatIOn, the TIA also employed a worst- case scenarIo based on the level of development that WIll be stIpulated m the master plan The TIA compared the Impacts of future development under the eXlstmg plan deSIgnatIOns, the Impacts of unrestncted future development under the proposed plan deSIgnatIOn, and the Impacts of master plan restncted development under the proposed plan deSIgnatIOn The mtegnty of the post-development transportatIOn modelmg asswnptlOns can be assured by the condItIOnal approval of the proposed PAPA and mamtamed by subsequent sIte plan revIew and development constramts Traffic Imoact Llmltmg the use and denSIty of development to those descnbed m the proposed Master Plan results m fewer estImated net peak-hour vehIcle tnps than the worst-case scenano under current deSIgnatIOn and zomng WIth regard to OAR 660-012-0060(1)(c)(B) and (C), the analysIs has determmed that measured at the end of the planmng penod the proposed amendment wIll neIther reduce the performance of eXlstmg or planned transportatIOn faCIlItIes below the mmlmum acceptable performance statldards IdentIfied m TransPlan nor worsen the performance of transportatIOn faCIlItIes that are otherWIse projected to perform below the m!!)m~.fil.\lI. performance standard IdentIfied m TransPlan The VIllages at Marcola Meadows - Metro Plan Amendment ApphcatlOn Wnlten Statement - September 29, 2006 SEPP2g'\b2~6 , \ ,... ~\>.. I Or .glr.J1 ~ulJ..llh'" ConclUSIOn Pursuant to OAR 660-012-0060(1), the proposed PAPA does not slgmficantly affect any transportatIOn faclhtles and mltJgatIOn IS not reqUired The City of Spnngfield can find that the proposed PAPA IS consistent with Statewide Planmng 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 forms of energy, based upon sound economic principles ResDonse The purpose of this Metro Plan Diagram Amendment (PAPA) apphcatIOn IS to re-deslgnate land on the subject site to I) expand the amount of land designated tor MedIUm Density ReSidential, 2) re-desIgnate the land currently designated for Campus Industnal to Light MedIUm Industnal and Mixed-Use CommerCial, 3) and re-deslgnated the Commumty CommerCial land on the subject site to Mixed-Use COlmnerclal The Metro Plan IS an acknowledged plan by the Oregon Department ot Land ConservatIOn and Development Therefore, the Metro Plan IS currently consistent with the proVISIOns of StatewIde Plannmg Goal 13 The City of Spnngfield adopted the Metro Plan (Ordmance No 6087) on May 17, 2004 Tills apphcatJon 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 apphcatIOn IS consistent with the Metro Plan and StateWide Plmmmg Goal 13 Goal 14 - UrbanizatIOn To prOVide for an orderly and efficient tranSitIOn Fom rural to urban land use ResDonse All of the parcels affected by this apphcatIOn are currently wIthm the Urban Growth Boundary and were annexed mto the City of Spnngfield The annexatIOn was made m comphance With an acknowledged comprehensive plan and Implementmg ordmances, and estabhshed the avmlablhty of urban faclhtles and services Therefore the amendment IS consistent with StateWide Plmmmg Goal 14 Goal 15 - WIllamette River Greenway To protect, conserve, enhance and mamtam the natural, I scemc, hlstoncal, agncultural, economic and recreatzonal qualztles of lands along the Wlllamette River as the WIllamette River Greenway I ResDonse The subject site IS not wlthm the Willamette RIvel Greenway Therefore, this goal IS not relevant and the amendment will not affect comphance with Goal 15 Date Received SEP 2 9 2006 I 1" I~ f""JF~ {r The VIllages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn WrItten Statement - September 29, 2006 Onglnai Submittal Page 29 of 36 In' Goal 16 through 19- (Estuarzne Resources, Coastal Shore lands, Beaches and Dunes, and Ocean Resources) Resoonse There are no coastal, ocean, estuanne, or beach and dune resources related to the property or mvolved m the amendment Therefore, these goals are not relevant and the amendment will not affect comphance with Goals 16 through 19 SDC 7.070(b) AdoptIOn of the amendment must not make tlze Metro Plan Internally lllconslStent Growth Management Metro Plan, Pohcy I The UGB and sequentlOl development shall contznue to be Implemented as an essentlOl means to achieve compact urban growth The provIsIOn of all urban services shall be concentrated znslde the UGB Resoonse The two parcels affected by tl1lS apphcatlOn are currently wlthm the SprIngfield portIOn of the Metropohtan Urban Growth Boundary and have been Incorporated mto the City of Spnngfield The annexatIOn was made m comphance With an acknowledged comprehensive plan and Implementmg ordInances, and estabhshed the avmlablhty of urban faclllhes and servIces As such, the subject site IS provldmg for compact urban growth and has the essenhal services avmlable for development As defined m the glossary of the Metro Plan, compact urban growth IS defined as Thefilllng In of vacant and underutlllzed lands In the UGB, as well as redevelopment ImIde the UGB The zone changes Will allow compact urban growth to occur on lands that are currently wlthm the UGB and underutthzed for an urban area The development of the site Will prOVide needed commercial and mdustnal employment opportumtles and also provIde medIUm denSity residentIal development Metro Plan, Pohcy 24 To accomphsh the Fundamental PrincIple of compact urban growth addressed In the text and on the Metro Plan Diagram, overall metropohtan-wlde demlty of new reSldentlOl constructIOn, but necessarzly each proJect, shall average approxImately SIX dwellzng umts per gross acre over the plannzng perzod The proposed development seeks to achieve a gross denSity for all residentIally deSignated and zoned Im1d of approximately mne dwelhng umts per acre The future development of the Site, therefore, Will help the regIon achIeve ItS goal of compact urban development Metro Plan, Objective 8 EncoUlage development of sUItable vacant, underdeveloped, and redevelopable land where servIces are avmlable, thus capltahzlng on publ[9cMe'lT{@i~Ned already made for these servIces The Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn WrItten Slatement- September 29,2006 SEP 2 9 2006 Page 30 of 36 Onglnal Submittal ReSDonse The subject sIte IS currently underdeveloped with access to readily avmlable pubilc faCliltIes and services Approval of thiS proposal Wlll capltailze on the pubilc servIces and expenditures already made and planned for m the ImmedIate area In short, the underdeveloped subject SIte IS sUitable for residentIal and commercIal uses (specIfically the proposed mix cd resIdentJal and commercIal area) and has access to pubilc facIlIties and serVIces Metro Plan Specific Elements A Resldentzal Land Use and Housll1g Element ResDonse WIth the adoptIOn of the Eugene-Sprmgfield MetropolItan Alea General Plan 2004 Update (effectIve Februmy 2006) the subject sIte's resldentJdlly desIgnated land was removed from the mventory of land designated for low-densIty residentIal uses dUd was designated for medIUm- 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 publzc servIces and Infrastructure The cItIes shall exam me ways to provIde subsldzes or Incentlve.l for plovldmg mfrastructure that support affordable housmg and/or higher denSIty housmg The applIcant shall conform with CIty of Spnngfield reqUirements for paymg the fmr cost of extendmg pubilc services and mfrastructure A variety of housmg types are proposed as part of the Master Plan mcludmg small lot smgle-fmmly detached, townhomes, apartments, semor cottages and a congregate care facIlIty Metro Plan, PolIcy A 10 Promote hIgher resldentzal denSIty II1Slde the UGB that utllzzes eXlstll1g mfrastructure, Improves the effiCiency of public serVices and facllztles, and conserve.l rural resource lands outsIde the UGB Metlo Plan, Poilcy A 11 Generally locate hIgher denszty resldentzal development near I employment or commerczal serVIce, m proxImity to major transportatIOn systems or within transportatlOn-ejjlclent nodes i Metro Plan, PolIcy A 12 Coordll1ate hIgher denSIty resldentzal development wzth the prOVISIOn of adequate II1frastructure and .lerVICes, open space, and other urban amenztles Metro Plan, PolIcy A 13 Increase overall resldentzal denSIty 111 the metropolztan area by creatmg more opportunztles for effectIvely deSigned lI1-jill, redevelopment, and mIxed use whzle consIdering Impacts of mcreased resldentzal denSIty on histOriC, eYlstzng and future neighborhoods , ' The: propos,ed Master Plan development wIll promote higher denSity de~l!i~!IWdfismg the total supply of medIUm denSity deSIgnated and zoned land wlthm the metropolItan area The The Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn SEP 2 9 2Oll& 31 of 36 Wntten Statement - September 29,2006 OI'Jini;1 S'if':,,,t'al -- applicant IS propOSIng to develop the residential portlOn of the site under the SprIngfield standards for nodal development, with a mlmmum net density of 12 umts per acre In additIon, the portIOn that IS proposed as sIngle-farrllly development IS proposed under the standards for cluster development With notably smaller lot sizes and common open space proVided The mix of SIngle-famIly small lot development and multi-family development IS located near "Potential Nodal Development Area 7C" (TransPlan) and the applicant IS propOSIng to develop a mix of commercial uses that shall Include employment and commerCial opportumtIes for future reSidents of the proposed development and eXistIng reSidents of the metropolitan area The proposed development IS located at the IntersectIOn of North 28th Street and Marcola Road approximately one-quarter mile east of the Marcola RoadlNorth 19th Street IntersectIOn With Highway 126, as such tills proposed development IS In close proximity to major transportatIOn routes and IS deSigned to be a walkable commumty that promotes a combInatIOn of higher denSities and employment and commerCial opportumtIes The proposed Master Plan development effectIVely Integrates the higher denSity development With the eXistIng neighborhoods In several ways Most ImpOliantly the lowest density development, SIngle-family detached lots, IS located adjacent to the reSidential neighborhoods to the west and north The higher denSity hOUSIng (apartments, cottages and congregate care) IS located along the east Side of the subject Site, and Internally north of the proposed commerCial and Industnal properties The proposed development Will mlmmlze the disturbance to eXistIng development while achieVIng the city's and regIOns need for higher denSity, mixed-use development Metro Plan, Policy A 17 PrOVide opportunztles for a full range of chOice In hOUSing type, denSity, Size, cost, and locatzon The applicant's proposed Master Plan Includes a variety of hOUSIng types IncludIng small-lot SIngle-family development, townhomes, apartments, semor cottages and congregate care The denSity of development IS proposed wltilln the deSired ranges for medIUm denSity reSidential and Includes more than 20% of common open space for use by the reSidents of the development The locatIOn of the hOUSIng tS central to the proposed nodal development area 7C (TransPlan) and shall plOvlde a vallety of employment and commerCial opportunItIes for the eXistIng reSidents of the area and future reSidents of the development Metro Plan, Policy A 20 Encourage home ownership of all houszng types, particularly for low- zncome households The applicant's proposed development Will Include a vanety of home ownership optIOns on small sIngle-fanuly lots and townhome lots The size of the lots and the optIons for home ownership Will Increase the supply of affordable ownership hOUSIng In the regIOn Metro Plan, Policy A 22 Expand opportunztzes for a mix of uses In newly develf2Plng f{;as al:l~ed' eXlst!ng neighborhoods through local zonzng and development regula/zons uate ecel . SEP 2 9 2006 - The V IlIages at Marcola Meadows - Metro Plan Amendment ApplIcatIOn Wnlten Statement- September 29, 2006 Page 32 of 36 Onglnal submittal The proposed Master Plan Increases the mix of uses by providing residential, commercial (main street, neighborhood retail, profeSSIOnal office) and Industnal opportuml1es, while also infilling m an area of more typical suburban development The mcreased commercial and employment opportuml1es will benefit the eXlstmg residents and future residents of the development site B EconomIC Element ResDonse A detailed analysIs of EconomIc Element pohcles IS contamed m the apphcant'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 31 st streets Marcola Road, the southern border of the subject sIte, IS fully unproved and IS designated as a Mmor Arlenal 281h and 31st streets border the eastem boundary of the subject site The City of Spnngfield's Conceptual Road Network Map IdentJfies 281h and 31 sl streets as the "31 sl Street Connector ' The 28th street portIOn of the 31st Street Connector IS fully Improved and classIfied as a Collector street Thuty- Fust Street IS not fully Improved and IS classified as a Collector street Currently, 31 st street IS a two-lane asphalt paved road that does not have gutters, curbs, or SIdewalks There IS a City of Spnngfield 10' utlhty and SIdewalk easement on the west Side of 31 sl street to faclhtate road Improvements In the futme AddltlOndl informatIOn In thiS statement's response to StateWide Planning Goal 12 - 'TransportatIOn" IS hereby referenced and Incorporated Metlo Plan, Pohcy F 1 Apply the nodal development strategy zn areas selected by each JurzsdlctlOn that have Identified potentzal for thIS type of transportatIOn-effICIent land use pattern ResDonse The subject site IS IdentIfied In TransPlan as "PotentJal Nodal Development Area" 7C The applIcant seeks to develop the maJollty of the sIte under the nodal standards as detaIled 111 the Spnngfield Development Code The apphcant's proposed development will Include residential, l1ldustnal and commercial development creatmg a mIX of uses that complements the nodal standards Metro Plan, Pohcy F 13 Support transportatIOn strategzes that enhance neIghborhood lzvabIlzty Metlo Plan, Pohcy F 14 Addless the mobllzty and safety needs of motorzsts, transIt users, bIcyclIsts, pedestrzans, and the needs of emergency vehIcles when plannzng and constructzng roadway system Improvements Metro Plan, PolIcy F 26 ProvIde for a pedestrzan envIronment that 'IS well zntegrated wIth adjacent land uses and IS desIgned to enhance the safety, comfort, and conaate<Re'OeI~ The VIllages at Marcola Meadows - Metro Plan Amendment ApplicatIOn WrItten Statement- September 29,2006 SEI) ~ C n~"'~ , Paoe-}lj of 36 b Onglnal Submittal ResDonse The proposed development shall be served by the eXlstmg streets (Marcola Road, North 28th Street, North 31 sl 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 wlIl have wide sIdewalks, any of them setback from velucle traffic The entire commumty wlIl be connected with all-weather mull1-use off street pathways It WIll be convement, and safe, to wall from one V 1Ilage to the next Metro Plan, Pohcy F 36 ReqUire that new development pay for Its capacity Impact on the transportatIOn system Resoonse Based on the Traffic Impact AnalYSIS, the PAPA Will not have a capacity Impact upon the transportatIOn system Please see Attaclunent I, T1A for more mformatlOn A detailed analysIs of the zone change's consistency with the State TransportatIOn Plannmg Rule, OAR DlVlSlon 12, 660-012-0000 et seq, (TPR) IS contamed m the apphcant's response StateWide Plannmg Goal 12 - 'TransportatIOn" Those responses are hereby mcorporated by reference WIth regard to the TransportatIOn Element of the Metro Plan, the City can find that the proposed zone change wlIl not make the Metro Plan mternally mconslstent G Publzc Facllztles and ServIces Element Metro Plan, Pohcy G I Extend the mlnzmum level and full range of key urban faC/lztles and services In an orderly and efficient manner consistent WIth the growth management polzcles In Chapter ll-B, relevant polzcles In this chapter, and other Metro Plan poliCIes ResDonse The two parcels affected by tlus apphcatlOn are currently wlthm the Urban Growth Boundary alld were annexed mto the City of Spnngfield The annexation was made m comphance With an acknowledged comprehenSive plan and llnplementmg ordmances, and estabhshed the aVallablllty of urban faclhtles and servICes A detailed analYSIS of the aVallablhty of those services IS contamed m the apphcant's response StateWide Planrung Goal 11 - "Pubhe Faclhl1es and Services" Those responses are hereby mcorporated by reference Mefl 0 Plan, Pohcy G 5 ConsIder wellhead protectIOn areas and surface water supplzes when plannzng stormwater facllztles ResDonse A stormwatel management plan shall be Cleated dunng the master plan process Special emphaSIS Will be placed upon the wellhead protectIOn area and surface water supphes when plannmg stormwater fac1l111es See Exhibits 8 and 9 for more mformatlOn H Parks and RecreatIOn Element ResDonse The changes proposed by thiS apphcatlOn wlIl have no Impact on allY recreatIOn area, faclhty or opportl!mty that has been mventoned and deSignated by the Metro Plan or any relevant faclhty plan regardmg the City's recreatIOnal needs The recreatIOnal needs ~f t~8f~~~~11Efc1: The Villages at Marcola Meadows - Metro Plan Amendment Application Wntten Statement - Septembel 29,2006 Page 34 of 36 ~.:? ~ 9 2006 \ 1 , \ I . . o~ ... , ") >.:J! t.W(I/ih~1 adequately met by the eXlstmg and planned facilities enumerated m'the WllIamalane 20-year Park and RecreatIOn Comprehensr,e Plan, 2004 and other associated documents A detailed analysls of the subject site m relatton to the varIOus parks and recreatIOn system studles, mventones, refinement plans, and facllittes plans IS contamed m the applicant's response Statewide Planmng Goal 8 - 'Recreatton" Those responses are hereby mcorporated by reference With regard to the Parks and Recreatton Element of the Metro Plan, the City can find that the proposed zone change will not make the Metro Plan mternally mconststent 1 Histone PreservatIOn Element ReSDonse The changes proposed by thiS applicatton will have no Impact on any hlstonc resource that has been mventoned and destgnated 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 zone change will not make the Metro Plan mternally mconsIstent J Energy Element Metro Plan, Goal I Maximize the conservatIOn and efficzent utllzzatlOn of all types of energy ResDonse The proposed zone change and subsequent development of the site Will encourage conservatIOn and effiCient uttlizatlOn of energy by a concentratIOn of employment, services and residences on the Site, and enabling transtt services to the sIte Metro Plan, Policy J 3 Land allocatIOn and development patterns shall permll the highest possible current andfuture utllzzatlOn of solar energy for space heatmg and coolmg, m balance With the requirements of other planl1lng polzczes, and ResDonse The appliCaIlt shall design future development accordmg the standards of the Spnngfield Development Code mcludes all staIldards relevant to solar onentatlOn Metro Plan, Policy J 8 Commerczal, resldentzal, and recreational land luses shall be mtegrated to the greatest extent pOOllble, balanced With all planl1lng polzues to reduce travel distances, I optimize reuse of waste heat, and optimize potentzal on-slle energy gener,atlOn ResDonse The requested approval of the zone change proposed herem, tf approved, will enable the subsequent development of a master plaImed mixed use development that shall proVIde employment, services and reSidential opportumttes The proposed development enVISIons a senes of eight (8) Villages that mclude mam street retail, neighborhood retail, general retail and resldcnttal uses (smgle-family detached townhomes, apartments, semor cottages and congregate care) Workers and reSidents wtll have the optIOn to obtam dmmg, shoppmg, and other commercial amemtles less than a mde from the subject site consistent With Policy J 8's mandate to balance all planmng poliCIes to reduce travel distance EXlstmg resldenttal neighborhoods are adjacent to the subject site The presence of schools and the Willama~Jf{) to the 80rth provides proxlmtty to recreatIOnal land uses ecelve : The Villages at Marcola Meadows - Metro Plan Amendment ApplIcatIon Written Statement- September 29,2006 SEP 2 9P2l1O~50f36 One!!'"':-; ",":, tl~Y,'t. ( : --- ~--- , Because the amendments facIlItate development of an Integrated master planned mIxed-use development wIth a mIX of commercIal, resIdentIal and IndustrIal zomng adjacent to recreatIOnal land uses (all WIthIn reasonable walkIng dIstance, whIch allows mlXlng of uses and reduces travel dIstances) It IS consIstent WIth thts polIcy K Citizen Involvement Element Metro Plan, Goal Continue to develop, maintain, and refine programs and procedures that maximize the opportunzty for meanzngful, ongoing cztlzen znvolvement In the communzty's plannzng and plannzng ImplementatIOn processes GOnslstent With mandatory statewide plannzng standards Response As noted In applIcant's findIngs regardIng StatewIde PlannIng Goal ], Citizen Involvement, the CIty's acknowledged program for cItIzen Involvement proVIdes cItIzens the opportumty to revtew and make recommendatIOns In wntten and oral testImony on the proposed zone change, consIstent WIth Goa]] The actIOn proposed IS consIstent WIth and does not amend the cItIzen Involvement element of the Metro Plan Aspects of the Metro Plan that have not been discussed wlthzn this applzcatzon Will be dealt wzth dunngfuture development proposals zncludlng site review and conditIOnal we permit VI CONCLUSION Based on the above ana]ysls and findIngs of complIance WIth approval cntena and adopted plans and polIctes, the requested Metro Plan DIagram amendment should be approved as proposed ]f you have any questIOns about the above applIcatIon, please do not heSItate to call RIchard M Satre, AlCP at Satre ASSOCIates, P C (465-472]) Date ReceIved SEP 2 9 2006 On9lnal submittal The Villages at Marcola Meadows - Metro Plan Amendment ApplicatIOn Wntten Statement - September 29, 2006 Page 36 of36 EXHIBIT 1 K & D ENGINEERING, Ine Engmeers . Planners. Surveyors Legal deSCllptlDn For "Mal cola Meadows" Comp Plan and Zone Change Two (2) Parcels ofland located 111 Spllngfield, Olegon that are mOle parllcnlatly descTl bed as follow, Parcell Beg~nnlng at a pOlnt on the North marglD of Marcola Road, sald pOlnt belng North 89 571 3011 East 2611 60 feet and North 00 02' 00'1 West 45 00 feeL from the Southwest corner of the rellx Scott Jr D L C No 51 In Tovmshlp 17 South, Range 3 West of the Wlllamette Merldlan, Lhence along the North marglD of Marcola Road South 89 57' 30 I' West 1419 22 feeL to Lhe Southeast corner of Parcell of Land Partltlon Plat No 94- P0491, lhence leavlng the North marglTI of Marcola Road and rUllDlng along the Bast boundary of sald parcell and the Northerly extenslon thereof North 00 021 00" West 516 00 feet to a pOlnt on the South boundary of NICOL~ PARK as platted and recorded In Flle 74, Slldes 30-33 of the Lane County Oregon plat Records, thence alorg the South boundary of sald NICOLE PARK North 89 57' 3011 East 99 62 feet to the Soucheast corne~ of sald NICOL~ PARK, thence along the East boundary of sald NICOLE PARK North 00 021 DOll West 259 82 feet to the Northeast corner of sald NICOLE PARK, thence along the North boundary of sald NICOLE PARK South 89 581 00" West 6 20 feet to the Southeast corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded III Book 46, page 20 of the Lane County Oregon PIal Records, thence along the East boundary of sald LOCH LOMOND TERRACE J.7IRST ADDITION North 00 021 0011 West 112 88 feet to the SouLhwest corner of AUSTIN PARK SOUTH as platted and recorded lD F~le 74, Blldes 132-134 of the Lane County Flal Records, thence along the South boundary of sald AUSTIN PARK South North 89 581 0011 East 260 00 feet to the Southeast corner of sald AUSTIN PARK South thence along the East boundary of sald AUSTIN PARK South North 00 021 00 II West 909 6.9 feet to the Northeast corner of sa~d Austln Park South, sald pOlnt belng on the South boundary of lhat certalD tract of land descrlbed In a deed recorded July 31, 1941, lD Book 359, Page ?85 of the Lane Cou~ty Oregon Deed Records, thence along the South boundary of sald last descrlbed tlact North 79 41' 5411 East 1083 15 feet La the lnterbectlon of the South llTIe of the last deSCYlbed tract and the East IlDe of that certaln tract of land conveyed to R H Plerce and Ellzabeth C Plerce and recorded In Book 238, Page 464 of the Lane County oregon Deed Records, thence along the East lllle of sald last descrlbed tract South 00 021 0011 I:ast 1991 28 feet to the pOlnt of beglnnlng, all In Lane County, Oregon Date Received: SEP 2 9 2006 L - , Onglnal Submittal " , Page I of2 (541) 967.3458 276 N W HIckory Strcet. POBox 725. Albnny, OR 97321. (541) 928.2583 . Fax K & D ENGINEERING, Inc Engmeers . Planners. Surveyors Pal cel2 Beglnnlng at a pOlnt ~n the center of County Road No 753, 3470 24 feet South and 1319 9 feet East of the Northwest corner of the Fellx Scott Donatlon land Clalffi No 821 lD fownshlp 17 South, Range 7 west of the Wlllamette Merldlan, and belng 866 feet South of the Southeast corner of tract of land conveyed by The Travelers Insurance Company to R D Kercher by deed recorded ~n Book 189, Page 268, Lane County Oregon Deed Records, thence WesL 1310 feet to a pOlnt lS Ilnks East of the West llTIe of the Fellx Scott Danatlon Land Clalffi No 82, Notlf~catlon No 3255, In Townshlp 17 South, Range 2 West of the Wlllamette Merldlan, and rUTIDlng thence South parallel wlth and 15 Ilnks dlstan~ from Bald West llne of sald Donatlon Land Clalm a dlstance of 2304 76 feet to a pOlnt IS 11nkS East of the Southwest corner of sald Donatlon Land ClaLm, thence East followlng along the center llne of County Road No 278 a dlstance of 1310 feet to a pOlnt ln the center of sald County Road No 278 due South of the place of beglnnlng, thence North followlng the center Ilne of sald County Road No 753 to the pOlnt of beglnDlng, all ln Lane County, Oregon, EXCEPT the rlght of way of the Eugene-Wendllng Branch of the Southern Paclflc Rallroad, ALSO EXCEPT that portlon descrlbed lD deed to The Clty of Eugene, recorded ln Book 359, Page 285, Lane County Oregon Deed Records, ALSO EXCEPT beglnnlng at a pOlnt WhlCh lS 1589 47 feet South and 1327 33 feet East of the Southwest corner of Sectlon 19, Townshlp 17 South, Range 2 West, Wlllamette Merldlan, Lane County, Oregon, sald pOlnt also belng Opposlte and 20 feet Easterly from Statlon 39+59 43 P 0 S T , sald Statlon belng lD the ceuLer llne of the old route of County Road No 142-5 (formerly #753), thence South 0 111 West 183 75 feet to the lntersecLlon wlth the Northerly Rallroad Rlght of Way llne, thence South 84 451 West 117 33 feet, thence SouLh 79 301 West 48 37 feet to the lntersectlon of sald Rallroad Rlght of Way Ilne wlth the Southerly Rlght of Way 11ne of the relocated sald County Road No 742-5, thence along the arc of a 3~6 48 foot radlus curve left (the chord of WhlCh bears North 39 031 3511 East 261 83 feet) a dlstance of 269 94 feet to the place of beglnnlng, In Lane County, Oregon, ALSO EXCEPT that portloD descrlbed In deed 'Co Lane County recorded OcLober 19, 1955, RecepLlon No 68852, Lane County Oregon Deed Records, ALSO EXCEPT that partloD descrlbed ln deed to Lane County recorded January 20, 1986, Receptlon No 8602217, Lane County Offlclal Records, ALSO EXCEPT Lhat portlon descrlbed In that Deed to Wlllama1ane Park and Recreatlon Dlstrlct recorded December 4, 1992, Receptlon No 9268749, and Correctlon Deed recorded February 9, 1993, Receptlon No 9308469, Lane County Offlclal Records, ALSO EYCEPT thaL portlon descrlbed lTI Exhlblt A of that Sprlngf~eld, recorded September 22, 1993, ReceptlOTI No Offlclal Records ALSO EXCEPT Marcola Road Slldes 897, 898 and 899, Deed to the Clty of 9360016, Lane County Industrlal Park, Lane County p]at a~ platted and recorded In Flle Records, Lane County, Oregon 75, Date Received SEP 2 9 2006 Onglnal Submittal Page 2 of2 276 N W Hickory Street. POBox 725' Albany, OR 97321' (541) 928.2583 . Fdx (541) 967.3458 ., S~P-28-2006 14 14 Chad Cordell 5'41 485 031 EXHIBIT 2 (j) if ,2.4'-4 2,2-':1 RETURrt TO CASCAOE TITLE CO .... E;,:uDS~ b3tL\ 6~ ~ \1 -D ~ - ..c;-I \ ..~O 11-02..-~-oot\ 1800 Afterr.._~~dQll: 1111 WlllamAtfA !';treej: FlJPAne OR 97401-3107 Untll a change IS requested, mail all tax statements to: SC Snrin2field. LLC 5440 Louie Ln ate 102 Reno, NV ( Division of Chl.f Deputy Cl...k IlMU24293 Lans County Dos.. and R..c....d. 'W" ~~UUJ! ~ .~lWllijl~/~l~~~ 03:55~~ .;~ RPR-Dl!ED cnt:l Stn:9 CASHIER 04 $30 00 $11 00 $10 00 Tax Account No. TRUSTEES' DEED (Statutory Bargain and Sale Deed) Allan HJilar Pterce and Nonnan J. LeCompte, Jr, as C()- Trustees pursuant to the Last Will and Testament of Elizabeth C. PIerce, a deceased person, and Allan Hlllar PIerce and Norman] LeCompte, Jr" as Co-Trustees pursuant to the Last Will and Testament of Ralph H Pterce, a deceased person (collecttvely, "Grantor''), convey to SC Springfield LLC, a Delaware hrmted Jlabthty company ("Grantee"), the real property described on the attached Exhtblt A, together with all of the right, tdle and mt.......t of Grantor 10, to and under adjoming streets, rights of way and easements. The true conSIderation for Ilus conveyance IS Eight Mllhon Dollars ($8,000,000), paid by an accomrnodator p\1l"S\lallt to Section 1031 of the Uruted Stales Internal Revenue Code BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPAR1MENT 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 PROPERTY OWNERS, IF ANY, UNDER ORS 197 352 SIGNATURE PAGE FOLLOWS Date ReceIved: TRUSTEES' DEED. Page I G 1",r\N1LIClIcnIlP",,.,. TllIsl'Marlln Salcldeed 1\11 060331,doo SEP 2 9 2006 Onglnal Submittal SEP-28-2006 14 t4 "" . Chad Idell DATED Apnl L 2006 , " . . 541 485 0307 . P 02 ~..._ ~ p""""" to '" Last WIll and Testament of Elizabeth C. Pierce, ';:::::~~L1Ii2. Nonnan J. LeCompte, Jr., 0- Trust pllfS\lant to the Last WIll and Testament of ~_._""" ~L- Allan Hillar PIerce, Co.Tl'IIStee plll'Suant to the Last Will and Testament of Ralph H. PIerce, a d~ased person ~ Nonnan J LeCompte, Jr., to the Last Will and Testament Ralph H. Pierce, a deceased person 8T ATE OF OREGON ) ) $S- COUNTY OF LANE ) This instrument was acknowledged before me on April/() , 2006, by Allan Hillar Pierce, Co-Trustee plIl'Suant to the Last Will and Testament of Ell~abeth C. Pierce, a deceased person, and Co-Trustee plll'Suant to the Last Will and Testament of Ralph H , a deceased person ,.."....,......".,......,.'''''''''' . IIlllN\'fI'\lllUO.OREGOll ~IlIUtQ.1l94149 _ IItlDl\1llSlllllllOl>illEl9/l1ll&T2S,..... Date Received. SEP 2 9 2006 mUSTERS' DEED - Page 2 G \lIsrlNILICllent\P.CIW TrustIMalt1n Sale\dcal1\]l 060331 doo Onglnal Submittal SEP-28-2006 1414 " " , """e.:h:d" G,or.de,ll ~' .IJI. _ I .~I ~. I _ 1.,1111". ,I, . . 54t 485 0307 P 03 ... < STATE OF OREGON ) ) ss, COUNTY OF LANE ) TIus InStrument was acknowledged before me on April ~ 2006. by Nonnan J. LeCompte, Jr., Co-Trustee pursuant to the Last Will and Testament of Elizllbeth C, Pierce, a deceased person, and Co-Trustee pursuant to the Last Will and Testament of h H. PIerce. a deceased person. ilS.:a.4I<>-"ooJI........ ....);;:,_II~j.I".lol....t...I...~ MY~Ji:!ltG19 1~7r:.D' ?:Z". () f Date Received SEP 2 9 2006 Onglnsl Submittal TRUSTEES' DEED - Page 3 G \u~r\NJL\Cllcnt\PieteC TruSt\MnnlD Salc\dccd OJI 060331 ,doe SEP-28-200S 14 14 Chad ~ dell (';0' "Ii EXUlDlj A Real Property Description TRUSTEES' DEED - Exhibit A G lusrlNJL \Chent\Plerce TrusllMattlll Saleldeed nJi 060331.doo 541 485 0307 P 04 ! Date Received SEP 2 9 2006 Onglnal Submittal SEP-28-2006 14 14 Chad Cordell 541 485 0307 P 05 e; ... PMCEL 1, saglnning at a point On the North ~ight-ot,way line of Ma~cola ~O&d. said point ~1ng NOrth as' 57' JO' EQQt 2G~1.60 fo.t &n~ N~~h 00' OZ' 00' wese t5.00 fo.t from ebe Souchweac eorner of the Felix Sc~tt Jr. D ~.C. No. 51 1n Township 17 South, Range 3 Weet of ~he Willamette Ma~idian, tbence along the H~rCh right.or.way line of Marcola Road south 5~' 57' 30' He.t l41~,22 leet to the Souche~$t corner of parcell of LAnd Partition plat No. ~4-PO'~1, thence leaVi~ the N~rth right.of.way 11ne ot Mareolo Road and running along the EaSt bound!ry of said parcel 1 and tho Northerly extension thereOf North 00' 02' 00' Nest 515.00 fe.t to a point on the South boundary of N~COUB PARK ae pl~ttQd and recorded in File 74, Slide. 30'33 of the lane Councy Orogon Plat ~~cords: thence along the South boundary of fta~d NICOLS PARR Nortfi a9' $7' 30' Bast 99 6% teet to the Southea~t corner of said NlCO~ PARk: thence along th. Bast boundary ot said NICO~i PARR North 00' 02' 00' No.t 2S~.e2 feet to the Northeast eOroer ot s&1d NICOLI! PUtt. thence along che North l>O\lndary of oa1<.1 NICOLB PARK South 69' 55 I 00' Wese G .20 h~. to the Southeast corner of U)ClI LO>lOND nIlAACS r:tRST ADDITION, .... platted o.n4 recorded in Book 46, Page 20 ot the Lane County oregon Plat Record.: thtnce along th" Be.t boundary of ..id LOCH ~ND TBR&ACS FIRST ADDITION Norch 00' 02' 00' Weot 112,88 feet to thQ Southw.st eorne~ of AUSTIN P~ SOOTH, as platted and reeorde4 ~n File 7', Slides 132.1~( of the Lane County Plot Record., thence along the SOUth boundary ot said AOSTIN PARk SPUTa North a~' sa' 00' East 260.00 feet to the Southeasc corner of said AOSTlH PlIRtt SOtn'll, then.e along the Eue boundary of Qaid AOSTIH PARR SOtml North 00' 02' 00' West 909.69 feet to tne Northeast .orner of saiQ AUSTIN PARK SOOTH, .aid pOint being on the South boundary of tbat .ertain tract of land d..oribed in a dead rec~rded July 31, 1941, in BQo~ 35~, Page 2SS of the Lane County OTegon Doed Records: thence alOng the South boundary ot M1c1last deseribed tract Horeh ". 41' 54' ltaet 1083.15 teet eo the intorsection Of the South line of the last described tract end the East line of that eQrtain cract ot land convoyed to R. H. pieree and tli.abeth c. pieroe and recorded ;.n Book 2n, Page 4G' of tllO loane COUnty O""goll Deed Ucorda, thonc. along the East line Of said lAst described t..aet South 00' 02' 00' East 1~91.25 leet to the p01nt ot beg1rll\1ng, all in ~..no County, Oregon. PARCEL 2. Beginning at A point in the center of County Roa<.l No. 753, 3170.24 feet South and 1319.9 t..t East ot the NorthweSt corner of the Pelix 9cott Donation ..od Clai~ No. 02, in Townsh1p 17 south. ~ange 2 West of the Hillamette Meridian. ~nd being SSS f~t South of tho SoutheAst oorner of tract of land conveY'll" by The Travders lll:lllr&nce Company to R. D. Karcher by deed rlleol'dad in Book 169. Page 258, Lane County 0>:0901'1 DIled ReoOr<lt: thenee Weet 1310 toet to Q point 15 linke Bast ot the West line ot the Felix Sc~tt Dortat,on Land Claim No, 82, Notification No, 325$, 1n Town.hip 17 South, Range 2 west ot the Willamette Meridian, and running tbenee South parallel with and 15 link. distant from .aid Wese line of .aid Donation L4nd Claim a dietance ot 230..76 feet to a point 15 link. ~a.t of the Southwest .erner of said DOnot10n Land Claim, thence Ba.t followiag aloo4 the center line ot co~nty Ro&d No ~7a. distance ot 1~~~ tee. to a ~oint in the center of s.id County Road No. 278 due South of tha pl... ~t be~inningJ thence No~th following the center line ot said County Ro.d NO. 753 to the point ot beginning, ,,11 1n Lane County, Oregon I EXClll'T tbe right of WAY ot the 1ugene-Wen<:ll1ng Branch ot the Soutbern PaoUic /leUr-oad, ALSO EXCEPT tha~ portion deQcribed in deed to The C1ty of EUgene, recorded in aook 35', pase 285, Lane councy oreqon Deed Records, conUnued- Date Received: SEP 2 9 2006 I:XH1.BI'l' A, Page 1 c, ~ t,t""~' ':'~ ,hmrtt~1 SEP-28-2006 14 14 Chad Cordell 54t 485 0307 P 06 ,/ / ., ~, .-A Pro~~ty Deecriptlon eont'nued.(P~CEU 2) ~BO EXCEPT beginnin~ at a pOint whioh il 1589 47 feet South ana 1327.33 teet East of the' Southwest corner of section 19, Township 17 South, Range 2 west, willamette Mer,dian, Lane County, Oregon, said po~nt also boin; Opposite and 20 feet aaeterly fro~ stat,on 30+.9.43 P.O.S,T.. .aid Station beins in the cente~ line of the old route Of Co~ty Read No. 142-5 (formerly D753) , thence South O' 11' Weat 1Bl.75 feet to the interaection w'th the NortherlY Railroad Right of way l,ne, thence South B4- 4!' West 117.13 faet: thenoe South 79' 30' We.t 40.37 feet to the inter.ection of .oid RailrOad Right of way line with the southerly Right of way 11ne of the relocated .aid co~ty ROad NO. 742-5; thenoo along the aro ot a 316.48 fooc rAdiu, ~rve left (the chord Of whioh ~ears No~th 39' 03' 35' EAst 261_83 feetl . distance of ~6g,i4 feet to the place of bes.nning. in Lane county. Or.~on, ALSO EXCEPT eha~ portion ~.8c~ibed in de.~ CO Lane County recorded October 19, 1955. Reoeption NO. 68852. Lane C~nty ~on ~ed Reccrds; AI.!lO EXCllPT that portion dese~il:le\l in deed to una COWley reoOrcled January 20. 19B8, Reception No, B602217, ~ne COunty Of!101al Recorda, ALSO EXCiPT that pore ion de,cribed in that Deed 00 Wi11~alane ParK and ReCreation D,atrict recorded DaC.~er 4, 1992, Reception No. 9266749, and ~or~8ct1on Deed r@~Q~ded ~ebruary " 1993. Reeepe10n No. 9~Oa4G', Lane County Official RecordS, ALSO EXCEPT that portion described in Exhibit A of tbat Deed to the City of springf1eld. recorded September 22, 1993. Rlception No. 9360016, Lane County Official Record. ALSO EXCEPT Marcola Road Ind~trial park, as platted and recorded in File 75, Slidea B97, 80B and 899, Lane county Plat Reoorde, Une County, Oregon. illltCEL 3, An eaaement for !ogre.. and egreee. parking and aii" purpoe.. a. deecribed in that oertain Reciprocal Ea80ment Agreement. recorded APril 22, 1994, Reel No, 1943, Reoeption No. 9429753, ~ne County Ottio!.l Records. ?AAa:L 4 I M easement for ingreso, e9'res. and parking II d...cribec1 in that certain Declaration of Rest~i~~1on8 and Grant of &a..menta, recorded March 17, IS89, Reel NO~ ~S63, Reception No. Q911762, as amended by th~t cercain First Amendment to Declaration of Re;trietione and Grant of Ea~ement.. recorded october 31, 19$9. Reel No, 1600. ReCeption No. 09i9055. a. modifiec1 by that oertain Restated oeelaration Of Re.trictio~ an4 Crant of EaseM~ee. reoorded May 10, 1991, Reel No. 1695. Reception NO, 9121898, and by that certain ~..~.nt a~ Aaa~mpt1on of ob11iation., '~Orc1sd November 2. 1994, Reel NO. ~OOJ, ReCeption No. 9477951. all of Ulne CQuoty Offieial Raoorde. Date Received SEP 2 9 2006 Onglnal SubmIttal -, ~_... A, Page 2 TOTAL P 06 1 n~ ~o 0('- N 21ST 51 .""~ "'l '3 0 ~- I ~%~ ~".J' i i 1 I ~ (") CORRALOR - I to ~ ~o ______________ 8 ..... ~ ?E1 --_ll________--------------, (/I I g I _~2~n__...__ ~ '--' : I , < , fii . :E lOCUST : ~l , " : 3: , .------------_. ~.J -p . pc .. . ._,,~:J Nl7TH ST ,t I . i I I ~ N 18TH S', I j - I -' j ~ --- .. " . I "--, ~ .__~ #~tt'1 - "^~ ~ : ~tt-t m I , , ')}.,. ...,-...;,;:,~-:......AR ST ,--, : , I , . . ,-- I " I I. ~----i'" N19TH S1 , , I , , I , , , , Z I ~. . ." 01 · ~ , :r ~ : ~. , t- : 1,_-. . '-.' , , , , . - , -.. - ': I ',' N 17TH 51 l.' " ~ I 0 I ~ f I N 17TH S1 l N 11TH Pl I ff i>' ~ " ". I j.S HlOlN I " 'N20TH l_ I sr .,.". , .;'':'::;.- ~;.~~t4::::r.,,~ 1 I ...-., 0...., ~O, ...t -, r -, 7" \,~. "^ I ~" ' :' ',' ~ ~, o Z o~ ~ I T f Q '" , .. -< :':~;: :ii'''): .:':'~;'" I ~ . . \ ~ ", , " '" , 0 >,' .. ,'.J, I I, \ I~ '" ~ . , .... I I ,. , I "-----------' I ~ , I , , I I I I I ,I , I I , ,I I , , , , , ., _ 31ST S1 .....io... _ ., . , I , , I I , , , , .. ~ ," , , I ,..." , I I I I I I I I I . "' \ t .. ~ " \ ~ I . . . . I, e: ..' -< <, ~ . '!" J I " .. -<- . 32NJ-ST. ol:\tfi. r... lS 1 , ... 4 ,.... 1 , I I . -~. I. . I z o :Il -l ::1:1 ,&-- - . Leaend Plan District Boundaries ~"'~ Mixed Use Afeas .. Commercial Low Density Residential .. Majof Retail Centefs .. Medium Density Residential .. Heavy Industfial Date Received: .. Light Medium Industrial l - "\ ~ Campus Industrial .. Parks and Open Space SEP 2 9 2006 Job # Date: Drawn: Checked: Revised: 0rigiRal Sl:lBffiY/.:1 The Villages at Marcola Meadows Existing Metro Plan Diagram Scale: 1" = 600' Feet 0609 9/29/06 MH RS 300 600 ~ ~ d ... N 17TH sr. I' i----------.-.--- , , I I : , ----------------- ~ r ,j.~ r ~ " N21sr ~ ~ ~ . ~ ~ e:, '" -< .. -< ~ I N28TH S' ~ Ol1393.J..Jv " o/\' iii o!t z' o '" 'V 33RO ST "1 34m 5T ~v" ~-10 c, 35TH S . ~ 3, Miscellaneous Boundaries ,------, Spfingfield , ' ~-----' City Limits Existing Parcels I I Subject r Site 1,200 , m ~>< -~ S;\JRE -i ^""l1CIATP'; W ~ -~ .... .'''.Y .... .....'..... , , '-- , _._' ~~tl'1 . "\-01>'0 . '<I~~ , , , , __, : ....,'\,..:;:.;..""''\~I,R ST : . . . . .-' , " . '.' -.---, , , I : II I is H.lOlN I , , , z , N U " o N17'" r .ST N 18TH ST . cv J ).:J ~ "0\. _ N 19TH ST I ~ 1l ~ ~ ~ o ~ z o ~ !!l _L. '" , '. ~ ST I 1l '" ... '" '" -< I ~ ~ I , :1 ,--, 1_.' I .. N31ST ST , c: !!l f o~tr;.. 1,S.. . I Leaend Plan District Boundaries ~ '" ~ Mixed Use Areas Low Density Residential ~ Medium Density Residential ~ Commefcial .. Major Retail Centers .. Heavy' Industrial Date Received: SEP 2 9 2006 Original Submittal - .. ,- " ~: N17THST~ f . ~ o '!I < '" ... . ~ ~ D:<>.00 ~ Job# Date: Drawn: Checked: Revised: 0609 9/29/06 MH RS The Villages at Marcola Meadows Proposed Metro Plan Diagram ~ N 17TH ST u N 17TH Pl I , ~ ~ i;! ~ 'I -- .... .. - . .... {. . . N 2OTI-j_ I . I 11 " I, '" ... '. t 32NO 5T- ##~ , , , . - - , , , , , " 1 ~ . '" , 0 " ~ , 0 , ., ~ \ ~ . , . , - ~ . , \ I { ,I , , Light Medium Industrial Campus Industrial Parks and Open Space o L- 300 600 Scale: 1" = 600' Feet - N 17TH S1 .-...-------..---- , , , ,. I : r --------.--------- . .. I I- .p N21ST ST .,,'" 'S! g 0 ~ 'g ';1 0 '0 J :t m In ~ 'I o ... CORRAL ..J m j ';t:l 0 DR _ J 8 ~ I -------------- t . ,-. ------.,-------------- ~ .I .-~'lQ.~--....-- - ~ ~ . I , , , , , , , , , , .------------.! , , , , , ': , -,-----_____~I , ,. , < , . . . I . , . . , ~ , " , ~ I' , , , . , , , , , , , , , . , .' , , ST n ,. z iiI " ~ c: :J N21Sr '!I, '" ... - 011.:183.J. ~ NOW Oi 34TH ST ~,,~ ~1< "... r - - , , . J \ .. ~ m ~ ~ o z ~ " <' m ~ lOCUST "" -< ,. ~ - N28TH ST .... ~ z o " .., 33RD ST 35TH Sl t35T Miscellaneous Boundaries i-----' Spfingfield , . ,,_____, City Limits Existing Parcels I Subject Site , 1,200 , m X :::r OJ -l .j>,. .... - SATRE ASSOC1AlTS ~I 11", '- - ' ~ ~ f ~" J -~: J ~ ~ ~ ,. - ;-.. , , ,-- , , ~ . w' -w~r#'~ - . tt-'" .. , "I , , , ~ . ("'~;;; '~I..'" 5T --,- . :' . I · -.' ,It . '.' -----, , , , , , , .i.S Hl.OZN , , , Z , t: . .,.,~ ~ : ~ ~ ~ a :?: z , c : ,--, ~ : l--' .. , , , "'" ,- 1 , N 17TH 'S'r" N 1rrn' ST N1TTH Sf o :l, n N 17TH PI. "" -< II iiI ~ .. ,. "", I N 19TH Sf - r-' N 20TH ST I ~l"'~ 0' il 'R :< 'j. ~ III " 8 ---------------. ~ CORRAl DR . "' ,.. = '" ~ I .. . . I ~ I I . I \ '. , , , I , '. , I I I , I' I I , I , , I , I I I , I I I ~~ "'>). m '" , n m ~ ~ \ J' ! $ I N 31ST ST .~ ,- I I c , < ~ , "' "' , -< -< "" , -< I , I I , "I 0"''' I I I is - 32NO ST I . , " ~ " , , I I , , I , I I L...... .. I , , , , -< , \ . , , I, , " I " " , ~ " , , , , " r , , , , .. ~ , - , . \..) . \ . , , - N 17TH sri i---------------.- , , , , , ~---------------_. N 2151 Sf ~ . , . '! . :s \ m ~ ~ ,. "" ~ ~r ;Jl "" in S lOCUST -< ~ i z m "' -< N21Sl' ~ 't '" -< N28TH Sf /, .. on3~ rli ~ z c '" .. 33RD ST ,34TH ST .s'v~ 35TH 5', "o~ 3ST Leaend Miscellaneous Zoning District Boundaries Boundaries .. High Density Residential .. Community Commefcial .. Light Medium Industfial i-----' Spfingfield , , City Limits ,,-----, .. Medium Density Residential 111I1I11 Majof Retail Commefcial ~ Campus Industrial Existing .. .. Parcels Low Density Residential Mixed Use Commefcial Heavy Industfial , , Subject .. .. .. Site Mixed Use Residential Nieghbofhood Commefcial Public Land & Open Space JOb# Oate: Drawn: Checked: Revised: The Villages at Marcola M~W~ed: Existing Zonin9........ SEP 292006 Scale: 1" = 600' Feet 0609 9/29/06 MH RS 300 600 Original Submittal m X I IlJ -l CJl 1,200 . ~ - SATRE ASSC>CIATL5 =~ j- I ,-- ~ ...: #~~ ;u _ "\~? ~ - ...t~"'- m , , , , "V - GREENBRIAR ST ..r _ : ' , , '-.' I" , --' ---.-, I : I , , , 1S HJ.OC:N , o I z , p..Jj , ~ ' ~ !'l ~~l~ t % Z m "' ... ,- - - ~ "7TH ST N 17TH 5T N 17TH ST N"17TH ST , % o N1TTHPL- ,..-.---.--......- , I I I I I , ~-.-........._...- i; J ( ~ '!\ J ~ ~ I< ~ -12 ) N 19m ST ~ =l:~ r-- N 20fH sr '" ~ o I< .., ..r- .. I I< - N21ST S1 ,.., '..' 0' :I" o '!\ CORRAl. OR - ~ 1 "6 0 8 -..---..--.--... ., '" !'l III. N21S1'" ~ '!\ ;;I '" '" c '" -< "' -4 N 28TH , o I o , o o o o o , , I , I I , o I o . o o , ~ J N31ST ST c < !'l !'l I 0,,15- .Sv . 32ND ST " '" ... .- o , o , , , o o o I I , I . , .' . . '1 . 0 , , o , o , o o o o \ t .. ~ ~ ~ \ o o o o ~,,~ 'Cr , ~ 0'13~ ;ii, , 34TH ST -7 ;. z o ::D -I J: ~"' , " 0, " " " " , , , , . , .. , , ..~ , , I I I 1 Leaend ~ 1 :s ~ \ m ~ '" 0 > z < j! ;>I < ffi ~ lOCUST ... I< I . , J , " .ST ~~ z o '" 'Y 33RD 5T 35TH s: '51 Miscellaneous Zoning District Boundaries Boundaries .. Community Commefcial .. Light Medium Industrial i-..--' Spfingfield I I City Limits ...-...' 11111111 Majof Retail Commercial ~ Campus Industrial Existing .. .. Pafcels Mixed Use Commefcial Heavy Industfial , , Subject .. .. Site Nieghborhood Commefcial Public Land & Open Space .. High Density Residential .. Medium Density Residential Low Density Residential .. Mixed Use Residential Job # Date: Drawn: Checked: Revised: The Villages at MarcolcP~s Proposed Zoning SEP 292006 o 300 600 1 ,200 ~ Scale: 1" = 600' Feet 0609 9129106 MH RS Vllyllldl.:lu;....:.:tol m X I OJ -l 0> ~ - SATRE A\\O.:::IATE\ c o \ !iI \1 " " rom. .-. .0 ~ -. ~ --' ~~ _,_ ''''-IT Subject Site l~ "'i" ~\ ~~ zo.... ....-! l J )i~1 <::(1 L_J -, ~. ""'-)-J , ~ I I I ---, A >,1 /,/' 4": - ~ -;:1 __.. I -_.-'."\ tON1. - i ~ \ .--/) J ,( / ~" // . t\I~~ \l --- I =::::,\,,^"'::::-~- l.t.HOIJWUT. _,wnr-Ilo<OCllTlJl U---- - ,.-,,-=. 6 6 G .~- -~ ~,~ ~- EXHIBIT 7 .. "",...~~END ':--:-...~--..., =.. --== .. ::::;;....'.:':.-- - - ~~I~~ OT..."CtOG-.J..........- -. - ~~7f:.:: .. Iilli1I o """....... -. -. ;:::.:-."-- ::...:...-- ~--......O..,..T...__Ol D '='==-- - ~ ....,.,'.'.'. \1/ . _ ::--:- -- -- -.- =~---= == 2'-L=: - - ::::::..-:'"="-= -_co. - - =-=_.. :-'E. -- =':::":='.:.~ ~"- ~ .. .~ - , ... ....,..,.,.',....r>O" _.~rrr;;-- .--.-. ,=..:::;' -- l<''''''''' -~...".... ""'...."'.. ::--..:_......._ _"'0'__ ::.-=:: --=~~;.:-:: --""........., _ . _"1' UTIllIlll.I\C9D INSUWlCl.tDliRUl' FIRM nDGD INSURANCE RATE MAP ,I LANE COUNTY OREGON . INOORPO~~D AREAS PAlIUfl530fZ975 -....-- -.---... !MllI!!!S-"'I'..! eceiv=': EfFEl:IMllATt 9 2006"'''' 'm I . -.... .-....... ~,,,,,'..I Su -- mlttal -. EXHIBIT 8 September 28, 2006 RIck Satre, AICP Satre Associates 321 East Broadway, SUlte 536 Eugene, OR 97401 RE, Marcola Meadows UtilItIes Dear RIck We have performed prelImmruy mvestlgatlOn on utIlIty avrulabllIty for the Marcola Meadows Project We find that there are suffiCient utIlIties avrulable at or near the sIte to serve the proposed project 'WIll Serve" letters have not been requested Storm Drama!!e A drrunage dItch runs through tlIe property that drams the sIte and some upstream off-SIte developed property Some mdustnal flows (coolmg water) are released through the dItch dunng summer months The dItch dIscharges to a publIc storm dramage system Water quality and quantity mItigatIOn measures will need to be deSIgned mto the system Sheet II shows a conceptual plan to Implement water qualIty and quantIty measures Water qualIty mItigatIOn measures WIll be Implemented m accordance WIth adopted CIty ordmances (Portland Standards) The proposed features mclude use of grassy swales, lowered planter stnps, vegetated basms, permeable pavmg, wet detention and dry detentIOn ponds A sample of the detruls avatlable from our menu of optIOns for use m final deSIgn of water quality features IS attached The mrun dramage swale through the site wtll be rc-routed through the sIte As part of thIS work tills dramage feature wtll be WIdened, planted, meandered an utilIzed as a water qualIty feature as well as ru1 amemty for the u&ers of the project ThIS enhanced dramage WIll also be constructed serve as a detentIOn faCIlity to mItigate runoff quantity from the sIte Sewer A large sewer mam, 42 mches diameter, runs through the project sIte and IS deep enough to serve the sIte WIth some fill reqUlred m the north The northeast comer of the project wtll be served by an eXlstmg sewer m 31 st Street Water SUB water lines eXIst m Marcola Road, 16 mch dIameter, and 3 I st Street, 18 mch diameter These lInes are of suffiCIent capacIty to serve the project Date Received SEP 2 9 2006 C'r f:" Surrrht+:-L --- ElectrIcal SUB has planned for and has sufficIent capacIty at the sIte to sel ve the proposed project Natural Gas Northwest Natural Gas Company has a hIgh pressure gas lme located at the mtersectlOl1 of 28th Street and Marcola ThIS Ime has capacIty to serve the project If you have any questIOns please contact me at (541) 928-2583 Smcerely, Dan Watson P E K&D Engmeenng, Inc Date Received SEP 2 9 2006 Onglnal <;:.\t\mit'..ai 0 ~ cO' 5' 0 !!!. en <n Q) - l: IT1 CD 0" " 3 ~ ::0 := <<:> CD !!!. 0 ~ CD = <' = en CD Q. MOUNDED EARTH CHECK DAMS Grassy Swale m >< :I: g;! -i co 7126102 0 ~ re' 5' 0 !!t ll) en en .... !: IT1 CD C" " 3 "-> ::0 ~ u::t (\) (') "-> (\) c::> <" c::> a> (\) Co DRIVEWAY CULVERT PIPE, TYPICAl. 24" IF PARKING" ON STREET \ IS ALLOWED '2- _MIN '. , ;;:<!{'~:;C':'; \"'i~~i~~~;~~l /j\:1., ,,;;t;~~~;:1'~(;)\.~ .. .'.:<3::~~.~~:~., : .,,':~.,:~>';: .... ',j"-:';'_ -c~"}lA;r-~,P",~ ,,'. ~"... -" .~'''~: .~,~~~:;{;~'r;!,:~~;!/-~~. " ~~ ~ .,A.'~'~:~;~. ,.'! .,:,.:-'t_4'".~:..'~~..l' ..... / r.. ~.','1t: - ,~i;t::~;;~~'f1~;<::':;'~ '" 'f~~~~ ;;~~E:::~r #,.~..,...~,~... .~."'"' ~tf;_"It-.._..",,( -j ':~~i~~';'_,~';'~':' ~ .. ~~~t' GRASSES STREET " --- ; '", " .--- _~ ;:_,"'_ -, .. '~~lit( .I . V'~ ~-",/' ;jr....... ........ _1"Jjf ~~c"'...' -.' .,,-~..-... ..../fI,./....,.. ~"":-~ll" ....:7~\ -:. ;ft'. . ~..,4......:......- ,...."...,,". /-..,,;'" ,if"~~..,,~t.. .."..... I~ 'k~ - )d<."".'~.';"",.~""":,, ....;.X' , ~..... w.;.,...1''''''-' -, ",... ....- 'if'i"' > -:z~.... . ~ .. ..., ,'" t ,"'. ,,~.' lli;;;~',~' ~#..'.. ."f"!'~ 't4 ..... \f>r~._ '''''~7.f'.i. o.!'" ~ ,n ..~'" n"'" i~"'~A~:r, ..._'" "-' "w' /. "'-1,. ~.... - -"'''_1'. ~ ',,.'5;,;' ..~,.. ...' "!> ~..,,.~~,,,.,... 1II-:..IL ." .X " J"'- ~~...~-" "~\'..'"~:-",,,:. ...~..l ~t,"'.....D~ '1.:.~..", --"..p,.~ X}( ....~~... )I._..~ "Vi>.\:............ ><~.r.;:: ~"':;f ..,~ ..~.':I?~..~.. ",~~''!7. '1 (~~;.. ~ ."'.....,.,11. i~....?'. I\".,,,{ I"JI' ;.......... -X..... X.F. ~ ". "'<f:~.;;o ""; ...~,., 4' ........, ~':( .. J'....,;. CURBCUT ,;;.tl-J:..A}I"<j1~~~~.~",f.X ~.. ." . ',~ - .....)(')t,?,...,.,...,,~\>',I'.... Y i "",, ..j,""',,/\,, )',r ",;;..".,,~. , '''''<<''0'''' 'f,""'-"'?;-'''-'-'V') ........r.. ~.. i'~f'" ... -".ji' f..........,., ~'" ..-,./..... ~ ~ .'...l"'.... ~ "",' V>.,../'" SUB-SOIL ',"tv')!' ,....".\,..v".""'M.:.......... .(.r',,''- "'V'~~/" .r_lI' ~) .....: II~' ~t..,."',,"~ .'<1.v""" # .".......... "'.' v."."..., ,-..... "'~<"" .".<",tV'...,.'i...,:.A.<u.., r....... ~./ .....-....,.I'\..9(~.N~.-...>'..~"-.(' v ''''Jf-..../'...../-."#;r......:...../~. fV-....,./'...~!\('''-.,..,;'' .oJ{ X. ..,~...... A 10 I. j1~ ."'""..,....."".".... I"! '.'''.r'~ ," '.,.". " ~<I'-.V'y".,..J'~_,r. - SIMPUFIED APPROACH DESIGN CRITERIA Side Swale'- Cross Section llUlOl ~ o :3. CQ S' !!!. (/) C 0- 3 .,. ~ .2.. c.n ITl -0 ~ = ~ co co a> o Q) -- CD ;;0 CD o CD <' CD 0. L :' ... ". :~'.~:j~':~' ; r~~' \.::~# 1..', "f. -,"'#'r j ,l ..;J;\,:t~;~~;:~.'p~l.:L:':', \..~. .i~. ',", ,. 1,; , "","':";'\. , ' . , ,'" .:-:; ):,:\~ : ~., J jJ,(y;.:...... "." ~..~" J.~ ".'-," .,~~~ .:..~:t; ,.,' ,..,-"". . .,."e .', ..-;:q'1~.:-:,~~i.?t~,.~~\~~\)c/, "; ". .;(~.,~~~.'~~i.. ",~, -.......,,:, ;J:'. . ilia 1 , " -r...'(' "}:~\.0r:f,!1.:~;~~,~., .,:'i>;.::}' .' ,," -" ~lf'4't::..-. ,.,"0::." "1 ,,' \:' , SIDEWAlK 2" - 6" ROUND RIVER ROCK SURFACE LAYER, 6" THICK, WI CHECK DAMS EVERY 12' = 6" PERF PVC PIPE - SIMPLIFIED APPROACH DESIGN CRITERIA ~<?wered Planter Strip - Parking Allowed o ::J. IQ 5' !!!. rJ'I c:: CT 3 ~ (J) IT1 -0 ...... to g en Cl ~ CD :;0 CD ~ <' CD a. SLOPE TO DRAIN AWAY FROM STREET .1' .- "'~. '" ,.,;,'-<.! .t'~ ,1,. ~.:~, t" :' ," " '.'. t ;' t" :" ~ . ..,\jA~"\ ;",' i~;," '" ,.;;-,1 ,,~:~, ,~ " , /""'" '...,. ,_,; '~~~'.; '\. "";., it.l).- "".-'~ ";:"";,;;~,;;;"",,,, 't;f>,' 5'':'' .",,:,;,~, ,;., , :"'", ',"?';;.' \, ~ .l"4","''r:,o~, '~J.~' ._;. ~:..'~.:~~'--'~,c -".: . '.'i~ ,:.:' I'~~:c..; ','.: -?, '-;"""'~~t' . .../.~' ,. "J!"'~~;~~[::~f__~~J::~~'~ ',' ''-', ':~;"'::~!':""r 't'''':'l'r,~O~.- . "ft~.~ '.", :\::~~~~';I~iz,,:~;~~,:~I'.:'. ':." ..~~ >~~:~';;::, ~"-I',' ~..1:."'i;"~1r!l.:t\\' , f....y .....," t':;,:- ";.~<'r-:r.,,.::. {':::k..~:i, '.;;::' l<~j:'(.F:':':""; '~~ ~:""'.:i:" 6" DEEP CHECK DAMS 2:1 MAX SIDE SLOPES TYPICAl - 4 PERF PIPE 7'Mlr' Jr. SIMPLIFIED APPROACH DESIGN CRITERIA lowered Planter Strip - Private Street Design 1/8/01 0 ::>. (Q :'i' 0 !!!.. en en lU - c: ,." CD C' ""tJ 3 "" :::0 ~ <0 CD 0 '" CD co <' co g) CD a. PlANTlNGS: See BES Recommended Plant List 6" DEEP CHECK DAMS AT 12' INTERVALS r IMPERVIOUS / SURFACE . i'." " ti'"""..'._,, ~ --- - ,,~v"'X5' ..,..., . '1' v"'x'''' '" "V.":-,.rii ~J!-, ';:;'~':".:~..:1,-,'p . ~. ':.:). 7>\ ~ ~ ......i' :<,(};~,),') \.X ~,,"r~~~.""~,'~:..~ "" J~;;..,<~!.t~:)'" I." ).... " e. ~ )1",xy;('x,~;x'" $.;.;t;;;;'f!,'~'l,"'" 'r""'~" ",..J ''C!o (,l",.f ""' .' .~~ ;o{'V~7.:' '...'~ .. l~,. ~; j<'~<""'~4i~'~:f". ~~..": .J 'q",....~rIJ,u'Yllu:~.. ,f:c.'~.#. ...~..", (.1< t,-,,-,/-\' ... ," "-?" '>C' ~ "-~',~.~ j '. . ":"!..... ''"='''''f8'"f.i~:-;,.:..\r{ v" '5<"''( f'v...-'" VV'.f~' "'"'. ~". >. tpI" ..:> '...." ., v'.'" ,,,,,",,F,' ',',<",('.... C\;!]. ." ,~" "~ ....;,y' 7' X'/^"/ r', "'t. ",., ..,,('''\......if ~ .. '" .~.....t",-......" ,.. if"~7" Y..7.".,. )6"",,(.;>0'-;; I', ".....~;<....x}.~~ .J..;..{,,,Y. ('" ;" ( _. ,,' ~)()/':c:<" "".' .' x:"",..,l'~ rv-.. ", ?Q.~o~4~~.x\X~~ "'-SUB - SOIL (}g~!)r'X'y' '. .<.t X(')l;X?"fY . J" ,';(t."v' 6 MIN 'V'/V^'c'- , , ", t~\.'" ~'I.."""" ~ ;.r;-v ..,,+ OVERFLOW SET INLET AT LEAST 3" BELOW TOP OF BASIN. ADJUST FOR SOIL INFILTRATION RATES. Vegetated Infiltration Basin 7126102 0 :3, ra S' 0 !!!.. en en II) - c ITl CD C" " ;:0 3 ,..., g <0 CD ,..., @ C> <" = en CD a. Wet and Extended Wet Ponds The plan beiow iIIllstmlL'" a typical plaltting plan for an approximaldy 3~<;UO sqllar" fiwl wd or exlellded wet pond, This plan is diagrammatic IlSe only. TIre aClual project site c"/lditi"/l may require designers to cO/lsider llUlllerOlL~ other pond cmifiguraliOlL~ and planti/lg layouts, Grasses or GrQundCOVcT Area to cover entire pond side-slopes and Buffer Zone. Plant 12" on center, with triilnguliu s.pacing. Wetland Plants covering at least 250/., of total wet portion area of pond. Plant 1 wetland pbmt per 2 square feet of e.mergent plant area. ronu Buffer Line outlines the area used to calculale the nunlber of planlings req uired, Lcs<cnd , Evergreen Tree l)eci~uous Tree Shrub-UplamJ tv Dry CumHtionl) . Shrub- Mui~t tu Dry Cumlitiulls e Shrub- Moisllo WeL Condilions <!t Gr~ and Groundcovers ~..,;,;""",.,,",,~ .~..~:-:ot.~,,''''..;-......;.. ,...~.....<<......:t'........ N (f) Moist/5.1turated Plantings ~h~ji';tifl ~ Aquatic/Emergent Plantings [nlet/Outlet StnlC'hJrf' . .jijO;> . ~ Approx. Scale: 1-~20' , Drv Detention Ponds The plan below illustrates a typical planting plan Jar an approximately 3,500 square Joot dry detention pond. This plan is diagralllll/atic use only. The actual project site condition lIlay reqnire designers to consid(!/' ,/tIlI/trous other pond configurations and planting layouts, Extended Detention Hil!f1 Water Mark or edge of pond grading, 1el!:end , 0 .... lQ' 5' 0 !!!. Q) (J) (J) CD <:: ITI C' ~ ::0 3 .... ~ to CD 0 .... CD c:> <" c:> en CD a. Evergreen Tree Deciduous Tree Shrub-Upland to Dry Conditions . Shrub.- Moist to Dry Conditions e Shrub- Moist to Wet Conditions 0 Grasses and Groundcovers Inlet/OutJet Structure Grasses or Groundcover Area to cover entire pond side.slopes and Buffer Zone, Plant 12"on center, with triangular spacing, ~r>>>>:'~ .........~..:o:...... ~.:.:.:-.::~.-:.,,:.:. N (f) . .ji~>.~ Approx. Scale: 1"=20' 0 ~ .0' S' 0 ~ en en I>> - c: IT1 CD Q" -0 :::0 3 "-> ""' CD ~ <C ~ "-> c:::> <" C> en CD a. LEGEND -- . SHRUB OR lARGE GRJ\SS UKE PlANT .. SMALL GRJ\SS UKE PlANT . GROUNDCOVER DECIDUOUS TREE EVERGREEN TREE " ~ ~ ,~ .~, ~ ~LOW ~ POND BUFFER LINE OR OVERFLOW STRUCTURE Facility area used to calculate '. number of pfantings Notes: I. At least 50% of the facility shall be pfantet! with grasses or grass-like plants, primarily in the flow path, or basin tIrottom4 Swale Area '" Approx. 1000 Sfit ft. (Not to ~caIel 2. Large grass like plants can be considered as snruDs_ See BES ..n........,.ded plant list and parking fot tree fin. Vegetated Infiltration Basin or Detention Pond - Plan 712U02 '- 0 :::I. (Q 5' 0 !!!. en en II) - c: ITl C1> CT " ::0 3 '" il u:> C1> '" ~ = <' ~ C1> Co PLANTINGS: See BES Recommended Plant List ~ 6" DEEP CHECK DAMS ~ LOW PLANTINGS UNDER CAR OVERHANG Vegetated Swale Parking Lot Application. 7126/112 0 ~ ~ ~: -, a E ;>> (,') 'f) - .. I I \l) ~I. - 'v :.:a ~-i_ '-' {D ...... (,C 0" ,") p i ,...~~ ~ L.l < , <.0. (l) a. .. J LEGEND DECIDUOU5 TREE SHRUB OR lARGE .. SMALL GRASS GRASS UKE PlANT UKE PlANT ~ GROUNDCOVER EVERGREEN TREE l' '" !il~'..'~?,"*';~':'...'" ,,)!j/-,. '" , '~ I .,,' ~ Notes: 1_ AI 'ellst 50% of the fildlity shall be planted with grasses or grass-/ike plants. primarily in the flow path. SWa/e Area = Appro'fJ 4DD SQ_ ft. INot to Scale) 2. Large grass like plllnts can be considered as shrubs. See BES recommended plant list and pat1cing lot tree list and plant quantity requI.......,........J. ln6ID1. Vegetated Swale - Plan Parking Lot Application ~ , . .' , ',,'. . !". , ,'.' . , ' .... ~~' -":~ , .. SATRE ASSOCIATES Satre ASSOCiates, PC 132 East Broadway SUite 536 Eugene Oregon 97401 Phone 541 465 4721 Fax 541 4654722 I 8006627094 WWW sdtrepc com September 29, 2006 City of SprIngfield Development Services department Planmng DIVISIOn 225 Fifth Street SprIngfield, Oregon 97477 Date Received: Attn Gary Karp SEP 2 9 2006 Re The Villages at Marcola Meadows Metro Plan Amendment ApplicatIOn Onglnal Submittal Dear Gary, Enclosed please find Metro Plan Amendment applicatIOn materIals for the proposed development, The Villages at Marcola Meadows Included are the applicatIOn, WrItten statement and associated exhibits and attachments The WrItten Statement contams general project mformal1on, a summary of the land use request, mformatlOn about the Site, eXlstmg conditIOns and proposed use, as well as applicable approval CrIterIa and findmgs The Villages at Marcola Meadows IS an excltmg proposal, offerIng an enl1cmg mix of reSidential enVironments, commercial and specialty retml shoppmg opportumtles, eatmg and dmmg establishments, and medical and profeSSIOnal offices centered around a PaCific Northwest theme threaded With meanderIng waterways, natIVe plant commumtJes and contmuous open space As the Applicant's deSignated contact, Satre ASSOCiates IS avmlable to answer questIOns or proVide supplemental mformatJon as needed to faCilitate the review process Thank you m advance for your consideratIOn ot the applicatIOn We look forward to workmg WIth you on the project I 0/ Ric ard M Satre, AICP, ASLA, CSI President Satre ASSOCiates, P C Planners, Landscape An.hltects and EnVIronmental SpeCIalIsts ,D TAXATION ONLY \lE1/4 NE1/4 Sl:.l2:J I 1 r< 4W VV M LANE COUN,"" SCALE 1 = 100 , ==-==----- ~ CITY OF SPRINGFIELD SEE MAP 17 ~ i4; 1 {-u3-25-1 T-b-23 R j\N ------- (. \N (. 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'll' "" I 16;; ~~ - 1300 j kIt; ..& ~ ; r 15'" r "',; -< i ~~~ ~" ,~~, ,'~" 15~~~ 1400 , 1..1TlAL~;:I 1 n!!;HHm--/l1#!IHI~I~IH-HfHfflj ,.,........ 2300 5269 AC PARCEL .3 "'------- '---' SITE ~'\::> S1'!,'7 Ol9)=O o~SJ ')\ ~~ ~~'<r , , , , .J.'l.,.,p.J ,- Date ReceIved ~ ( 1'''' fi 4r:t>..\Y )" 1,1 l' , SEP 2 9 2006 ~/~:i;:;;:,:~;~;';,;~;~r:,;; {;;~Y'( ...:z:.O\..\'E-j 't.\~\P..O ~ ~&:s~ <Ol~ 0c?\;) ~(I)J ----------~ ~---- ccC ,,," 07 "' " ~ 0 - - - - - Onglnal Submittal ~~ !:~o:....;~J';~ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ L ~ilo r... -'- f"'""""" ,.. "\ ,;. - "- FOR ASSES~ J1ENT SEC. AN 0 TAXA TI O:bJry OF SPRINGFIELD ON L Y 17-0~ -30-00 TL 1800 30 T.17S. I LANE cau SCALE 1" = 4( c.. 0:( :::< w w Ul t-\,,\7~ NORTH ~"(1100) ~ A~ r t 241'.29 ,il'l'~ fAOR ~~~. (:;r.:~_7"""" '. ~ I 25 ' 30 -:t:. 3Qf<G, ~ ,.,..... I ~ p,~' I-ole LlN<: 00\","0 r :..---~_.~ _ ",;:.p ,,........~,: I 6L ~----- -...- -~.i7'-r:-'- ~~ L_;; r--~ UNE ./ :).8&-e.I.z'3"~ ~ t,.~ / <O~ .. --:."{ r"" '- 800 ' ~ .....__r I- ~ ,.i, ~ C:: I I... '''.0---4 ~"'\ ~.('- \'" ~\ ~-:. 3244 AC SITE tu -'" ~"i..I ~- , ~c f ~, ~ \ ,!, ~ SEE MAP '" '~I~ ~ ~'~ " 'C'3B7<~\~l ~ u' STREET','c<?~~.. "...,,~ ~{ N,..-a,....'e 1702 30 21 ;,~~~ ,-"_ ~- ~ ~:~~ ~'/1I;';:';j'--;12~:';;"'"-'~:;---->-~~\--~~ .../ ~.. k r.- _ I ".;;:::'~ -- ~:.-~ -:.~. --:0--; ,-.,: , t ~..... II . -i;ll !'\=Ii \\/( \1 ,~s:;...-" / ~ _ 1462 _ J.N.N~ _ _ _ _ ' 1., II -='"11 \U'1.\ h i ~ , , ~ ..vchH.N-'no,;'..... - --'i! \\".....) II ~.!I ""d ~l~ .7 ~ i . . ~ ~ A-;jt.(.. 5fl~ , ,~~i-( 1101) ~ ,,;c. ~~"" 11'''' ~-~'I_ """'... \ '1 // "':'~ ~'''\ ,'~_ __ _""~ ,\,ql -\;, c.. ....(.=.l"-<>~ /7 ~'YI>&!!D r8ao/93c.oo'. l1100J '? i;.~ ~ ~ ('l.440Jb....'w~ I ~" J V\ ~~-- ~1,.,..oo "/f; ..C...",,,,,"+I-.1.1)'"S..,os~\oI.L. ...'9'"Ojni 1000 '~"'t l~~.. .. L<-.3<'"oO-,.c.:l .t4._11 \. j,. _o::l: ... ,'uoe-.sL.... IF" R"'''.2.a '_","70,"",- it:),"..c.....-- ~S 2252 AC 1\ ,~ ~ :;. '<2 '7 I ".SI}E MAP i 7 'f 30--2-3....... I ~ ~ i~ " " .. d.k..~ r " Q 1" #7'-,-" "i"\ ./-p"Y6 ~ / ~u~ ""1' SWCor cr,:t ~ g 2: ~~ ............." V ~.::: ~ ' M'J'I'~~~) , F SCOTT + t'.:.;:; ~ ~; -.<<.v- 1-..(: -~ ~4'0" _~~ ,., "i""'~ III D.L C.82 ' ~ ~, ~ ~ ~ ~ ley, ---, --._, 'r- _ 9 'J/ , ~.:..___ ... ____---4------- ---"--~o6' -l!- ~- _~.f-~r..u~~--=--y~~ 't...-::::--~....' ~ _-_-__ _ _ 1~.?__ JJ;... .....~.-~ ~ ~~,....~ ".~~ --~-~ - -- ,~,':'~- ---,...-a- -Ne--278 - :r'--~-"'J'A~~.....;"";'-~ NE Co'./ "tli"NW Cat ~' ~/ . ~ I, ...,,~- -; "_ 18 8 POWE~ -I' -... w. I 7 . ~ Date Received . , """"'_.....- l ,ce ""64 ' 1917 ~ ~ '".<9.- ~~. , '.....v '" ' .....N1554 AC ~ " ~~ 1914 ~OI' [I I,' O~,I / f I' ;, '. 006 ~R471 ,~ "', ~ ~ Ojq, 0, #:;!, /' ~ ~ , ,_,.. . " . ,....., I ~ "/ ~ ' .... R (l P 1 · ' : / / .-~ ~ ~ W E: 5 I 'J ~ ' I ~.. -" ~_.~~. ~ ~ TllACT 6 'TR '"<l ~:ft ---&'0 .z:.r~A ~~~....,:. Z1:.Trtglnal Submittal \ ,,, ~i lTr'~~ IF;,~~:~;mC a~~ t}/ - ~ N' 7' ~i~~::-~I~ : Yo,.~, ~ __ it;. ~ ' ? 538 AC ~ I~ !{ifJ':: _"'<'c:-__, ), r :~ ,~\ 1: . - - I . L"~ Jc,!+ 'Ie; ..:. o~ ~,..... )I~ I \ - To-... ~ 1- c..c; _...,..... ~ ~~" ~ _~~.u~.,1 d"/~~~~~/ ~~~. ~ ----C(JG'c-;/----....r ; ~~ ~ r ,I, ~ .;:,,4,....',/.-_ . .............4c- ~C~.-.ol"',,,, .., ~I t { I" I' -.....- J:r.. ~,..? ---: ~ \ · $-(ijl\Sh<U':, t.l...,f';..J 'oc~ ~ $R'R'IN::--\-'~.~~" i ~ ',< \12iIJ .n",,': 1930 -'''.. ~'r- ., " ~ ,~ ; n:J"Z07', ~ j), 'i] ~ J'~""'~'<7 r L.J) " , l .' 1 46 Aiali". '" "'^. _ " _ "'"_ I} -<::1942 1'("-\' ~v~:. ~~ ~:..193' ::~ /,\""~Io~a <S ____ 1/1\i;)~ , ' " 416 AC <(. '} Al'O'O~ :;:; 2.solfnJ-JE:RN: :1932 10..', ~;:;.;<>'r;,...... ~ " 'I). 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