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HomeMy WebLinkAboutApplication APPLICANT 9/29/2006 .... - SATRE ASSOCIATE) THE VILLAGES AT MARCOLA MEADOWS ZONE CHAN(;~ APPLICA TION Lane County Assessor's Map 17-02-30-00, Lot 1800 and Map 17-03-25-11, Lot 2300 .Jarcola Meadows Site and Vicinity )pen Space To\\'nhomc Village Main Street Retail Village SC Springfield, LLC 5440 Louie Lane, Suite 102 Reno, Nevada 89511 September 29, 2006 SAlRE ASSOCIATES Satre AssOCiates, PC 132 East Broadway Slllte 536 Eugene Oregon 97401 Phone 5414654721 Fax 541 465 4722 t 800 662 7094 www satrepc com September 29, 2006 CIty of Spnngfield Development ServIces department Planmng DtvtslOn 225 Ftfth Street Spnngfield, Oregon 97477 Attn Gary Karp Re The VIllages at Marcola Meadows Zone Change ApplicatIOn Dear Gary, Enclosed please find Zone Change applicatIon matenals for the proposed development, The Vtllages at Marcola Meadows Included are the applicatIOn, wntten statement and assocIated exJublts and attachments The Wntten Statement contams general project mformatlOn, a summary of the land use request, mformatlOn about the sIte, eXlstmg condltlOns and proposed use, as well as applicable approval cntena and findmgs The VIllages at Marcola Meadows IS an excltmg proposal, offermg an entIcmg mIX of resldenttal envIronments, commercIal and specIalty retaIl shoppmg OpportullltIes, eatmg and dllllng establishments, and medIcal and profeSSIOnal offices centered around a PaCIfic Northwest theme threaded wIth meandenng waterways, natIve plant conmlUmtIes and contmuous open space As the Appltcant's deSIgnated contact, Satre ASSOCIates IS avaIlable to answer questIOns or proVIde supplemental mformatlOn as needed to facIlItate the revIew process , I I Thank you m advance for your consIderatIOn of the appltcatlOn workmg WIth you on the project We look forward to d M Satre, AICP, ASLA, CSI Presl ent Satre ASSOCIates, P C Planners, Landscape ArchItects and EnVironmental SpeCialists THE VILLAGES AT MARCOLA MEADOWS ZONE CHANGE APPLICATION TABLE OF CONTENTS Cover Letter Table of Contents ApplIcatIOn Wntten Statement No ofPa2:es I I 2 37 ~xhlblts (Bound Herem) I Legal DescnptIOn 2 Deed 3 EXlstmg Metro Plan DeSIgnatIOn 4 Proposed Metro Plan DeSIgnatIon 5 Extstmg Zorung 6 Proposed Zomng 7 Flood Insurance Rate Map (FIRM) 8 UtIlIty CapacIty AnalYSIS Letter 9 Stonnwater QuantIty and QualIty SchematICs 2 6 I I I I I 2 10 Attachments (Bound Separately) I Traffic Impact AnalYSIS .... - SAlKE ASSOCIATES SATRE ASSOCIATES, P.C. Planners, Landscape ArchJtects and EnvIronmental Speclaltsts 132 East Broadway, SUIte 536, Eugene, Oregon 97401 (541)465-4721 . Fax (541) 465-4722 . 1-800-662.7094 www satrepc com September 29,2006 THE VILLAGES AT MARCOLA MEADOWS ZONE CHANGE APPLICATION WRITTEN STATEMENT PURPOSE The apphcant proposes to change the zomng of the subject site Idenlified on Lane County Assessor's Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 This apphcatlOn IS submJtted concurrent WIth an apphcatlOn for correspondmg sIte specific Metro Plan diagram amendments Approval will facilitate development of a mixed-use resldenlial, commercial and mdustnal development to serve the needs of the Spnngfield commumty I. GENERAL INFORMATION Sublect Site The subject site consists of two properties Identdied on Assessor's Map 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 With the dimensIOns as speCified herem on the Legal DescnptlOns mcluded here as Exhibit 1 The area so defined Will be referred to m thiS apphcatlOn as the subject site The subject site IS wlthm the Spnngfield City Limits and IS developed With one vacant mdustnal bUlldmg Tax Lot 2300 IS addressed 2690 Marcola Road and Tax Lot 1800 IS not addressed Size 100 3 acres AnnlicatlOn 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 Martm Company PO Box 1482 Albany, Oregon 97321 Attn Bob Martm (541) 917-0071 . Fax (541) 917-0769. bob@tmcdev com PlannerlLandscape ArchItect: Satre Associates, P C Planners, Landscape Architects and 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 th 225 West 5 Avenue Eugene, Oregon 97401 Attn RIchard Shugar, AlA (541) 342-5777. Fax (541) 343-6128 . RIchard@ws-archltecture com CIVIl Engmeer!Surveyor: K & 0 Engmeenng, Inc PO Box 725 Albany, Oregon 97321 Attn Dan Watson, PE (541) 928-2583 . Fax (541) 967-3458 . dkwatson@callatg com Transportation Engmeer. Access Engmeenng, LLC 134 East 13th Avenue, SUite 2 Eugene, Oregon 97401 Attn Mike Welshar, PE (541) 485-3215. Fax (541) 485-3253. mlkew@accessengcom The VIllages at Marcola Meadows - Zone Change ApplicatIon Wntten Statement. September 29, 2006 Page 2 of37 II. LAND USE REQUEST With this applIcatIOn, the applIcant proposes to change the zomng of the subject site IdentIfied on Assessor s Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 The current zomng IS depicted In Exhlbtt 5 and Table I (below), the proposed zomng IS depicted In Exlubtt 6 and Table I (below) The applIcatIOn IS concurrent wIth applIcatIOn for Metro Plan Amendment Type II, specifically a change to the plan dtagram Therefore, pursuant to Spnngfield Development Code (SDC) 12 020(l)(a) the concurrent applIcatIOn IS a legislatIve decIsIOn USIng the Type IV procedure A descnptlOn ofthe site, relevant applIcatIOn InformatIOn, and supportive facts and findIngs are outlIned In the sectIOns below Table 1 EXIsting and Proposed Zoning ZOning District Medium DenSity Residential CommuOlty Commercial Mixed-Use Commercial Campus Industnal Light Medium Industnal Acres EXisting Proposed 357 547 86 48 00 260 560 DO 00 148 1003 1003 % Change 53% -44% 100% -100% 100% Total The applIcant, SC Sprmgfield, LLC, IS prepanng to submit applIcatIOns to the City for permits to build a mIxed-use resIdentIal and commercIal development The mIx of uses reqUIres a change In plan deSignatIon for the Eugene-Spnngfield Area MetropolItan General Plan (Metro Plan) to apply appropnate plan deSignatIons to the site Spnngfield City CounCil approval IS reqUIred to amend the Metro Plan DIagram to apply the appropnate deSignatIOns The future uses for the subject site Include small lot smgle-famIly detached dwellIngs and townhomes (to be developed WIth the cluster development standards, SDC 16 100(3)), apartments, a congregate care facIlIty, cottages for semors, a day care facIlIty, commercIal and office bUIldIngs (maIn street retaIl, neIghborhood retail and professIOnal offices) and a home Improvement store Appropnate zomng for the proposed development under the Spnngfield Development Code Include MedIUm-DenSity ResidentIal, Commumty Commerctal, Mtxed-Use CommercIal and Light MedIUm Industnal Therefore, the applIcant IS submittIng concurrent applIcatIOns to o Amend the Metro Plan DIagram to apply LIght-MedIUm Industnal 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 o Rezone the subject site for Light-MedIUm Industnal, Mixed-Use GommercIaI and MedlUm- DenSIty ResidentIal ThiS wntten statement applIes to the Zomng Map Amendment applIcatIOn The referenced Metro Plan Amendment applIcatIOn IS beIng submitted concurrently, but separately Refer to the Metro Plan Amendment applIcatIOn for specific InformatIOn regardIng those land use actIOns The VIllages at Marco'a Meadows - Zone Change ApplIcatIOn Wntten Statement - September 29,2006 Page 3 of3? III. THE SITE AND EXISTING CONDITIONS A_ LocatIOn and Context LocatIon The subject site IS located north of Marcola Road at ItS llltersectIon with North 28th Street and approximately one-quarter mile east of North 19th Street Lots Affected bv the Pronosed 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 partiUon plat 94-P0491 A property Illle 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 dOing completmg the current configuratiOn of the subject site (City ofSpnngfield file# 97-02-029) Plan DeSignatiOn The Metro Plan Diagram applies multIple plan designatiOns to the subject slte Commercial, Campus 1ndustnal and MedIUm DenSity Residential A current Metro Plan Diagram for the subject site IS attached as Exhibit 3 Zomng The OffiCial Zomng Map applies multiple Zomng Dlstncts to the subject site CommerCial, Campus 1ndustnal and MedIUm DenSity Residential A current Zorung Dlstnct map for the subject site IS attached as ExhibIt 5 B. Site DeSCrIptIOn and EXIsting ConditIOns Sublect Site The subject site has been used for a variety of agncultural uses It IS currently vacant, Wlth the exceptiOn of a small mdustnal bmldmg to the south of the subject site The Spnngfield City Limits abuts the subject site on small portiOns on the west and northeast Tax Lot 2300 IS partially developed With a vacant mdustnal bUlldmg Tax Lot 1800 IS vacant A storm dramage faCility runs through the center of the subject site runmng east to west The storm dramage faCility IS proposed to be enhanced through the process of development of the subject site The site IS located outside of both the 100-year flood and 500-year flood areas (see Exhibit 7, FIRM Map 41039C1153F) AdditIonal detail on adlacent uses IS as follows North The property to the north of the subject site IS separated by an EWEB utIlity corndor that also serves as a multI-use path North of the EWEB corndor IS property owned by Vhllamalane Park and RecreatiOn Dlstnct (Tax Lots 1500 and 2300), Bnggs Middle School and Yolanda Elementary (Tax Lots 2200 and 3002) and smgle family reSidentIal properties The properties to the Immediate north are zoned MedIUm-Density ReSidentIal With Public Land and Open Space zomng on the School and part ofthe WIllamalane and EWEB properties The VIllages at Marcola Meadows - Zone Change ApphcatlOn WrItten Statement- September 29,2006 Page 4 of37 We.lt The property to the west IS zoned and developed wtth low-densIty smgle-famlly resIdentIal dwellIngs Southwest The property to the southwest tS zoned Commumty CommercIal and IS developed wtth a varIety of retaIl commercIal uses mcludmg a grocery store and a bank South The property to the south IS zoned and developed wtth low-denSIty smgle-famtly reSIdentIal dwellIngs Southeast To the southeast are propertIes that are zoned for LIght-MedIUm IndustrIal (across North 28th Street) and Heavy IndustrIal (across Marcola Road) Several of these propertIes are currently developed wIth mdustrIal uses Emt To the east (across North 28th Street) are propertIes zoned and developed wIth low-denSIty smgle-famlly reSIdentIal dwellmgs IV. PROPOSED USE A. General Project InformatIOn Contmgent on approval of the current applIcatIon and other applIcatIOns as reqUIred, the applIcant IS preparIng to submIt applIcatIOns to construct a mIxed-use resldenttal and commercIal development m conformance WIth the needs of the SprIngfield communIty B Specific Proposal InformatIOn The SprIngfield Zomng Map applIes MedIUm-DensIty ReSIdentIal, Campus IndustrIal and Commumty CommerCIal zomng to the subject sIte The applIcant mtends to change the zonmg of the property as descrIbed above to accommodate a mIxed use development that wtll be master planned Maps showmg the eXlstmg Zomng Map DeSIgnatIOns and the proposed Zomng Map DeSIgnatIons are attached to thIs applIcatIon packet as ExhIbIts 5 and 6 The proposed zomng amendment IS a dIagram amendment only C. Additional Proposal InformatIOn ThIs Zone Change ApplIcatIOn, submttted concurrently wtth the MetropolItan Plan Amendment applIcatIOn, IS m preparatIOn for approprIate land use permIt applIcatIOns to construct a mtxed- use resldenttal and commerCIal development as descrIbed herem The approprIate land use permtt applIcatIOns mclude Master Plan ReVIew and Traffic Impact AnalYSIS ReVIew The applIcant recogmzes that the approprIate tIme for the CIty to evaluate a proposal for mlxed- use development IS when the applIcant submIts applIcatIOns for Master Plan ReVIew However, It The Villages at Marcola Meadows - Zone Change ApphcatlOn Wfllten Statement- September 29, 2006 Page50f37 IS appropnate to provide additional detatls here regarding the envIsIoned mixed-use development and ItS relatIOnship to the current apphcatlOn submittal Proposed Master Plan DescnptlOn The Villages at Marcola Meadows tS a proposed mixed-use development compnsed of residential, office and retail villages Referencing the dramatic wooded backdrop of the Coburg and Marcola htlls to the north, and the large plane of valley floor meadow on site, Marcola Meadows has been conceived to blend In with thts overall setting while creating a bndge and supportive transitIOn In the scale and intensity of larger commerctal uses to the south with qUiet residential neighborhoods to the north Within Marcola Meadows a sUite of eIght Villages wtll eXist Four residential villages compnsed of single family homes, apartment homes, townhomes and an assisted hVlng facIlIty with semor cottages Will occupy the northern extent of the stte, buffenng eXisting residential developments to the northwest, north, and northeast One office village, consistIng of professIOnal offices, will occupy the southeast area Three retail villages, general retail, neighborhood retail, maIn street retail will face 28th Street and Marcola Road Each of the Villages IS envtslOned to be umque, yet part of the whole The overall Meadows theme will appear throughout, With the use of meandenng waterways, native plans and generous open space WithIn each Vtllage, Pacific Northwest deSign aesthetic will prevail, supported With the generous use of stone, wood and steel Marcola Meadows will not only be a great place to call home, but an excitIng place to shop, With specialty retail shops and umque dInIng venues Stores will have welcoming front doors, large windows and high ceilIngs, all With natural matenals and muted colors It will be easy to get around, and to do so on foot All streets Will have wtde sidewalks, many of them setback from vehicle traffic The entire commumty will be connected With all-weather multi-use off street pathways It will be convement, and safe, to walk from one Village to the next It Will be a great place to be outdoors, With meadow-flavored open spaces, native plant commumtles, lIghting, bndges, seatIng, and overlooks to support walkmg and relaxing It Will be a healthy place, With ample use of oxygen-generatIng trees to cleanse the alf, catch the Wind and cool the temperature It Will be an envlfonmental place, utilIZing a network of blOswales, shallow seasonal ponds, and a meandenng draInageway to capture and cleanse stormwater In all, The Villages at Marcola Meadows WIll not only be a great additIOn to the commumty but a wise use of land and smart approach to deSign , The VIllages at Marcola Meadows - Zone Change ApplIcatIon Wntten Statement - September 29, 2006 Page 6 of3? ! I I SectIOn V of thIs Wntten Statement demonstrates that the requested Plan amendment satIsfies the cntena found In the Spnngfield Code SectIon SDC 7 010 et seq V. CRITERIA AND FINDINGS Spnngfield Development Code 12030(3) reqUIres an evaluatIOn of any Zone Change Amendment to detenmne whether the amendment IS consIstent WIth the folloWIng cntena Cntena are shown In bold and Italics text SDC 12.030(3)(a) Consistency with applicable Metro Plan policies and the Metro Plan diagram, ResDonse The adopted Metro Plan "Land Use DIagram" (2004 update) shows three land use desIgnatIons on the subject sIte Campus Industnal, CommercIal and MedIUm-DenSIty ReSIdentIal (see Exhtbtt 3) A metro plan dIagram amendment changIng the land use desIgnatIOns IS under concurrent revIew WIth thIs zone change applIcatIOn (see ExhIbIt 4 for proposed deSIgnatIOns) If the concurrent amendment to the Metro Plan dIagram changIng the allocatIOn of land use deSIgnatIOns for the property IS approved, the proposed zone change wIll be consIstent WIth and Implement the Metro Plan "Land Use DIagram" RegardIng conformance of the proposed zone change to the wntten text of the Metro Plan, the applIcant's responses follow Growth Management Metro Plan, PolIcy 1 The UGB and sequential development shall continue to be Implemented as an essential means to achieve compact urban growth The prOVIsIOn of all urban services shall be concentrated inSide the UGB ResDonse The two parcels affected by thIs applIcatIon are currently WIthIn the Spnngfield portIOn of the MetropolItan Urban Growth Boundary and have been Incorporated Into the CIty of Spnngfield The annexatIOn was made In complIance WIth an acknowledged comprehensIve plan and ImplementIng ordInances, and establIshed the aVaIlabIlIty of urban faCIlItIes and servIces As such, the subject sIte IS proVIdIng for compact urban growth and has the essentIal servIces avaIlable for development As defined In the glossary of the Metro Plcln, compact urban growth IS defined as The filling In of vacant and underutlhzed lands In the UGB, as well as redevelopment inSide the UGB The zone changes WIll allow compact urban growth to occur on lands that are currently WIthIn the UGB and underutIlIzed for an urban area The development of the sIte WIll proVIde needed commerctal and Industnal employment opportumtIes and also proVIde medIUm denSIty reSidentIal development The Villages at Marcola Meadows - Zone Change ApplIcatIon Written Statement - September 29, 2006 Page 7 of 37 Metro Plan, Pohcy 24 To accomplzsh the Fundamental Prmclple of compact urban growth addressed m the text and on the Metro Plan Dzagram, overall metropolztan-wlde density of new rendentzal constructIOn, but necessarily each proJect, shall average approximately SIX dwellmg umts per gross acre over the planmng perIOd The proposed development seeks to achieve a gross densIty for all residentially designated and zoned land of approxrmately mne dwellmg 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 Encourage development of sUitable vacant, underdeveloped, and redevelopable land where services are avmlable, thus capllalzzmg on publzc expenditures already made for these serVices ResDonse The subject site IS currently underdeveloped with access to readily avaIlable pubhc faclhtles and servICes Approval of this proposal wIll capltahze on the pubhc services and expenditures already made and planned for m the llnmedlate area In short, the underdeveloped subject Stte IS sUitable for residential and commerCial uses (specifically the proposed mixed resldenttal and commerCial area) and has access to pubhc faclhtles and services Metro Plan Specific Elements A Resldentzal Land Use and Housmg Element ResDonse WIth the adoptIOn of the Eugene-Sprmgfield Metropohtan Area General Plan 2004 Update (effective February 2006) the subject site's residentially designated land was removed from the mventory of land designated for low-density residential uses and was desIgnated for medmm- densIty resldentJal uses (An apphcatlOn concurrent With thiS apphcatlOn proposes to "fix" the boundary of the resldentJally designated land) Therefore, the current MDR, Medmm DensIty Residential zone IS m comphance With the current Metro Plan destgnatlOn Metro Plan, Pohcy A 8 ReqUire development to pay the cost, as determmed by the local JUrisdictIOn, of extendmg publzc services and mfrastructure The cities shall exam me ways to provide subsidies or mcentlves for provldmg Infrastructure that support affordable housmg and/or higher density housmg The apphcant shall conform With City of Spnngfield reqUIrements for paymg the fair cost of extendmg pubhc services and mfrastructure A variety ofhousmg types are proposed as part of the Master Plan mcludmg small lot smgle-famlly detached, townhomes, apartments, semor cottages and a congregate care faclhty , Metro Plan, Pohcy A 10 Promote higher resldentzal density inSide the UGB that utllzzes eXlstmg mfrastructure, Improves the effiCiency of publzc services and faCliltles, and conserves rural resource lands outside the UGB Metro Plan, Pohcy A 11 Generally locate higher density resldentzal development near employment or commerczal serVice, m proximity to major transportatIOn systems or wlthm transportatIOn-efficient nodes The VIllages at Marcola Meadows - Zone Change ApplicatIOn Wntten Statement- September 29, 2006 Page 8 of37 Metro Plan, Pohcy A]2 Coordinate higher density resldentwl development with the prOVISIOn oj adequate Infrastructure and serVices, open space, and other urban amemtles Metro Plan, Pohcy A ] 3 Increase overall residential density In the metropolltan area by creating more opportumfles Jor ejJecllvely designed In-jill, redevelopment, and mixed use whtle consldenng Impacts oj Increased resldentwl density on hlstonc, eXisting and Juture neighborhood" The proposed Master Plan development wIll promote hIgher densIty development by mcreasmg the total supply of medIUm densIty desIgnated and zoned land Wlthm the metropohtan area The apphcant IS proposmg to develop the reSIdentIal portIOn of the sIte under the Spnngfield standards for nodal development, WIth a mImmum net denSIty of 12 umts per acre In addItIOn the portIOn that IS proposed as smgle-famlly development IS proposed under the standards for cluster development WIth notably smaller lot SIzes and common open space proVIded The mIx of smgle-famIly small lot development and multI-famIly development IS located near "PotentIal Nodal Development Area 7C" (TransPlan) and the applIcant IS proposmg to develop a mIx of commercIal uses that shall mclude employment and commercIal opportumtIes for future reSIdents of the proposed development and eXlstmg reSIdents of the metropolItan area The proposed development IS located at the mtersectlOn of North 28th Street and Marcola Road approxImately one-quarter mIle east of the Marcola RoadlNorth 19th Street mtersectlOn WIth HIghway 126, as such thIs proposed development IS m close prOXImIty to major transportatIOn routes and IS desIgned to be a walkable commumty that promotes a combmatlOn of hIgher denSItIes and employment and commerCIal opportumtIes The proposed Master Plan development effectIvely mtegrates the !ugher denstty development WIth the eXlstmg neIghborhoods m several ways Most Importantly the lowest densIty development, smgle-famIly detached lots, IS located adjacent to the reSIdentIal neIghborhoods to the west and north The hIgher densIty housmg (apartments, cottages and congregate care) IS located along the east sIde of the subject SIte, and mtemally north of the proposed commerCIal and mdustnal propertIes The proposed development wIll mmlmlze the dtsturbance to eXlstmg development whIle achIevmg the cIty's and regIOns need for hIgher densIty, mIxed-use development Metro Plan, Pohcy A 17 PrOVide opportumtles {or a Jull range oj chOice In houszng type, den!>lty, Size, cost, and locatIOn I , The applIcant's proposed Master Plan mcludes a varIety of hoUsmgl types mcludmg small-lot smgle-famIly development, townhomes, apartments, semor cottages and congregate care The densIty of development IS proposed wlthm the deslfed ranges for medIUm densIty reSIdentIal and mcludes more than 20% of common open space for use by the reSIdents of the development The locatIOn of the housmg IS central to the proposed nodal development area 7C (TransPlan) and shall proVIde a varIety of employment and commerCIa] opportunItIes for the eXIstmg reSIdents of the area and future reSIdents of the development The VIllages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 9 of3 7 Metro Plan, PolIcy A 20 Encourage home ownership of all housing types, particularly for low- Income households The applIcant's proposed development will mclude a variety of home ownership optIOns on small smgle-falmly lots and townhome lots The size of the lots and the optIOns for home ownership will mcrease the supply of affordable ownership housmg m the regIOn Metro Plan, PolIcy A 22 Expand opportunities for a mix of uses In newly develOPing areas and eXlstmg neIghborhoods through local zomng and development regulatIOns The proposed Master Plan mcreases the mix of uses by provldmg reSidential, commercial (mam street, neighborhood retail, professIOnal office) opporturutles, while also mfilhng m an area of more tYPical suburban development The mcreased commercial and employment opportumtles will benefit the eXlstmg reSidents and future reSidents of the development site B EconomIc Element ResDonse A detailed analysIs of Economic Element polIcies IS contamed m the applIcant's response StateWide Plannmg Goal 9 - "Economic Development" Those responses are hereby mcorporated by reference F TransportatIOn Element ResDonse The project area IS currently served by Marcola Road, 28th, and 31 st streets Marcola Road, the southern border of the subject Site, IS fully Improved and IS deSignated as a Mmor Arlenal 28th and 31st streets border the eastern boundary of the subject site The City of Spnngfield's Conceptual Road Network Map Identifies 28rh and 31st streets as the "31st Street Connector" The 28th street portIOn of the 31 5t Street Connector IS fully Improved and clasSified as a Collector street Thlfty-FlfSt Street IS not fully Improved and IS claSSified as a Collector street Currently, 315t street IS a two-lane asphalt paved road that does not have gutters, curbs, or Sidewalks There IS a City of Spnngfield 10 utilIty 'and Sidewalk easement on the west Side of 3151 street to facilitate road Improvements m the future AdditIOnal mformatlOn m tills statement's response to StateWide Planmng Goal 12 - "TransportatIOn" IS hereby referenced and mcorporated Metro Plan, PolIcy F 1 Apply the nodal development strategy In areas selected by each JUrisdictIOn that have Identified potentzal for thiS type of transportatIOn-efficIent land use pattern ResDonse The subject site IS Identified m TransPla':! as "Potential Nodal Development Area" 7C The applIcant seeks to develop the maJonty of the site under the nodal standards as detailed m the Spnngfield Development Code The applIcant's proposed development will mclude reSidential, The VIllages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 10 of 37 mdustnal and commercial development creating a mix of uses that complements the nodal standards Metro Plan, Pohcy F 13 Support transportatIOn strategies that enhance neighborhood lzvabllzty Metro Plan, Pohcy F 14 Address the mobllzty and safety needs of motorzsts, transzt lisen, blcyclzsts, pedestrzans, and the needs of emergency vehicles when planmng and constructing roadway system Improvements Metro Plan, Pohcy F 26 Provide for a pedesfl zan environment that IS well Integrated wzth adjacent land uses and IS deSIgned to enhance the safety, comfort, and convemence of walking ResDonse The proposed development shall be served by the eXlstmg streets (Marcola Road, North 28th Street, North 31 st Street) and future streets mcludmg a collector and local streets It will be easy to get around, and to do so on foot All streets will have wide sidewalks, any of them setback from vehicle traffic The entlfe commumty will be connected with all-weather multI-use off street pathways It will be convement, and safe, to wall from one Village to the next Metro Plan, Pohcy F 36 ReqUIre that new development pay for ItS capacIty Impact on the transportatIOn syvtem ResDonse Based on the Traffic Impact AnalysIs, the PAPA WIll not have a capacity Impact upon the transportatiOn system Please see Attachment 1, TlA for more mformatIon A detailed analysIs of the zone change's consistency with the State TransportatiOn Planning Rule, OAR Dlvlston 12, 660-012-0000 et seq, (TPR) IS contamed m the apphcant's response Statewide Plannmg Goal 12 - "TransportatiOn' Those responses are hereby Incorporated by reference WIth regard to the TransportatiOn Element of the Metro Plan, the CIty can find that the proposed zone change WIll not make the Metro Plan mternally mconslstent G Publzc Facllztles and Services Element Metro Plan, Pohcy G 1 Extend the mlmmum level and full range of key urban facllztles and services In an orderly and efficzent manner consistent with the growth management polzcles In Chapter II-B, relevant polzcles In thIs chapter, and other Metlo Plan polzCles ResDonse The two parcels affected by this apphcatiOn are currently wtthm the Urban Growth Boundary and were annexed Into the City of Sprmgfield The annexatiOn was made m comphance with an acknowledged comprehenSive plan and Implementing ordmances, and estabhshed the aVaIlablhty of urban faClhtIes and services A detailed analysIS of the avallablhty of those servtces IS contamed m the apphcant's response StateWide Planmng Goal 11 - "Pubhc FacilitIes and Services" Those responses are hereby mcorporated by reference Metro Plan, Pohcy G 5 Consider wellhead protectIOn areav and surface water supplzes when planmng stormwater facllztles The Vtllages at Marcola Meadows - Zone Change AppltcatlOn Wntten Statement - September 29, 2006 Page II of37 Response A stormwater management plan shall be created dunng the master plan process Special emphaSIS Will be placed upon the wellhead protection area and surface water supplIes when plannmg storm water facIlItIes See Exhibits 8 and 9 for more mformatlOn H Parks and RecreatIOn Element Response The changes proposed by tlus applIcatIOn Will have no Impact on any recreatIOn area, facIlIty or opporturuty that has been mventoned and designated by the Metro Plan or any relevant facIlIty plan regardmg the City's recreatIOnal needs The recreatIOnal needs of the commumty are adequately met by the extstmg and planned facIlIties enumerated III the Wlllamalane 20-year Park and RecreatIOn ComprehensIve Plan, 2004 and other associated documents A detarled analYSIS of the subject site III relatIOn to the vanous parks and recreatIOn system studies, mventones, refinement plans, and facIlIties plans IS contaIlled III the applIcant's response Statewide Plannmg Goal 8 - "RecreatIOn" Those responses are hereby mcorporated by reference With regard to the Parks and RecreatIOn Element of the Metro Plan, the City can find that the proposed zone change Will not make the Metro Plan mternally mconslstent J Hlstonc PreservatIOn Element Response The changes proposed by thiS applIcation Will have no Impact on any lustonc resource that has been mventoned and designated by the Metro Plan or any relevant faCIlIty plan or mventory regardmg the City's lustonc 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 lllconslstent J Energy Element Metro Plan, Goall Maximize the conservatIOn and effiCient utilIzatIOn of all types of energy Response The proposed zone change and subsequent development of the sIte Will encourage conservatIOn and effiCient utIlizatIOn of energy by a concentratIOn of employment, services and reSidences on the Site, and enabllllg transit services to the site Metro Plan, PolIcy J 3 Land allocatIOn and development patterns shall permit the highest pOSSible current and future utllIzatlOn of solar energy for space heatIng and coolIng, In balance With the reqUirements of other planmngpolIcles, and Response The applicant shall design future development accordmg the standards of the Spnngfield Development Code lllcludes all standards relevant to solar onentatIon Metro Plan, Policy J 8 CommerCial, reSidential, and recreatIOnal land uses shall be Integrated to the greatest extent pOSSIble, balanced WIth all plannmg polICies to reduce travel distances, optlmlze reuse of waste heat, and optimize potential on-site energy generatIOn The Vl11ages at Marcola Meadows - Zone Change ApplicatIOn Wntten Statement- September 29,2006 Page 12 of37 ResDonse The requested approval of the zone change proposed herem, If approved, will enable the subsequent development of a master planned mIxed use development that shall provIde employment, servICes and resIdential opportumtles The proposed development enVISIOns a serIes of elght (8) Villages that mclude mam street retail, neighborhood retail, general retail and residential uses (smgle-falmly detached, townhomes, apartments, semor cottages and congregate care) Workers and resIdents wIll have the optIOn to obtain dmmg, shoppmg, and other commercial amemties less than a mtle from the subject site consistent with Pohcy J 8's mandate to balance all plannmg pohcles to reduce travel distance EXlstmg reSidential neighborhoods are adjacent to the subject site The presence of schools and the Wtllamalane Park to the north provides proximity to recreatIOnal land uses Because the amendments faclhtate development of an mtegrated master planned mixed-use development with a mix of commercial, residential and mdustrIal zomng adjacent to recreatIOnal land uses (all wlthm reasonable walkmg distance, which allows mlxmg of uses and reduces travel distances) It IS consistent with this pohcy K Citizen Involvement Element Metro Plan, Goal Continue to develop, maintain, and refine program~ and procedures that maximize the opportumty for meamngful, ongOing clllzen Involvement In the commumty's planmng and planmng ImplementatIOn processes consistent wllh mandatory statewide planmng standards Response As noted m applicant's findmgs regardmg Statewide Plannmg Goal I, CTllzen Involvement, the City's acknowledged program for citizen mvolvement proVides clttzens the opportumty to review and make recommendatIOns m written and oral testimony on the proposed zone change, consistent with Goal 1 The actIOn proposed IS consistent with and does not amend the cJtJzen mvolvement element of the Metro Plan SDC 12.030(3)(b) Consistency wIth applicable adopted Refinement Plans, Plan DIstrIct maps, Conceptual Development Plans andfunctlOnal plans; and ResDonse , A Conceptual Development Plan (CDP), prevIOusly created for the 561 acres of eXlstmg Campus IndustrIal (Cl) zomng on the subject site per SDC 21 020, was approved by the City of SprIngfield m 1999 (file number 98-02-47) SDC 21020 states th~t "A Master Plan shall comply wah any applicable approved Conceptual Development Plan or upon approval of a I Master Plan or SlIe Plan for the entire CI Dlstrzct, the Master Plan or Site Plan may supplant and take precedence over an approved Conceptual Development Plan" ThiS proposed PAPA and zone change, If approved, shall remove the CI zomng from the subject site and a forthcommg Master Plan apphcation for the entire subject SIte (mcludmg all land Wlthm the prevIously adopted CDP) consistent wIth these amendments shall be submitted to the City, as such, the prevIOusly approved CDP wIll be supplanted by the forthcommg Master Plan per SDC 37010 et seq As such a findmg of conSistency With the conditions of the prevIOusly adopted CDP (98-02-47) IS not applicable to thiS proposal The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntlen Statement - September 29,2006 Page 13 of37 SDC 12 030(3)(c) The property IS presently provided with adequate publzc facilities, services and transportation networks to support the use, or these facllztles, services and transportatwn networks are planned to be provided concurrently with the development of the property. ResDonse The discussIOn of compliance with StateWide Planmng Goal II - "Public Fac1l111es and Services," and Goal 12 - "TransportatIOn" m the findmgs regardmg the StateWide Plannmg Goals (see below) are mcorporated herem by reference With the findmgs established and referenced herem, the proposal complies with tills cntenon SDC 12.030(3)(d) Legislative Zomng Map amendments that Involve a Metro Plan Dzagram amendment shall: 1 Meet the approval Criteria specified In Article 7 of this Code, and 2. Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applicable. ResDonse ~ A separate land use applicatIOn has been submitted for a concurrent Metro Plan Amendment StateWide Planning Goals: If the concurrent Metro Plan land use diagram deSignatIOns were already approved and acknowledged, It would not be necessary to demonstrate compliance Wlth the stateWide plannmg goals However, m Roloffv City of Mzlton-Freewater, 27 Or LUBA 256 (1994), the Land Use Board of Appeals ruled that where a property IS the subject of a concurrent comprehensive plan map amendment and zone change, the zone change IS made under an unacknowledged plan amendment and must comply with those stateWide plannmg goals applicable to the unacknowledged plan amendment Because the StateWide Plannmg Goals and related statutes typically address amendments to comprehensive plans, the findmgs herem regardmg those goals frequently refer to the proposed zone change as the proposed "amendment" ThiS IS done for better comprehensIOn and to recogmze that state documents often refer to "zone map amendments" when dlscussmg the actIOn referred to m the Sprzngfield Development Code as Simply a "zone change" Regardmg compliance of the proposed zone change (amendment) Wtth stateWlde planmng goals, the applicant's responses follow Goal 1 - Citizen Involvement To develop a citizen znvolvement program that znsures the opportumty for citizens to be znvolved zn all phases of the planmng proces~ ResDonse The City of Spnngfield has an acknowledged cll1zen mvolvement program and an acknowledged process expressed m the Spnngfield Development Code for secunng cll1zen mput on all proposed zone map amendments It msures the opportumty for cll1zens to be mvolved m all phases of the planmng process and sets out reqUirements for such mvolvement The amendments proposed do not amend the acknowledged cItizen mvolvement program The process for adoptmg these amendments complies With the reqUirements of the cItizen mvolvement provIsIOns The Metro Plan contams an acknowledged cll1zen mvolvement program sal1sfymg Goal I The ctl1zen mvolvement program IS m Metro Plan Chapter III, pp III-K-l to III-K-4 The proposed The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement- September 29,2006 Page 14 of37 amendment complIes WIth and does not affect or amend the cItizen mvolvement element m the Metro Plan The Metro Plan diagram amendment IS subject to the publIc notificatIOn and publIc heanng processes provIded for Type IV applIcatIOn procedures as stipulated m SDC 3 100(1) through (7), WhICh, along WIth the remamder of the Code and WIth StatewIde Goals and state statutes, provIde the provIsIOns for cItizen mvolvement The CIty s acknowledged program for cItIzen mvolvement, mcludmg publIc notice, publIc heanngs at the level of the planrung commISSIOn and cIty councIl, notificatIOn of deCISIon and nottficatlon of the nght of appeal, provtdes cItizens the opportumty to revIew and make recommendatIOns m wntten and oral testimony on the proposed amendments to the Metro Plan Diagram and on the proposed zone map amendment These acknowledged cItizen mvolvement provIsIOns afford ample opportumty for cItizen mvolvement consIstent WIth Goal I For the reasons cIted, mcludmg the Metro Plan's and the CIty of Spnngfield's acknowledged programs for cItizen mvolvement, the amendment IS consIstent WIth Goal I Goal 2: Land Use Plannmg. To establHh a land use planmng process and polzGY framework as a baSIS for all deCISIOn and actIOns related to use of land and to assure an adequate factual base for such deCISIOns and actIOns ResDonse Goal 2 reqUIres that plans be coordmated WIth the plans of affected governmental umts and that 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 provIdmg 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 Planmng 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 conststent WIth the Metro Plan, the Spnngfield Development Code, and the StatewIde Goals Therefore, the amendment IS consIstent WIth Goal 2 Goal 3 - AgrIcultural Land' To preserve and mamtam agrzculturallands ResDonse ThIS goal applIes to lands that are deSIgnated Agncultural ThIS amendment 1S for property located wlthm the cIty lImIts of Spnngfield and does not affect land deSIgnated for agncuitural use Therefore, Goal 3 IS not applIcable or relevant to the amendment Goal 4 - Forest Land: To conserve forest lands by mamtammg 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 oj fOl est tree species as the leadmg use on forest The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement- September 29,2006 Page 15 of37 land consistent with sound management of soIl, azr, water, and fish and wildlife resources and to provide for recreatIOnal opportunztzes and agriculture ResDonse This amendment IS for property located wlthm the city hmlts of Spnngfield and does not affect land designated for forest use Therefore, Goal 4 IS not apphcable or relevant to the amendment Goal 5 - Open Spaces, Scenic and Historic Area, and Natural Resources: To conserve open space and protect natural and scenzc resources ResDonse Pursuant of Goal 5, the City of Spnngfield has adopted the followmg documents . Eugene-Sprmgfield Metropolztan Area General Plan, revised 2004 o City of Springfield, Local and NatIOnal Wetlands Inventory Map, December 2005 . City of Springfield Natural Resource Study, adopted, November 2005 Oregon Admlmstralive Rule 660-023-0250 estabhshes the apphcabllity of Goal 5 rules to Post Acknowledgement Plan Amendments (PAPA), and specifies certam procedures and reqUirements for local governments to follow m the adoptIOn or amendment of all plan or land use regulatIOns pertammg to Goal 5 resources The rule states "(3) Local governments are not requued to apply Goal 5 m consideratiOn ofa PAPA unless the PAP A affects a Goal 5 resource For purposes of tills 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 m order to protect a slgmficant Goal 5 resource or to address specific reqUirements of Goal 5, (b) The PAPA allows new uses that could be conflIctmg uses With a parlicular slgmficant Goal 5 resource site on an acknowledged resource hst, or (c) The PAPA amends an acknowledged UGS and factual mformatlOn tS submitted demonstratmg that a resource Site, or the Impact areas of such a Site, IS meluded m the amended UGS area ' The followmg discussIOn wIll demonstrate that the proposed PAPA does not ralse any Issues that would reqUire the City of Spnngfield to apply Goal 5 Fustly addressmg OAR 660-023-250(a) The changes sought by tills apphcatiOn 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 slgmficant Goal 5 resource on the subject site Secondly addressmg OAR 660-023-250(b) The changes sought by thiS apphcatlOn Will not allow new uses that could conflict With a slgmficant Goal 5 resource site There are no slgmficant Goal 5 resources on the site Itself None of the vanous studies, mventones, refinement plans, and faclhlies plans hst thiS specific site as a slgmficant resource, apply a , The VIllages at Marcola Meadows - Zone Change ApplIcatIOn Wntten Stalement- September 29,2006 Page 16 of37 Goal 5 resource overlay, or otherwise regulate or hmlt the redevelopment of this site as a Goal 5 resource There IS dramage ditch on the site that was mventoned and hsted (M32) by the City of Sprmgfield Natural Resource Study It was classified as a Low Qu~hty Wetland and did not meet the slgmficance cntena of the Oregon Freshwater Wetland Assessment Methodology The closest Goal 5 resource Identified by the City of Springfield Natural Resource Study IS the Irvmg Slough located approximately 550 feet to the east It IS hsted as both a High Quahty Ripanan Resource Site (S20 and S21) and a Moderate Quahty Wetland (M16b and M16c) However, the resource Impact area, defined by the study, does not reach the subject site Therefore, the uses allowed by the proposed PAPA Will not conflict With a Goal 5 resource Lastly addressmg OAR 660-023-250(c) The changes sought by this apphcatlon do not amend the acknowledged City of Spnngfield Urban Growth Boundary Therefore, With regard to tlus cntenon, the City ]S not reqUlred to apply Goal 5 ConclUSIOn Oregon Admmlstratlve Rule 660-023-0250 "Apphcablhty" 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 hsts three Clfcumstances (OAR 660-023-0250(3)(a), (b), and (c) quoted above) under which, and only under which, a Post Acknowledgment Plan Amendment would affect a Goal 5 resource As eVidenced above, none of the three cucumstances 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 Sprmgfield can find that the actIOn requested by this apphcatlon IS consistent With Statewide Planmng Goal 5 Goal 6 - Air, Water and Land Resources QualIty: To mamtam and Improve 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 au, water and land resources ~uture development of the site will be m conformance WIth local, state and federal law mcludmg:aspects of the Spnngfield Code As mdlcated m findmgs regardmg Goal II, mcorporated herem by reference, optIOns for I accessmg or provldmg the necessary urban services are aVailable Therefore, the amendment IS conSistent With Goal 6 : , I Goal 6 reqUires all waste and process discharges from eXlstmg and future development to be consistent With apphcable state for federal envuonmental quahty statutes Specifically, It reqUires local governments to estabhsh that there IS a reasonable expectatIOn that a proposed use Will be m comphance With the apphcable state and federal environmental quahty standards (Frzends of the Applegate v Josephme County, 44 Or LUBA) The VIllages at Marcola Meadows - Zone Change ApplIcatIOn Wntten Statement - September 29, 2006 Page 17 of3? There are three federal envuonmental qualIty acts relevant to Statewide Plannmg Goal 6 Clean Water, Clean Air, and the Resource ConservatIOn and Recovery Actsl These acts are enforced by the Envuonmental ProtectIOn Agency (EPA) to mamtam air, water, and land resource qualIty The EP A delegates authonty to Oregon Department of Environmental QualIty (DEQ) to enforce federal environmental statutes m the State of Oregon (I e Clean Atr Act, Clean Water Act, and Resource ConservatIOn and Recovery Act) The DEQ admlmsters the federal statutes (acts) through the Oregon Admlmstratlve Rules (OAR), Oregon Revised Statutes (ORS), and Department programs The OARs regulate nOise control, groundwater qualIty protectIOn, solId waste, hazardous waste management, ambient air qualIty standards, and transportatIOn conforrmty 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 au and water qualIty standards At the local level, the Eugene-Spnngfield MetropolItan Area General Plan (Metro Plan) contams polIcies related to Goal 6 that mamtam air, water and land resource qualIty m the metropolItan area and are as follows C 25 Sprmgfield, Lane County, and Eugene shall consider downstream Impacts when planmng for urbamzatlOn, flood control, urban storm runoff, recreatIOn, and water quality along the WIllamette and McKenzie Rivers C 26 Local governments shall contmue to mom tor, to plan for, and to enforce applicable air and water quality standards and shall cooperate m meetmg applicable federal, state, and local air and water quality standards C 27 Local governments shall contmue to cooperate m developmg and Implementmg programs necessary to meet air quality ;tandards This effort should mclude but not be limlled to a Review of all major public capital expendllure projects for potential air quality Impacts b IntegratIOn of air quality concerns mto the comprehensive land use plan c Active partlClpatlOn m developmg and Implementmg additIOnal controls, as needed I The Clean Water Act establishes 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 regulates air emiSSIOns from area, statIOnary, and mobile sources ThIS Act sets maximum pollutant standards and dIrects states to develop state ImplementatIOn plans (SipS) applicable to appropnate mdustnal sources Fmally, the Resource ConservatIOn and Recovery Act controls hazardous waste from the "cradle-Io-grave", whIch mcludes the generatIOn, transportatIOn, treatment, storage, and dIsposal of hazardous waste ThIS act also sets forth a framework for the management of non-hazardous wastes The Villages at Marcola Meadows - Zone Change ApplicatIOn Wntten Statement - September 29, 2006 Page 18 of37 Supplemental to the Metro Plan IS the Central Lane Metropolitan Planmng OrgamzatlOn RegIOnal TransportatIOn Plan (RTP) This plan IS the federal RegIOnal TransportatIOn Plan for the Eugene-Sprmgfield metropolitan area A plan as such, must comply with the federal TransportatIOn EqUity Act for the 21st Century (TEA 21), NatIOnal Ambient Air Quality Standards, and the State of Oregon TransportatIOn Plannmg Rule (TPR) Addllionally the RTP must demonstrate consideratIOn for system preservatIOn and efficiency, energy conservatIOn, and congestIOn relief The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the RegIOnal TransportatIOn Plan goals, obJeclives, or poliCies Future land use planmng applicalions (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 lime the applicant will obtam the relevant mr quality permits from the Lane Regional Au ProtectIOn Agency (LRAPA) Specifically, the applicant will obtam Air Contammant Discharge Permits as needed and Induect Source ConstructIOn Permits for the proposed parkmg faCilities 1n the Eugene-Spnngfield metropolitan area, Lane County, Lane Council of Governments (Metropolitan Plannmg OrganizatIOn), Lane RegIOnal Air PollutIOn Agency, and the CIty of Eugene mamtam compliance with DEQ regulatIOns by the followmg . Lane County provides residents with waste management services through a network of disposal sites The County's waste reduclion and recyclmg programs are managed to conserve resources and prevent waste . The Lane Council of Governments provides wastewater and stormwater systems, ground and surface water, dnnkmg water source assessment, watershed assessment studies and planmng and protectIOn for the Eugene-Spnngfield Metropolitan Area Addllionally, the Lane RegIOnal AIr PollutIOn Agency regulates regional air quality m Lane County through regulatIOns, programs and permits for residents and busmesses · The CIty of Spnngfield Public WOlks Department mamtams water quality m the City through metropolitan sewage stormwater treatment systems that are reqUired to operate under speCIfic gUldelmes set forth by the DEQ The City of Spnngfield also has deSIgn standards for wastewater and stormwater collectIOn systems m the CIty of Sprmgfield Public Works, Standard ConstructIOn SpecIficatIOns and the Engmeenng DesIgn Standards & Procedures The CIty of Spnngfield's Development Code has three artICles relevant to Goal 6 that provIde resource protectIOn ArtIcle 17 - DWP Dnnkmg Water ProtectIOn Overlay Dlstnct, ArtIcle 27 - FP Floodplam Overlay Dlstnct, ArtIcle 32 :.. Public and Pnvate Improvements The proposed PAPA does not mnend any of the Goal 6 related poliCIes of the Metro Plan or the RegIOnal TransportatIOn Plan nor amend any regulatIOns Implementmg those poliCIes As demonstrated m responses regardmg Goal II, mcorporated herem by reference, these urban servIces are aVailable Because the proposed PAPA does not authonze any speCific development at thIS lime, there can be no dIrect Impact to au, water, or land resource quality When development occurs on the subject sIte, all development WIll comply With all applicable local, state, and federal regulatIOns that protect mr, water and land resources As mdlcated m findmgs regardmg Goal II, The VIllages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement. September 29, 2006 Page 190f37 mcorporated herem by reference, oplions for accessmg or provldmg the necessary urban services are aVailable Therefore the proposed amendments are consistent with Goal 6 In addllion to the precedmg facts, the eVidence supports a reasonable expectatIOn that future development resultmg from the proposed PAPA Will be consistent WIth Goal 6 reqUirements Therefore, the City of Spnngfield can reasonably expect that future development under the proposed PAPA Will comply WIth applicable state and federal 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 reqUires that development subject to damage or that could result m loss of life not be plaJllled or located m known areas of natural hazards and disasters WIthout appropnate safeguards The goal also reqUires that plans be based on an mventory of known areas of natural disaster hazards (floods, landslides, earthquakes, WIldfires and other related hazards) The Muttl- Hazard MitigatIOn Plan for the Eugene/Springfield Metropolztan Area (Metro Hazard Plan) that was adopted by the City of Spnngfield IS a non-regulatory plan but proVides an mventory of known hazards The Metro Hazard Plan does not Idenlify 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 Idenlify 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 lime In due lime, future development of the subject site will mclude a full analYSIS of hazard nsk and mlligate the nsk through appropnate 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 facllztles including destinatIOn resorts ResDonse Regardmg recreatIOn, Statewide Plannmg Goal 8 states, "The reqUIrements for meeting such needs, now and In the future, shall be planned for by governmental agencies haVing responslbllzty for recreatIOn area, racllztles and opportunztles i in coordinatIOn With 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 reqUIrements" Pursuant to Goal 8 reqUirements, the City of Spnngfield and other local JunsdlctlOns have developed the followmg relevant plan documents . Eugene-Springfield Metropolztan Area General Plan (Metro Plan), ReVised 2004 . Rivers to Ridges, Metropolztan RegIOnal Parks and Open Space Study, 2003 The Villages al Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 20 of37 . Lane County Parks Master Plan, 1980 . WIllamalane 20-year Park and RecreatIOn Comprehensive Plan, 2004 The proposed Metro Plan Land Use Diagram amendment Will not [change the status of any recreatIOn area, facility or opportumty that has been mventoned and designated by the Metro I Plan or any other relevant facility plans regardmg recreatIOnal neefls None of the vanous studies, mventones, and facllitJes plans have deSignated the subJect site for parks and open space I m an adopted mventory, declared It a slgmficant resource, or slated this pnvately owned property I for acqUisitIOn The WIllamalane Park and RecreatIOn Dlstnct, responsible for parks and recreatIOn plaJlllmg m the City of Spnngfield, has developed the WIllamalane 20-year Parks and RecreatIOn Comprehensive Plan The City of Spnngfield has adopted this plan as a refinement of the Metro Plan The plan proposes a 5 5 acre commumty park on two undeveloped parcels north of the subJect site, between Bnggs Middle School and the EWEB utJlity easement (bike path), and owned by the WIllamalane Parks and RecreatJon Dlstnct The WIllamalane comprehensive plan refers to these parcels as "the Pierce property, , donated m 1993 and elsewhere Identdied with adJacent parcels as the' Y olanda/Bnggs/Plerce School Park" The plan observes that there are opportumtJes to work with the School Dlstnct and EWEB on future Improvements to the Pierce property as a neighborhood park and a waysIde for the EWEB Bike Path' (pg A-46-7) The WIllamalane 20-year Parks and RecreatIOn Comprehemlve Plan, 'Table I Neighborhood Parks' lists actIOn Items for neighborhood parks ActIOn 1 4 suggests, Investigate expansion of the park onto the vacant land to the south," the subJect site However, such mvestlgatlOns, If they have been pursued, have led to no further defined actIOn or policy ActIOn I 5 suggests, , pursue opportumtles 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 connectIOns to the EWEB path and the proposed park 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 Ridges, Metropolztan RegIOnal Parks and Open Space Study does not Identify the subJect site as a resource The study maps the EWEB bicycle path that borders the northern boundary of the subJect site as an element of the area's 'MaJor PubliCI Parks and Open Space" However, thiS bicycle path IS outSide the boundanes of the subJect site ' ConclUSIOns No part of the subJect site IS deSignated by the Metro Plan as Parks and Open Space The WIllamalane 20-year Park and RecreatIOn Comprehensive Plan does not Identify the subJect site as an eXlstmg park and recreatIOn resource" No acknowledged plan declares It a sIgmficant resource or slates thiS pnvately owned property for acqUlsltJon Therefore, the proposed PAP A IS consistent With Statewide Plannmg Goal 8 The Villages al Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 21 of37 Goal 9 - Economic Development: To proVIde adequate opportunItIes throughout the state for a varzety of economlG activities vital to the heatth, welfare, and prosperzty of Oregon's cItIzens ResDonse Statewide Plannmg Goal 9 - Economy of the State, reqUires commumtJes to mventory, plan, and zone enough commerCial and mdustnal land to support the diversificatIOn and Improvement of the economy Pursuant to thiS, the City ofSpnngfield has adopted the followmg documents Eugene-Springfield Metropolztan Area General Plan (Metro Plan), ReVised 2004 Sprzngfield CommerCial Lands Study, February 2000 Metropolztan industrzal Lands PolzGY Report, July 1993 The Metropolztan Industrzal Lands SpeGlal Study commenced m 1989 and produced two documents, the Metropolztan Industrzal Lands Inventory Report and the Metropolztan industrzal Lands Polzcy Report In 1995, the Springfield CommerCial Lands Study was lrutlated The CIty of Spnngfield adopted the study m 2000 and the Oregon Department of Land ConservatIOn and Development acknowledged the Sprzngfield CommerCial Lands Study as a pen odic review task The study looked only at lands WithIn Spnngfield's urban growth boundary and did not make changes to eIther the Metro Plan or the Spnngfield Development Code However, as an area speCific penodlc review task, It updates the "Economic Element" of the Metro Plan and Includes findmgs, poliCies and ImplementatIOn strategies regardmg the supply of commercial lands Oregon AdmmlstratJve Rule 660-009-000 et seq (DIvIsIOn 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 m the adoptIOn or amendment of all plan or land use regulatIOns pertalrung to Goal 9 In OAR-660-009-0010(4) the rule discusses procedures relevant to thiS applicatIOn and states "For a post-acknowledgement plan amendment under OAR chapter 660, diVISIOn i8, that changes the plan deSignatIOn of land In excess of two acres within an eXisting urban growth boundary from an Industrzal use deSignatIOn to a non-Industrzal use deSignatIOn, or an other employment use deSignatIOn to any other use deSignatIon, a City or county must address all applzwble planning reqUIrements, and (a) Demonstrate that the proposed amendment IS consistent with Its most recent economic opportunIties analYSIS and the parts of ItS acknowledged comprehensive plan which address the reqUIrements of this diVISIOn, or (b) Amend Its comprehensive plan to Incorporate the proposed amendment, consistent With the reqUIrements of this diVISIOn, or (c) Adopt a combinatIOn of the above, consistent with the reqUIrements of this divIsion" The followmg facts Will demonstrate that the proposed amendment IS consistent With the most recent economic opportumtles analYSIS and With the parts of the acknowledged Metro Plan which address the reqUirements of DIVISIOn 9 The plan deslgnatJon changes antiCipated by the proposed PAPA Will mcrease the supply of commercial land by 228 acres, the Campus Industnal deSignatIOn Will be removed and replaced With 14 8 acres of Light MediUm Industnal, the supply of MediUm DenSity Residential land Will mcrease by 19 0 acres AddltJonally, 26 0 The Villages at Marcola Meadows - Zone Change ApphcatlOn Written Statement - September 29, 2006 Page 22 of37 acres of the Commercial land WIll also have a Mixed Use Area Overlay See Exhibits 3 and 4 and Table I (above) for more mformatlOn The Metropolztan Industrzal Lands Polzcy Report (MiLPR) estimated that the 20-year mdustnal land supply was about 3,600 acres It further estimated that the most likely proJected 20-year demand for mdustnalland would be 650 acres, less than one fifth of the supply The subJect site was mcluded m the list of short-term sites for new mdustry (MiLPR, p 20) In response to thiS study, the Metro Plan was amended deletmg a findmg that the supply was not adequate to meet the proJected growth m the commercial and light manufactunng segments of the economy The followmg policy was added to the Metro Plan Economic Element Polzcy #B.12 Discourage future Metro Plan amendments that would change development-ready Industrzallands (sites defined as short-term In the metropolztan industrzal Lands Special Study, i99i) to non-Industrzal deSignatIOns The cIties of Eugene and Spnngfield contracted ECONorthwest to create an up to date database of Goal 9 lands A Draft Commercial and industrzal Lands Database was presented to the cities m July 2006 ThiS public document does not contam any adopted polices or recommendatIOns, but the data collected by It, to the degree that It can be assumed to be accurate, IS referred to m thiS diSCUSSIOn The Metropolztan industrzal Lands Report eslimated the most likely 20-year demand for mdustnalland to be 650 acres (p 8, MILPR) Wlule the Campus Industnal share of vacant mdustnal land has remamed nearly constant (29% m Table 5 of 1993 Inventory Report and 28% m 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 mventory has been reduced by approximately 1010 acres, though at least 155 acres were converted to other uses (resldenlial or commercial) The Metropolztan industrzal Lands Polzcy Report recommended consideration of CI deSignatIOn on nme (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 mventory smce the study for a total adJusted mventory of 1,170 acres The 2006 Draft Database shows a metropolitan CI mventory of 836 3 acres ThiS mdlcates that approximately 70% of the adJusted ongmal supply of CI land remams after 13 years of the 20-year plannmg 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 ongmal Sprmgfield supply MeanwhIle, the draft Jasper Natron Specific De~elopment Plan proposes addmg another 37 acres to the long-term CI land supply m Spnngfield (All figures are rough eslimates Exact data IS not aVailable) The Metro Plan has the followmg poliCies duectly relevant to the proposed PAPA Economic Element PoliCY #B 6 Increase the amount of undeveloped land zoned for lzght Industrzal and commerCial uses correlating the effective supply In terms of sUltabllzty and avazlabllzty With the proJectIOns of demand The Villages at Marcola Meadows - Zone Change ApphcatlOn Written Statement - September 29,2006 Page 23 of3? Economic Element Polzcy #B.12 Discourage future Metro Plan amendments that would change development-ready Industrzal lands (sites defined as short-term In the metropolztan industrzal Lands Special Study, i99i) to non-Industnal deSignatIOns Clearly, these two policies often will be m conflict With a limited supply of urbamzable land, mcreasmg the amount of undeveloped commercial land will frequently be at the expense of the mventory of mdustnalland The Metro Plan addresses the Issue of COnfliCt between poliCies "The respective JurzsdlctlOns recognIze that there are apparent conflicts and inCOnsistencies between and among some goals and polzcles When making deCISIOns based on the Metro Plan, not all of the goals and polzcles can be met to the same degree In every Instance Use of the Metro Plan requires a balancing of Its varIOus components on a case-by-case baSIS, as well as a selectIOn of those goals, obJectIves, and polzcles most pertinent to the Issue at hand" The Sprzngfield Commercial Lands Study, the most recent economic opportunities analysIs, contams the followmg key policies "Policy I-A Mamtam a mixed supply of large and small commercial sites through strategies such as rezonmg or annexatIOn to serve Sprmgfield's future populatIOn ' 'Policy I-B Ensure that an adequate amount of commerCial land IS deSignated m the undeveloped Identified nodes such as Jasper/Natron and McKenzie/Gateway, to accommodate a portIOn of the demand for commerCial acreage, and to Implement the policies and obJectives of the TransPlan" "Policy I-C Mamtam at least a five-year supply of commercial land wlthm the Urban Growth Boundary (UGB) that IS currently served or readily serviceable With a range of urban public faCilities and services" , Policy 3-A Redesignate and rezone portIOns of mdustnal land or reSidential land wlthm Identified Employment Center, Neighborhood Center, or Commercial Center nodes to Mixed Use Commercial to achieve the obJectives of TransPlan, TransportatIOn Planmng Rule 12, and to mcorporate higher mtenslty development m conJunctIOn With reSidential and employment opportunities" Metro Plan Economic Element "Policy #B 6" IS Imperative and proVides clearer gUidance than "Policy #B 12, , which merely discourages The policies of the Sprzngfield Commercial Lands Study, particularly "Policy 3-A," clearly trump "Policy #B 12" when consldenng of the proposed PAPA The reqUired 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 appropnateness of approvmg the proposed PAPA compared to mamtammg the current land use designatIOn and zomng dlstnct Two Issues must be addressed, the SUitability of the land for the eXlstmg designatIOn's purpose, and the aVailability of subslitutes for the land should the designatIOn change The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 24 of3? I 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 Industnal) 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 family wages will wish to take advantage of the development opportumty The reasons the proJect site has not yet been developed are complex However, the site IS not Ideal with regard to the qualilies that the CI desIgnatIOn IS mtended t6 foster and preserve To attract the desued mdustnes, the zone Imposes performance standards to reduce conflicts with adJacent zomng dlstncts and negalive Impacts between sites Within the CI dlstnct Itself From the Metro Plan, "The actiVities of such firms are enclosed wlthm attraclive extenors and have mlmma1 environmental Impacts, such as nOise, pollutIOn, and vibratIOn, on other users and on surroundmg areas" However, the site and surroundmg areas are already subJect to some of these Impacts, which may partially explam why the site has not yet been developed With CI uses The City's pre-applicatIOn report lists "air pollutants from surroundmg heavy mdustnal uses, overhead electncal lines and nearby rail lines which cause problems .for certam types of high technological mdustnes Several high tech firms had considered the Pierce Property for a potentlallocatlon, and all found It unsUitable because of these problems" Despite these shortcommgs of the slte, 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 Springfield Development Code reveals that there IS little unique about the CI zone The MILPR pomted out that Sprmgfield's LMI dlstnct IS used as a buffer or transJt10n zone between heavy mdustnal and non-mdustnal uses, as IS the CI zone The zomng dlstnct permits 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 manufacturmg chemicals, lumber, wood, paper and dauy products, metal fabncatIOn, cleamng and dymg, gas storage, mcmerators, and recyclmg centers All of the pnmary and secondary uses permitted m CI zone are also permitted m the LM1 zone Refer to Tables 2 and 3 below The Villages al Marcola Meadows - Zone Change ApphcatlOn Written Statement - September 29, 2006 Page 25 007 Table 2 Campus Iudustrlal Uses PermItted m LIght-MedIUm Iudustnal Zonmg Dlstnct I 21 040 Campus Industrial PrImary Uses 1(1) Secondary Processing of previously prepared matenals Into components or the assembly of components mto finished products 1(2) Business Parks 1 (2) Small-and-medlum-scale-Ilqht Industnal manufactunnq I (3) Commercial and Office uses that do not pnmanly serve the public (a) Advertlslnq, marketlnq and pubhc relations (b) Bluepnntlnq and photocoPYlnq (c) Call centers that process predominantly Inbound telephone calls (d) Computer faCilities manaQement services (etComputer systems deslQn services (f) Data processlnQ and related services (9) E {electronlc)-commerce IncludlnQ mall order houses (h) Educational facIlities In bUSiness parks Including, but not limited to, professional, vocational and bUSiness schools, and lob tralnlnQ and vocational rehabilitation servIces (I) Graphic art services (I) Internet and web site and web search portal (Includes services and technical support center) (k). Internet pubhshlnq and broadcasting (I) Laboratories, Includln~ medical, dental and x-ray {m) Manaqement, consultln~, and public relations offices (n) Media productions Including but not limited to TV and radio broadcasting studios as well as cable and other proqram distributIon and motion Picture production (0) Non-profit organization office (p) Pnntlnq and pubhshlnq (q) Professional membershIp and union offices (r) Satellite telecommunications {s). Software development (Includes services and technical support center) and publlshlnq (t) Wired or wireless telecommunications carner offices 1(4) Corporate Headquarters, Regional Headquarters, and Administrative Offices (Large-scale light manufacturlnCl) 1(5) Mall distribution facilities 1(6) Large-and-Medlum-scale research and development complexes 1(7) Certain Wireless Telecommunications Systems FacIlities IjS) Aqncultural Uses on undeveloped land P = Permitted, - = Not Permitted The VIlIages at Marco1a Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 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 Page 26 of37 I Table 3 Secondary Campus Industnal Uses PermJtted III Light-MedIUm Indust~,al Zomug Dlstnct 1 I Zonm9 Dlstncts Use Categories/Uses LMI CI I (5) Other primary industrial uses (20 100(1), (2) and (3)) I (n1 Reqlonal dlstnbutlon headquarters, Includlnq Indoor storaqe I (6) TransportatIon related, non-manufacturing , (c) Heliports I (d) HelostoDs 1(7) Secondary uses serving or related to on-sIte industrial uses (20 100(4)) I (a) Accessorv structures I (b) Administrative profeSSional or bUSiness offices I (et Dav care faCIlities (Dnmanly serv/nq em~lovees) I (f) Develooed recreation area (serv/nq the develoDment area) I {qi Financial institutions I (h). HellDorts and hellstoDs I (I) Manufactured Unit used as a oermanent office (36 190(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) BUSiness machine reDall I (e) Janltonal services I if) Small enq/ne reDall I (qi Watch reDall 1(9) Warehouse commercial, wholesale trade, stDrage and distribution (20 100) I (b) Warehouse I commercial uses engaged pnmanly In the wholesaling of matenals to the construction Industrv I (d)(b) Electncal sUDDi,es and contractors I (dj(pl Larqe electncal aDpllance sales I (dlJh) Lumber yards and bUlldlnq matenals 1(1) Other uses (20 100(5)) I (c)2 Low ,mpact f3cMles I I I Secondary 1 I Secondary I Secondary I p I Secondary I P . Secondary I P Secondary I P Secondary I P Secondary I P Secondary I P Secondary I P P P P Secondary P P P P Secondary I Secondary I Secondary I Secondary I I Secondary I Secondary I Secondary I Secondary 1 Secondary I S P P P P In addition to LMI deSignated and zoned land, commercial land IS also SUitable for many high- wage, economic export employers The Land ConservatIOn and Development CommiSSIOn 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 litled "Promotmg Prospenty Protectmg Pnme Jndustnal Land for Job Growth" It made the followmg observatIOn "The Issue of converSIOn of mdustnallands IS hnked directly to the goal of provldmg an I adequate supply of mdustnal and other employment land for a vanety of economic [ activities Untimely or undesuable conversIOn of mdustnallands, particularly conversIOn of strategic sites with unique market features, can mterfere with accomplishing the goal I of provldmg adequate land development opportumtles for economic growth and Job I creatIOn" (p 11) "The GMELS' [Greater Metropolitan Employment Lands Study] Phase 1 findmgs remforce the committee's assertIOn that tradllional mdustnal areas, mcludmg those featurmg heavy manufactunng, warehouse/dlstnbulion, mdustnal service and waste management aclivllies should be protected from encroachment by mcompalible non- mdustnal uses by placmg these areas m so-called mdustnal sanctuabes" (p 19) The V Illages at Marcola Meadows - Zone Change ApplicatIOn Wntten Statement - September 29,2006 Page 27 of37 However, the report also observed, "To better understand the concept' of 'employment lands,' the committee exammed the Phase I findmgs of the Greater Metropolitan Employment Lands Study (GMELS) The study IS based on an assessment of the need for a broad category of employment lands Within the greater Portland metropolitan regIOn Committee members concurred With a maJor findmg of GMELS that the Ime between mdustnal and non-mdustnal use IS becommg mcreasmgly blurred m the new economy because many traded-sector and mdustnal actJvltles are now camed out m office and tech-flex settmgs The latter type of mdustnal uses IS perfectly compatJble With other employment actlvltJes and, thus, can be accommodated m mixed-use zomng dlstncts that mclude retail, office, mstltutIOnal and/or light mdustnal and even reSidential uses" (p 18) "New and emergmg mdustnal uses These are high-tech, bIOtech, some manufactunng and research and development and are often located m office and tech-flex settmgs They are most productive when adJacent to Similar compames and theu non-mdustnal suppliers, lenders and support systems SUitable locatIOns for these actlvltJes mclude many mixed-use zones, as long as theu scale, deSign and operatIOnal charactenstlcs are compatible With surroundmg uses" (p 20) Although the converSIOn of CI land to' other deSignatIOns may seem to have a negative effect on the potentJal for economic development, the net effect IS very positive when consldenng the benefits of addmg to the extremely scarce supply of commercial land As the DLCD report to the Governor pomts out, high-tech research and development firms are most productJve when non-mdustnal suppliers and supportmg services are aVailable to them ConclUSIOn With 35% of the plannmg penod remammg, the metro area has retamed 70% of the adJusted ongmal supply of CI land The proposed PAP A would reduce that portIOn to 67% Based on the SCLS estimates, the year 2000 commercial land supply of97 acres was 38% of the 2015 demand for vacant commerCial land The 2006 Draft Database sets the current mventory of vacant commerCial land at 83 6 acres The proposal would mcrease Spnngfield's mventory of commercial land by 37% ThiS reassignment of commerCial and mdustnalland will support the diverSificatIOn and Improvement of the economy It IS consistent With the pnontJes established by adopted and acknowledged poliCies Therefore, the amendment IS consistent With stateWide planmng Goal 9 Goal] 0 - Housmg: To prOVide for the hOUSing needs of Citizens of the state ResDonse Approval of the applicant's proposed PAPA changmg approximately 18 acres from Campus Industnal to MedIum DenSity ResldentJal on the Metro Plan diagram and zomng map, reqUires compliance With stateWide plaJlllmg Goal 10, Housmg (OAR 660, DlVlSlOn 8) (The total acreage of MediUm DenSity Residential land IS proposed to mcrease from 367 to 547 acres) The Post Acknowledgement Plan Amendment (PAPA) IS consistent With the parts of the Metro Plan which address the reqUirements of Goal 10 The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 28 of37 The Eugene-Sprmgfield Residential Lands Study (RLS) was completed m 1999 as a technICal document mformmg policy changes to the Metro Plan as part of the area's penodlc review reqUirements The RLS was acknowledged by the state Land ConservatIOn and Development CommissIOn as bemg consistent with Goal 10 The purpose of the RLS was to compare residential land needs with aVailable land supply The analYSIS does not reqUire bUlldout of particular denSIties or numbers of 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 summanzed below as It pertams to the subJect site Table 4 ResidentIal Land Study SIte Inveutory Marcola Meadows Property Site (Subarea Total un~~I;~:ble Constrained BUildable 18) Acreage (wetland) Acres 2 37 07 040 0 00 3667 Source Res/den/wi Lands and Housmg Sludy Draft Invenlory Documen/, 1999 page 64 Of the subJect sites 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 resldenl1al lands WIll be developed With non-reSidential uses, mcludmg public and CIVIC uses, roads, etc Subtractmg thiS 32% leaves 25 2 net acres that one can reasonably assume was conSidered avmlable 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 (1428 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 dlstnbutIOn of housmg types wlthm each resldentJal deSignatIOn (page 21) and the assumed denSity by housmg type (page 22) [he RLS also contams data summanzmg actual bUilt densltJes m the metro area However, only limited data was available, and built denSIties were assumed based upon data from years 1986, 1992, and 1994 Usmg these three years, the data show bUilt densIties between 21 and 23 umts per net acre for multJ-famIly development (RLS Techmcal AnalYSIS, p 21) No longer-term trend analYSIS IS aVailable These figures reflect built denSity for multi-family proJects only, not all development bUilt m the MDR deSIgnatIOn Smce smgle famIly houses and duplexes are allowed m MDR, the average denSity across the deSignatIOn IS likely significantly lower While average denSity figures have not been calculated for MDR areas due to the difficulty of obtammg the data, smgle family development occurred at roughly 4 umts per acre and duplex development at 10 unitS per acre dunng the same years (RLS Techmcal AnalYSIS, Page 21) The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 29 of37 Surplus of Residential Land There IS documented a net surplus ofresldentJalland to serve 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 ResIdentIal Laud Supply aud Demand, In Acres Medium DenSity Residential Supply 828 Demand 589 Surplus 239, Source RLS Techmcal AnalYSIS, 1999, page 52 All Residential 5,802 4,564 1,238 The supply figures also do not mclude mixed use and commercial deSignatIOns that can accommodate resldentlal development In addition to calculatillg 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 wlthm the MDR deslgnatlOn m particular, as shown m Table 3 below Table 6 Comparison of Resldentl3l Land Supply and Demaud, Iu Umts Medium DenSity ReSidential Supply 13,078 Demand 9,432 Surplus . 3,646 , Source RLS Techmcal 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, m ItS preferred alternative (Scenario E) Alternatively, one can estlmate the amount of expected development on the site by extrapolatmg assumptIOns contamed wlthm the ReSidential Lands Study Itself In fact, the applicant's proposal retams a surplus m the reSidential housmg mventory, while mcreasmg the mtenslty of reSidential development ThiS strategy supports nodal development and fulfills the reqUirements of Goal 10 by accommodatmg a quantJty of unitS that can be reasonably defended given the adopted findmgs, analYSIS, and policies contamed m the RLS DensltJes will m fact be mcreased over what would otherwise likely be bUilt The ResldentJal Lands Study concluded that through the plaJlllmg honzon (2015), the area would have a surplus of land ill all types of reSidential land use categones The study was adopted and mcorporated mto the Metro Plan m 1999, and was acknowledged by LCDC as meetmg the area's Goal 10 reqUirements SpeCifically, the RLS concluded that there was a surplus of 239 acres and 3,646 umts m the MDR category (Metro Plan, pages III-A-3 and II-A-4) The Villages at Marco1a Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 30 of37 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 outlined m the Metro Plan Specific Elements sectIOn, (beglnnmg at page 7 above) OAR - DIvIsIOn 8 does not prohibit creatmg additional reSidential land after a local government has established an adequate supply Therefore, for the purposes of DlVlslOn 8, ]t ]S not necessary to establish a maximum acreage or to JUStify the designatIOn of resldenlial land m excess of proJected land needs The Residential Lands and Housing Study eslimates of the long term proJected land needs, and the deternunatlOn that there IS an adequate mventory, served to demonstrate that the mlmmum needs had been met They did not establish a maximum and did not freeze the residential land supply If the proposed PAPA sought an exceptIOn from a stateWIde plaJlllll1g goal, there would be a greater burden of JuslificatIOn for the expansIOn of residential lands The exactmg standards for takmg a Goal 2, Part II exceptIOn would apply, the eVidence would have to establish that "Areas which do not requue a new exceptIOn CaJlllot reasonably accommodate the use" However, pursuant to OAR 660-004-0010(2), such an exceptlOn IS not reqUired m thiS case Determmmg the extent of the Goal 10 land supply IS merely a matter of policy for the local JunsdlCtIOn In summary, our analYSIS finds that the applicant's plan amendment proposal meets the reqUirements of statewide plarmmg Goal 10, supports applicable adopted poliCies, and furthers the obJectives of nodal development Goal 11 - Public FaCIlitIes and ServIces: To plan and develop a timely, orderly and efficzent arrangement of publzc facllztles and SerVIGe, as a frameworkfor urban and rural development OAR 660-011-0005(7)(a)-(g) DefinItIOn of Publzc FacIlItIes. (a) Water (b) Samtary Sewer (c) Storm sewer (d) TransportatIOn I Pursuant of statewIde plarmmg goal 11, the C]ty of Spnngfield has adopted or endorsed the followmg documents , · Eugene-Springfield Metropolztan Area General Plan, reVised 2004 · City ofSprzngfield Zomng Map, May 2006 t · Eugene-Springfield Metropolztan Area Publzc Facllztles and Services Plan, 2001 · City of Springfield Stormwater Management Plan, ReView Draft January, 2004 · City of Sprzngfield Stormwater Management Plan, MaJor Basms/Sub Basms Map, ReVieW Draft, January, 2004 · Cl/y ofSprzngfield Conceptual Road Network Map, Updated July, 2005 · City ofSprzngfield Drmlang Water ProtectIOn Plan, adopted May, 1999 ResDonse The Eugene-Springfield Metropolztan Area General Plan Diagram and the City of Springfield Zomng Map shows that the subject site IS mSlde of the City of Spnngfield Urban Growth Boundary Statewide Plannmg Goal 11 ensures that public faCilities and services are proVided m The Villages at Marcola Meadows - Zone Change ApphcatlOn Page 31 of37 Wntten Statement - September 29, 2006 a timely, orderly, and efficient manner ThiS apphcatlOn proposes to amend the Eugene- Springfield Metropolztan Area General Plan Diagram and Will not affect provISIOn and arrangement of public facilities and services The follOWIng findmgs demonstrate that the eXIstmg public facilitIes and services have the capacity to serve future development on the subJect site and WIll be provided m a tImely, orderly, and effiCient manner Subsequent planmng actIOns limited to the subject site (I e Master Plan and Site Plan applications) m due time wlll address the arrangement of public faclhtIes and servICes on the subJect site See Exhibits 8 and 9 for more mformatIOn Potable Water Service The subJect site WIll be served by connectmg to eXlstmg Spnngfield Utility Board (SUB) water hnes adJacent to the site There are SIX potential water Imes adJacent to the subJect site to have the capacity to serve future development There are two ]2" PVC water lines along 28th street have the capacity to serve development m the southwest portIOn of the subJect site There IS an 18" water Ime m the RIght-of-Way of 31st street that has the capacity to serve future development Currently, there are two 10" water lines that can serve future development on the west portIOn of the subJect site One of these water lines m located approximately 100' north of the center Ime of Bonnie Lane and the other IS approximately 120' south of the center Ime of Bonnie Lane AddltJonally, there lS a 16" water Ime on the south Side of Marcola Road approximately 1075 ft west of the mtersectIOn of Marcola Road and 28th street that has the ability to serve development m the southern portIOn of the subJect site The water lines m Marcola Road and 31 st Street contam suffiCient capacity to serve the site Therefore, thiS key urban service WIll be prOVided m an orderly and effiCient maJlller Sanztary Sewer The City of Spnngfield provides sanitary sewer service for lands wlthm the City of Spnngfield Clty hmlts The subJect site IS wlthm the City of Spnngfield city hmlts and can be served by connectmg to eXlstmg samtary sewer hnes adJacent to the property The subJect site IS located m the North Sprmgfield waste water basm and currently has adequate capacity A 42" concrete mam Ime for the City of Spnngfield traverses the lower thud of the subJect site that flows east to west and collects all samtary sewer water for the subJect site With some fill reqUired m the north The northeast comer of the proJect Will be served by an eXlstmg sewer m 31 st Street Currently, thiS mam Ime has the capacity to faclhtate the proposed development's sanitary sewer needs There are three sewer lines that connect to the mam trunk lme on the subJect Site, an 8" PVC Ime connects to the main trunk Ime from the south, approximately 250' west of the mtersectIOn of 28th street and Pierce Parkway, an 8" PVC Ime runnmg north and south along 31 st street connects to the mam trunk Ime from the north m the pubhc Right-of-Way for 31st street, an 10" concrete Ime rurmmg north and south connects to the mam trunk Ime from the north, approximately 240' west of the northwest boundary of the subJect site Therefore, thiS key urban service Will be proVided m an orderly and effiCient manner TransportatIOn The proJect area IS currently served by 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 Identifies 28th and 31 st streets as the "31st Street Connector" The 28th street portIOn of the 31 sl Street Connector IS fully Improved and claSSified as a Collector The Villages at Marco1a Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 32 007 street Thirty-First Street lS not fully Improved and also 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, although there IS a CIty of Spnngfield ] 0' utility and sidewalk easement on the west side of 31 st street to facilitate road Improvements m the future , In thiS sectIOn of thiS statement addressmg Statewide PlaJIllmg Goal 12 - "TransportatIOn' there are additIOnal findmgs regardmg public facllitJes 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 Sprmgfieldl"Q" Street MaJor Basm Storm water facilities WIll be deSIgned as a component of subsequent land use approvals to meet City of Spnngfield storm water policies and regulatIOns Prelimmary storm water plans will keep the development's storm water runoff rates equal to pre-development peak storm water runoff rates This will be achieved through multiple on-site detentJon ponds, blO-swales, and open- chaJlllels See Exhi bIts 8 and 9 for more mfonnatlOn ConclUSIOn The subJect site IS mSlde of the Eugene-Spnngfield Metropolitan Urban Growth Boundary and CIty of Spnngfield city limits ThiS enables public facllitJes and services to be extended to the site m a timely, orderly, and efficIent manner The subJect site has eXlstmg public facilities and services adJacent to the site which also have the capacity to serve future development Therefore, thiS amendment IS m compliance WIth Goal 11 Goal 12 - TransportatlOll' 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 dlVlsIOn are Implemented at the local level by the Eugene-Springfield Metropolztan Area TransportatIOn Plan (TransPlan) acknowledged for compliance With Goal 12 III 2001 Plan amendments and land use regulatIOn amendments are regulated under OAR 660-012-0060, the "TransportatIOn Planmng Rule" If an amendment slgmficantly affects a transportatIOn facility, a local government must provide a form of mitigatIOn OAR 660-012-0060(1) states 'A plan or land use regulatIOn amendment slgmficantly affects a transportatIOn facility If It would (a) Change the functIOnal classlficahon of an eXlstmg or planned transportatIOn facility (exclusive of correction of map errors m an adopted plan), (b) Change standards Implementmg a functIOnal classlficatIOn system, or (c) As measured at the end ofthe plannmg penod IdentJfied m the adopted transportatIOn system plan The Villages at Marcola Meadows - Zone Change ApphcatIon Wntten Statement - September 29, 2006 Page 33 of37 (A) Allow land uses or levels of development that would result m types or levels of travel or access that are mconslstent with the functional classificatIOn of an eXlstmg or planned transportatIOn facility, (B) Reduce the performance of an eXlstmg or planned transportatIOn facility below the mlmmum acceptable performance standard Idenlified m the TSP or comprehensIVe plan, or (C) Worsen the performance of an eXlstmg or planned transportatIOn facility that IS otherwise proJected to perform below the mmlmum acceptable performance standard Identified m the TSP or comprehenSive plan " OAR 660-012-0060(1): With regard to OAR 660-012-0060(1)(a) and (b), the proposed Post Acknowledgement Plan Amendment (PAPA) would not change the functIOnal classificatIOn of any transportatIOn facility, nor would It change the standards for Implementmg a functIOnal classification system With regard to OAR 660-012-0060(1)(c)(A), the PAPA would not allow types or levels of uses which would result m levels of travel or access which are mconslstent with the functIOnal classificatIOn of a transportatIOn facility The polICies of the City of Sprzngfield Development Code and the TransPlan establish 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 compliance with the provlSlons of the acknowledged comprehenSive plan and Implementmg regulatIOns With regard to OAR 660-012-0060(1)(c)(B) and (C), a Traffic Impact AnalYSIS (TIA) evaluatmg the performance of eXlstmg and plaJllled facilities as a result of the development proposed by thiS applicatIOn has been performed That TIA (Attachment I) IS submitted concurrently with thiS wntten statement and the findmgs of that analysIs are hereby mcorporated by reference TIA Scoomg . When determmmg the effect of a proposed Post Acknowledgement Plan Amendment (PAPA), the TPR reqUires local governments to evaluate Impacts to plaJllled faCIlIties as well as those already eXlstmg Accordmg to OAR 660-0 I 2-0660(4)(b)(C), transportatIOn faCIlIties, lmprovements or services mcluded m a metropolItan plaJlllmg organizatIOn's federally-approved, finanCially constramed regIOnal transportatIOn system plan must be mcluded m the analYSIS The Metropolitan PlaJIllmg Committee adopted the Central Lane Metropolztan Planmng OrganizatIOn RegIOnal TransportatIOn Plan on December 9, 2004 The MPO-RTP established a plaJlllmg honzon of2025 ThiS IS the planmng honzon used by the TIA The followmg proJects are wlthm the study area of the TIA and are listed m MPO-RTP "Table la-Fmanclally Constramed Capital Investment Actions Roadway ProJects" The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 34 of37 Table 7 Project Category Arterial CapacIty Improvements Name Geographic Descnptlon JUriSdiction Estimated Length Number Limits Cost 42nd Street @ Marcola Road Traffic control Improvements Springfield $248 000 0 712 42nd Street at Highway 42nd SUHwy 126 Traffic control Improvements Springfield $200,000 0 799 126 Westbound Ramp Eugene-Springfield @ Mohawk Add lanes on ramps OOOT $310,000 068 821 Highway (SR-126) Boulevard Interchanqe Table 8 Project Category New Collectors Name Geographic Description JUrisdiction Estimated I Length Number Limits Cost V Street 31st Street to Marcola New 210 3 lane collector Springfield $2,173,0001 o 6E 777 Table 9 Project Category Urbau Staudards Name Geographic Description Jurisdiction Estimated Lenglh Number Limits Cost 42nd Street Marcola Road to Reconstruct to 3-lane urban Springfield $2551 000 103 713 RaIlroad Tracks facility 31st Street Hayden Bridge Upgrade to 2 to 3-lane urban Springfield $1,300,000 085 765 Road to U Street facllltv Because the ultimate purpose of the proposed PAPA IS to gam approval of a master plaJllled development, transportatIOn modeling 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 scenano based on the level of development that will be stJpulated m the master plan The TIA compared the Impacts of future development under the eXlstmg plan designatIOns, the Impacts of Ullfestncted 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 modeling assumptIOns can be assured by the condltJonal approval of the proposed PAPA and mamtamed by subsequent slte 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 scenarIO under current designatIOn and zonmg With regard to OAR 660-012-0060(1)( c )(B) and (C), the analysIs has determmed that measured at the end of the plannmg penod the proposed amendment Will neither reduce the performance of eXlstmg or planned transportatIOn facilities below the mmlmum acceptable performance standards Identified m TransPlan nor worsen the performance of transportatIOn facilltJes that are otherwise proJected to perform below the mmlmum acceptable performance standard Identified m TransPlan The Villages at Marcola Meadows - Zone Change ApphcatlOn Wntten Statement - September 29, 2006 Page 35 of37 ConclusIOn Pursuant to OAR 660-012-0060(1), the proposed PAPA does not slgmficantly affect any transportatIOn facllltJes and mltJgatlOn IS not reqUired The City of Spnngfield can find that the proposed PAPA lS consistent with Statewide Plannmg 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 or all forms of energy, based upon sound economic principles ResDonse The purpose of this Metro Plan Diagram Amendment (PAPA) applicatIOn IS to re-deslgnate land on the subJect site to 1) expand the amount ofland deSignated for MedIUm Denslty ResldentJal, 2) re-deslgnate 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 Commercial The Metro Plan IS an acknowledged plan by the Oregon Department of Land ConservatIOn and Development Therefore, the Metro Plan IS currently consistent With the provIsIOns of Statewide PlaJIllmg Goal 13 The City of Spnngfield adopted the Metro Plan (Ordmance No 6087) on May 17, 2004 ThiS applicatIOn does not amend any component of the Metro Plan that IS related to Goal 13 as adopted by Spnngfield City council on May 17,2004 Therefore, thiS PAPA applicatIOn IS consistent With the Metro Plan and Statewide PlaJIllmg Goal 13 Goal 14 - UrbamzatlOn' To provide for an orderly and effiCient transitIOn from rural to urban land use ResDonse All of the parcels affected by thiS apphcatlOn are currently wlthm the Urban Growth Boundary and were aJIllexed mto the CIty of Spnngfield The annexatIOn was made m comphance With an acknowledged comprehensive plan and Implementmg ordmances, and established the aVailability of urban faclhtJes and servIces Therefore the amendment IS consistent WIth Statewide Planrung Goal 14 Goal 15 - Wtllamette RIver Greenway. To protect, conserve, enhance and maintain the natural, scemc, hlstorzcal, agrzcultural, economic and recreatIOnal qualztles of lands along the WI/lamette River as the WI/lamette River Greenway ResDonse The subJect site IS not wlthm the WIllamette River Greenway Therefore, thiS goal IS not relevant and the amendment Will not affect compliance With Goal 15 Goal 16 tllrougll19' (Estuarine Resources, Coastal Shorelands, Beaches and Dunes, and Ocean Resources) Resoonse There are no coastal, ocean, estuarme, or beach and dune resources related to the property or mvolved m the amendment Therefore, these goals are not relevant and the amendment Will not affect compliance With Goals 16 through 19 The Villages at Marcola Meadows - Zone Change ApplIcatIOn Written Statement - September 29, 2006 Page 36 of37 VI. CONCLUSION Based on the above analysIs and findmgs of compliance with approval cntena and adopted plans and policies, the requested zone change should be approved as propose~ , If you have any questIOns about the above applicatIOn, please do not heSitate to contact Richard M Satre, AICP at Satre ASSOCiates, P C (465-4721) The Villages al Marcola Meadows - Zone Change ApplicatIOn Page 37 of37 _ Wntten Statement - September 29, 2006 EXHIBIT 1 K & D ENGINEERING, Ine Engmeers . Planners. Surveyors Legal descnptlOn For "Mal cola lYleadows" Comp Plan and Zone Change Two (2) Parcels ofland located m Spllngfield, OlegOl1 that me mOle pmilcu]ally descn bed as follows Parcell Beglnnlng at ~ pOlnt on the North marglD of Marcela Road, sald pOlnt belng North 89 57 I 30" East 2611 50 feet and North 00 02 I 00" West 45 00 feet from the Southwest corner of the Fellx Scott Jr D L C No 51 1TI Townshlp 17 South, Range 3 West of the Wlllamette Merldlan, Lhence along the North marglTI of Marcola Road South 89 57' 3011 West 1419 22 feeL to the Southeast corner of Parcell of Land Partltlon Plat No 94- P0491, thence leavlng the North margln of Marcola Road and runnlng along the Cast boundary of sald parcell and the Northerly extenslon thereof North 00 02' 0011 West 516 00 feet to a pOlnt on lhe South boundary of NICOLE PARK as platted and recorded ln Flle 74, Slldes 30-33 of the Lane County Oregon Plat Records, lhence along the South boundary of sald NICOLE PARK North 89 571 3D" East 99 62 feet to the Southeast corner of sald NICOLE PARK, thence along the East boundary of sald NICOLE PARK North 00 021 00 II West 259 82 feet to the Northeast corner of sald NICOLE PARK, thence along the NOl:th boundary of sald NICOLE PARK South 89 58 I 00 PI West 6 20 feet to the Southeast corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded ln Book 46, page 20 of the Lane County Oregon Plat Records, thence along the East boundary of sald LOCH LOMOND TERRACE rIRST ADDI'I'tON North 00 021 00'1 West 112 88 feet to the Southwest corner of AUSTIN P~K SOUTH as platted and recorded 1TI Flle 74, Slldes 132-134 of the Lane County Plat Records, thence along the south boundary of sald AuSTIN PARK South North 89 58' 0011 East 260 00 feet to the Soulheast corner of sald AUSTIN PARK South thence along the East boundary of sa~d AUSTIN PARK South North 00 021 DOlt West 909 69 feet to the Northeast corner of sa~d Austln Park South, sald pOlnt be~ng on the South boundary of thaL certaln tract of land descrlbed In a deed recorded July 31, 1941, In Book 359, Page 285 of the Lane County Oregon Deed Records, thence along the South boundary of sald last descrlbed tract North 79 41' 5411 East 1083 15 feet La the lntersectlon of the South llne of the last descrlbed tract and the East llne of that cerLaln tract of land conveyed to R H Plerce and Ellzabeth C Plerce and recorded ln Book 238, Page 464 of the Lane County Oregon Deed Records, thence along the East Ilne of sald last descrlbed tract South 00 021 0011 East 1991 28 feet to the pOlnt of beglnn~ng, all ln Lane County, Oregon Page 1 of2 276 N W HIckory Slreet. POBox 725. Albany, OR 97321 . (541) 928-2583 . rax (541) 967-3458 K & D ENGINEERING, Ine Engineers' Planners' Surveyors Pal eel 2 Beglnnlng at a pOlnt lD the center of CounLy Road No 753, 3470 24 feet South and 1319 9 feet East of the Northwest corner of the Fellx Scott Donatlon land Clalffi No 82, lD Townshlp 17 South, Range 2 West o( the Wlllamette Merldlan, and belng 866 feet South of the Sout~east corner of tract of land conveyed by The Travelers Insurance Company to R D Kercher by deed recorded lD Book 189, Page 268, Lane County Oregon Deed Records, thence West 1310 feet to a pOlnt 15 Ilnks East of the West llTIe of the Fellx Scott Donatlon Land Clalm No 82, Notlflcatlon No 3255, lD Townshlp 17 South, Range 2 West of the Wlllamette Merldlan, and rUDDlng Lhence South parallel wlth and 15 Ilnks dlstant from sald West Ilne of sald Donatlon Land Clalm a dlstance of 2304 76 feet to a pOlnt 15 Ilnks East of the Southwest corner of sald Donatlon Lana Clalm, thence EasL followlng along the center Ilne of County Road No 278 a dlstance of 1310 feet to a pOlnt lil the center of sald County Road No 27B due South of the place of beglnnlng, thence North followlng the center Ilne of sald County Road No 753 to the pOlnt of beglnnlng, all III Lane County, Oregon, EXCEPT the rlght of way of the Eugene-Wendllng Branch of the Southern Paclflc Rallroad, ALSO EXCEPT that portlon Book 359, Page 285, Lane descrlbed In deed to The Clty County Oregon Deed Records, of Eugene, recorded In ALSO EXCEPT beglnnlng at a pOlnt WhlCh 18 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 In the center llne of the old route of County Road No 142-5 (formerly #753), chence South 0 111 West 183 75 feet to the lntersecLlon wlth the Northerly Ra11road Rlght of Way llne, thence South 84 45' West 117 33 feet, thence South 79 3D' West 48 37 feet to the lntersectlon of sald Rallroad Rlght of Way 1lne wlth the Southerly Rlght of Way llne of the relocated saId County Road No 742-5, thence along the arc of a 316 48 foot raQIUS curve left (the chord of WhlCh bears North 39 031 35" East 261 83 feet) a dlstance of 269 94 feet to the place of beglnnlng, In Lane County, Oregon, ALSO EXCEPr that porLlon descrIbed ~n deed to Lane County recorded October 19, 1955, ReceptIon No 68852, Lane County Oregon Deed Records, ALSO EXCEPT that portlon descrlbed lD deed to Lane County recorded January 20, 1986, Receptlon No 8602217, Lane County OfflcIal Records, ALSO EXCEPT that portlon descrlbed lD that Deed to Wlllama1ane Park and Recreatlon Dlstrlct recorded December 4, 1992, ReceptIon No 9268749, and Correctlon Deed recorded February 9, 1993, RecepL10n No 9308469, Lane County Offlclal Records, ALSO EXCEPT that portlon descrlbed 1n ExhIbIt A of that Sprlngfleld, recorded September 22, 1993, ReceptIon No Offlc1al Records ALSO EXCEPT Marcola Slldes 897, 898 and Deed to the Clty of 9360016, Lane County Road 899, IndustrIal Park, Lane County Plat as platted and recorded 1n F1le Records, Lane County, Oregon 75, Page 2 of 2 276 N W HIckory Sueet. POBox 725' Albdny, OR 97321' (541) 928-2583' Fax (541) 967-3458 q SE;P-28-2006 14 14 Chad Cordell 641 486 031 EXHIBIT 2 ([) c;r 2-4 <.4 2.2-lJ RETURN TO CASCADE TITLE CO '" t:.uoS~ b3~'-\ 6~ ~ n-()~-~-I\"'Z300 11-02..~~-oot\ 1800 After ,"~u~d9l' l!11 WlllamettR !';Ireet Fuaene OR 97401.3107 ( Division of Chi.' Deputy Cl...k we.-^24293 Lan.. County Dee. end R&oOl"da 'VV" 1l1l1l11111111111111l1l11ll11ll1ll11111l111l~1 $51.00 007913 429300l500a7 04/10/2006 03:55:08 pft RPK-DEED Cl'lt:1 Stn:9 CASHIER 04 $30 00 $11.00 $10.00 Unhlachangeis~ues~ mail all tax statements to: SC Spr1n2fiald. LLC 5440 Louie Ln ate l02 Reno, NV :rax Account No. TRUSTEES' DEED (Statutory Bargain and Sale Deed) Allan Hlllar Pterce and Nonnan J. LeCompte, Jr, as Co- Trustees pursuant to the Last Wtl\ and Testament of Elizabeth C. PIerce, a deceased person, and Allan Hillar Pterce and Nonnan 1 LeCompte, 1r, as Co-Trustees pursuant to the Last Will and Testament of Ralph H Pierce, a deceased person (collectively, "Grantor"), convey to SC Springfield LLC, a Delaware Inmted Ilabthty company ("Grantee"), the real property descnbed on the attached Exlllblt A. together with all of the right, titl" and IOterest of Grantor tn, to and under adjoining streets, rights of way and easements, The true consideratIOn for this conveyance is Eight MtIhon Dollars ($8,000,000), paId by an accommodator pursuant to SeClton 1031 of the Urnted States Internal Revenue Code BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER OM 197,352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLA nON OF APPLICABLE LAND USE LAWS AND REGULATIONS BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LA WSUlTS 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 TRUSTEES' DEED. Page 1 G lusrINJL\C1lenIIP"",," Trust'Martln Saloldeed 1\11 060331.doe SEP-28-2006 14 14 ~had Idell , , " I I II .", . DATED, Apn1.L!....2006 3T ATE OF OREGON ) ) 58 COUNTY OF LANE ) 641 486 0307 '.' " P 02 " D.Cv Allan HIilar 1erce, Co-Trustee pUISUlU1t to the Last Will and Testament of Elizabeth C. PIerce, a deceased person Norman J. LeCompte, Jr., -Trust pUI'S\lant to the Last Will and Testament of ~'_........ "",00 ~b_ Allan Hillar Plerce, eo.. Trustee pursuant to the Last Will lllld Testament of Ralph H. PIerce, a deceased person ~~g- to the Last Will and Testament of Ralph H. Pierce, a deceased person This instrument was acknowledged before me on April/O , 2006, by Allan Hular Pierce, Co- Trustee pursuant to the Last Will and Testament of Eh2abeth C, Pierce, a deceased person, and Co-Trustee pursuant to the Last WIll and Testament of Ralph a deceased person . J ~j."':l.',I"JI,~II"\ I ,.'~"""'."""""."~ .. IIOmIYPUSLHl.ORSlOR liOI/MSSlnN HQ. 894149. lItoor.lYlilSlllllomllllJlllST2Il.l!lflIl," mUSTEES' DEED - Page 2 G IUsr\NJ~\Cllent\Pl""'" TnlslIMarlln S.le\dcall\ll 060331 doc SEP-28-2006 14 14 Chad Cordell O's < STATEOPOREGON ) ) ss. COUNTY OF LANE ) 541 485 0307 P 03 Thts mstrument was acknowledged before me on April t.E.... 2006, by Nonnan J. LeCompte, Jr., Co-Trustee pllISUant to the Last Will and Testament of Elizllbeth C. PIerce, a deceased person, and Co-Trustee pursuant to the Lasl Will and Testament of h H. Pterce, a deceased person, . ...,.1 ri~~s- TRUSTEES' DEED - Page 3 G 1u.r\NJL\CU",,'IPlorcc TrustIM""", Sol.ldee<! nJI 060331.doo No~;t/1C r My; SEP-28-2006 t4 t4 dell 54t 485 0307 Chad .. . EXo...::... A Real Property Description TRUSTEES' DEED - Exhibit A G lusrINJL IChenl\Pleroe TlUS1\Marlln Saleldood nJ I 06033\ ,doe P 04 SEP-28-2006 14 t4 Chad Cordell 641 486 0307 P 06 .,,: , PAACEL 1, ~g1nning aU a poin: on the North right-of-way line of Marcola Road. .aid point ~1ng North B9 .7' 30' !a~t 2G11.GO [ae~ and No.~h 00' 02' CC' west 4$,00 feet from the Southwest eorner of the F.1.x Scott Jr. D,~.C. No. 51 in Township 17 South. Range 3 West of the W'11amette Meridian. tbence along the Morth right.o!-way line of Marcol~ Road south S9' 57' 30. W=et 141~.22 leet to the So~thea$t corner of parcQl 1 of ~nd P~rt'tion plat NO. 94-PO"1, thenc= l~aVi~ the North right.of.way l.ne of Mareola Road and ru~ing along ehe East boundtry ot said parcel 1 and the Northerly exte~sion thereo~ NOrth 00' 02' 00" west 51..00 fe.t to a point on the Sou~ boun~ary of >>tCO~ PARK ae pl~eeed ano recorded in Filo 74, Slides 30.33 of the ~ne county Oregon Plat Records: thence along the South boundary of .aid NICO~ P~ Noreh as' $7' 30' Bast 99 62 teet to tbe Soucheast c:r;>1:'ner or said NICOl.!: PARK, tho"",e donI! the s..st boundary of .aid NICOLi PARX North 00' 02' 00' wase 2SS.e2 feet to the Morthe.st oorner of sa,d N~COWl PUtt. thence alons rhe North l>Oundary of .aid NICOL! PUK Sol>th 89' 58' 00' West 6 20 feet to th.. Sc>utheut corner of LOCH LOl10Nll TERRACB rIRST ADDI1'J:ON, 11.8 phtted ancl recorded 1n Book 46, Pas. 20 ot the LAn. COunty oregon Plat Records: thence along tho "Aft bounclary of sUe! LOCH "';MOND :!'''''IlI\l::B FIRST AlIlI:t'l'ZON Norch 00' 02' 00' "eRt 112. sa f.et to ebe Southweet corner of AUSTIN PARK SOOTH, ae platted and reQord=d in Pile 7., Slidee 132-134 of the Lane County Plat Record~1 thence along the S~th boundary Of aaid AOSTLN PARK SOUTa North 8S' 5S' 00' East 2GO.00 teet :0 the SOUtheast corner of said AtlSTIN PlIRK SOt1Tli, thence &1on9 Che !laat boundary ot ~iUd IIt1STIN PARlt SOtmi NClrth 00' 02' 00' West 909.59 teet to the Northe~s~ corne= of said IlUSTIN PARK SOOTs, ssid pOint being on the South boundary of that ceresin trace of ~and described in a deed reRorde4 July 31. 1941, in BQCI~ 35S, Page 2SS of th~ Lane County Oregon Deed Records: thence along the so~th boundary of Idd last described tra"t North U' 41' 54' ltaet 1083 lS feet to the interSOctiCln of the South lino of the 1a't described tract and the East 11ne of that certatn traot of land convoyed to R. H. pierCe ana ~li.abeth c, pierce and recorded ;.n ll<>olt ns, pase Hi of tile Une COUnty Oregon Deea I\ecorda/ then". dong the East line Of said laet described tract South 00' 02' 00" East 1991.2S f~et to the pOint ot heg.nning, all in Lane county. Oregon. P/UlCEt. 2. I aeginning at a point in tho center of County Road No. 753. 3170.24 feet So~th and 1319.9 fe.t Ea.t of the Northwest COrner of the P=lix S"ott DonAtion ~nd Clai~ NO. 52, in Townabip 17 S~th, Range 2 Weat of the Willamette Meridian. a~ being 866 feet 90~th of the SO~theA.t corner of er.ct of land convey.~ by The Travelers lns~r&nee Company to R. D. Kercher by deed recordad in Book lU. Pag.. 258, loan.. county Orogon Oiled ReeOl:'Qe: tnenee West 1310 feot to a point 15 linka Bast Of the West line of the Felix Scott ~ortat'on Land c~~m No. 82, Not.f~cation No, 3t5$, 1n Town.hip 17 Bouth, Rang. ~ Weat of the Wt11amette Meridian, and running thenee South parallel with and 15 links diatant fro~ .aid West line of said Donation Land Cl.im a distanoe of ~30..75 feot to a poi~: 15 link. ia.t of the Southwest COrner o~ .aia DOnat,on Land Claim, thence ~..t fClllowiog aloni tn. center line Of county Road NCI, 278 a distance of l31~ feet to a point in tbe eent=r of said COunty Road No. 278 due soutb of tne plac. of beiinningJ thence North following the center line of said County Road NO, 753 to the point Of beginning, all in Lane COUl'lty, Oragon: "l<C"PT the right of "'ay of the Ilugena-Wend!1ng Branch of the Scutbern PaciHc Railroad, ALSO Ii:XCIlP'l' thU portion descrihed in deed tCl The City ot EUl!ene. nCOrded in "ook 3S~. PaSle 285, Lane Couney oregon Deed Recorda: eQnt:.1nu~d.. J;;.lIU<>H A, Page 1 SEP-28-2006 14 14 Chad Cord.ll 54t 485 0307 P 06 ,/ ? /::$. . il P.operty Description eontinu~d.{PARCEL 2) ALBO EXes?t beginnin~ a~ a point whicn 1. 15B9 4r f,tt south and 1321.33 teet East of ~he Southwest corne~ of section 19, Township 17 Sauth, Range 2 wes~, Willamett. Mer,dian, Lane county, O~egon. said po~nt also b$inw Opposite ~d 20 fee~ Eas~~rly from Sta~>on 39+59.43 p.O.S.T" aaid Station being in thw ~ent'r line of .ho old route Of Co~ty Road RO. 142-$ (fo~.~ly D153), thence SOuth 0' 11' Wa~t 1BJ.75 fttt t~ the intar~eetion w,th the Rorthar1y Railroad Right of way l~ne, thence south 84' 45' we.t 117.33 fftet: thence SDuth 79' 30' We.t iB.37 fe~t to the inter.e~tion ~f said Rai~~oad Righ~ of way line with the south'~lY Right of Way li~e of the raloeated said cou~ty Road NO. '.2-5; thence along th~ are of a 31~.48 foot ~adiu. curve laft {th~ chord Of which ~'a~s North 39' 03' 35" Eaat 251 83 feet) . di8tance of 269.94 f~e~ to the plat. ~f bes>nnill'il. i'l\. l-ane CQ\lT\1:Y. OUllen; ALSO EXcEPT ~at portiOn deacribed in deed to ~ne County ~e~ord~d Octo~ar 19, 1855. Reception NO. 68852, Lane County Oreson Deed Records, AI,110 ~CEP'l' that portion de.cr1~ad ill deed to una COW'lty ucoro.ed January 20, 19B5, Reception No. 8602217. ~oe County Off~ciel Record.; ALSO EXCEPT that po~,iOll c:\e.e~ibed in thae Deed to Will~alane park And Recreation D'8t~ice reco~ded Dec.-ber 4, 1992, Reception No. 926S749, and eQr~ect1on D~~d rG~Q~dad February', 1993. Reeepelon No. ')084.', Lane County Official Records, ALSO EX~vr thet portion described in E~ib1t A of tn.t Deed to the City of Sprinif1~lc:\. recorded september 22, 1983, Reception No. 9360016, Lane County Official Record. ALSO ~CEPT Harcola Road Induatr1al Park, as platted and recorded in F11e 75. 51idaa 897, a98 and 899, Lane county Pl~t Records. Lan~ eounty, oregen, "MCEt. 3 l\n easement fo~ inl1'""es and egress, parking and dp pUl:POee" .... l1eacl:'1l:>ed ill that certain Re~ip..acal Easement ~reement, ~eCarded ~pril 22, 1994, Reel No, 1943, R~.ept~on No. 9~297~3. Lane County Of:ioial Record.. "MeEt. 4 I An easement for ingresB, eg~e.s and park1ng a. del~ib~d in that certain Declaration of Re~~~i~tiona and arant of t~..m.nts, recorded March ~74 19B9, Reel NO. lSi3, R~cepcion No. B911762, .. amended by that oertain First Amendment to Deelaratian of Resc:1ctions and Grant of sa.emanta. ..eccrded octobe~ 31. lS$9, Reel No. 1600, ReCeptiOn No. a8i9055. as modified by th.t cel:'tain Restated ~cla....tion Of Restrictions and Grant cf ta.emente. reao..d~d May 10, 1991, Reel Ro. 1695, Reception NO, 9121698, aad by that .e..t~in ~.1~.nt and ~aaUmpt10n Of O~11!Ja~ions, ..ecorded NOVember 2, 1994, Reel NO, ~ooy, Xeee~t1on No, 9477951, all of Lane county Official Recorda, -. u.r.u..... A. Page 2 TOTAL P 06 '" -< .r- - 'I ' ~ - jT , I ~ 1;1 () ~ ~ It I I ., ,.,. . '" !!l 0 '" I !!l ~ I I I : 'l I. I . , I l Leaend -10 - - , ," ... '. _... .J 'I . N 17TH 51", l ' .. N 17TH 51 I '- "' .. .- ST ___I I- r '--, I ~ u! I #~". I :n: ~~ J ~. ;tt-I- m , I " ' .. 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I I 34TH S1 I ~v~ ~'" C~ 35TH S Plan District Boundaries ~""" "'I Mixed Use Areas .. Commercial Low Density Residential .. Major Retail Centers .. Medium Density Residential .. Heavy Industrial _ Light Medium Industrial ~ Campus Industrial .. Parks and Open Space Miscellaneous Boundaries inn., Springfield . . ~nn_' City Limits Existing Parcels I I Subject r Site Job # Date: Drawn: Checked: Revised: 0609 9129106 MH RS The Villages at Marcola Meadows Existing Metro Plan Diagram o 300 600 1,200 ~ Scale: 1" = 600' Feel m ~X -~ SATRE -I A',()CI,\Tr-"i, VJ ~ I ,," ., ~ N21ST 51 :tI ~ 2 3 ' e 8 ?, ~ 0 ~ 0 -z:m~ _ · ~ ~ ~ 0 CORRAL OR en ~ ____________. 1'8 I -i; ~ I -.~- ---____,-------------- ~ en ._,..~~T__~_ ;0 I ,------------- , , , , I, ~j :, ,---------.- : ,~ , , , , , , , , . , . , ," [ ~- ~ .~ , _. ", " ~:~ N17TH 51 , . N "17TH 51 - ""i --"'''11' , , ,.. j :_J /; , m , , , . , . GREENBRIAR S1 --(1 I :. . . ,__, ." . '.' ---eel . , , , . I .LS Hl()l;N . . . Z . ~. . ." €I :ij '" 2 -< ~ I N 17TH 8T 'I <,,,,," 4"<< >'" ."". N 17TH Pl o. ::\ o N18THST I I .J --. '!? r;". ~ j :m [jl N 19TH 51 .:~ -:I: '.' i f "' " i<' ~ . . ,;~.. ~., .. :~. .,-:' ,~::,.," o '< ~. o "e, I N20TH "'1 ,--, I ~--' g o z o ~ . ~ ... II I . -- . .1 ~ I I ...J , I N31ST 51 - 1 C.) < ~. '" !1 -< ",' -< i O"1J. . ,S - 32NO 5T ,- , , , , , , , , I I , . , , -.,...# . " , , , I , , , , , , , · I , -< \ ~ \ '? " \ , , , , , . ., I \ ~ I Leaend Plan District Boundaries ~ """ ~ Mixed Use Areas ~ Commercial Low Density Residential ~ Major Retail Centers .. Medium Delnsity Residential ~ Heavy Industrial _ Light Medium Industrial ~ Campus Industrial ~ Parks and Open Space Job# Date: Drawn: Checked: Revised: 0609 9129/06 MH RS The Villages at Marcola Meadows Proposed Metro Plan Diagram o 300 600 1,200 ~ Scale: 1" = 600' Feel ~ - SATRE ASSOCIATtS - N 17TH 51 i----------------- , I , , . : , r ---------------.-- I . sr \ -< > <" m ~ .. o z ". > " < j LOCUST -< ~ . NiTS". ~ '!? ~i .. j c ~ !1 N28TH ST on3.~..._ :Jf -.vo"V ~ ~~ z o '" " 33RD ST I 34TH ST ~,,~ "1.j,1> ,,~ 35TH S~ 351 , Miscellaneous Boundaries , Springfield City Limits Existing Parcels I Subject Site i-..-.' , , ~._---' m >< I OJ -i ~ '~1 - ~ - ~ .' 'J ,J - .""- , ,~ ,.. , .--' , I , I , , _ _ ;v. : GREENBRIAR ST : . . . . --' ," . '.' ----- ~ -r' 1": ., , N 17TH sf':. I' , o :\ 1- o j Nl7TH ,... ST. I ",-." ~-.~ ,~ ..... , l! !Ii e; m . -0 -~ -il ~~ =1 =:t ~ N 19TH ST , .LS HlOl N . ~ .- I , 11:1. % 0 ~ z ~ w ~ €I , :!j '" ~. ~ o ~'" z o ~ I I g " '?, I , ------- <n ... n., .. ~ ,.-, '--' , ~ III 8 ~' ..--------.--....-- L- m'" -'r~ '~ ... "I- -I " <n ... I I f 'I ~. . ~~ ~'>). <;: , ~ \ ~ ~ ~ <: "l < ~ J~ o~'ttf.. """II.LS~ , I I 'I '32ND ST .. \ -. z o :II -f ~j o .' .' .' .\ . . . . . . . . . . . ".'" . . . . I I . N 17TH ST "'c JN17TH ST N1TTHPl- i i----------------- , I , :... _L. , - r. ~-----------~---_. o 300 600 1,200 ~ Scale: '" = 600' Feel ... .1 -L >; ~ ~, ... > < m ~ m o z i! ;; .. - I' " , " I . I I ,;r " ~ > <I r N20TH sr I <I nL ~ lOCUST o' ;; > < I .". ./ ~""\., , CORRAl OR ...- N21ST ST.. ~ ~ , 1 l? ~ '" z m <n ... . ST ~ Z o " 'Y 33RO ST 1 c -, 35TH Sj 351 Leaend Miscellaneous Zoning District Boundaries Boundaries .. High Density Residential .. Community Commercial .. Light Medium Industrial i-----' Springfield , ' City Limits ..-----, .. Medium Density Residential 1I11II11 Major Retail Commercial ~ Campus Industrial Existing .. .. Parcels Low Density Residential Mixed Use Commercial Heavy Industrial , , Subject .. .. .. Site Mixed Use Residential Nieghborhood Commercial Public Land & Open Space JOb# Date: Drawn: Checked: Revised: The Villages at Marcola Meadows Existing Zonine....- 0609 9/29/06 MH RS - N21Sr I ~I m <: ~ <n -4J _ .~N28lH . , I , , , , I , , , , I . , , , , . . . , , , . I I , ~ "l . ..... - , , , , , , , I , , , , . , .......' . " , , , , , , , , . . , , . -< \ \ \ ,. \ ~ , , . . , ~,,~ 11>", c, . - d , 01l3~ ,. a" "' 34TH ST m X I CD -l U1 ~ ii1I SATRE ASSOCIATE> . "'T' . .-- i" i.J ~ . m I I I I . . GREENBRIAR ST --12 . : . . . . -.' . II . '.' --___' I I . I . . is HJ..OlN I I I Z I N ~ '" -< r~1 ~-.... ..... I: -' l~. ~. ., ., N 17TH \1.........;.....':::;:,,:1 ST , I ,-. -0., -~~ _! ~Il """"~-. =.,. ~ '" ~. O' IQ t: ,I> ' i. :0' o ..'-. .I~ ,-::-: .c-.;.;:' " I :0 !!l I I .. .~ ,I. il :1 28TH Sf "l .' ... -- -- -- -, -, - , - - . , - - - ... ''', N 17TH ST .... .... N 17TH ST N 17TH ST I, .----~----------_. O~ I ':\ I I I I N 17Tt-! PL . 0, II f I - , : r -if -----------------. '!\ t ~ J "'~'" "'~~ -4\'1'}-"\ N 19THST I -......' - r r N20TH ST ~ :!i z ~ ~ o '" o z o. ~. ./-......... ",0 'L.., o t z z m '" -< N21ST ST 5' o o o o m il' :0 o Z '" m ~ '" ~ _i!: ;ll ,--I .--' l % '" Cl :0 :; ~ \ > <: ~ Cl '!\ 'i III 8 --------------~- I. po CORRAL DR ~t ~ LOCUST ~I ~ N21Sl' ~ '!\ nI :0 '" c: :0 '" '" -i N28TH ST I I I I I I I I I I I I I I I I I I .N31ST ST c: <: '" '" -< -< '1 - 0"'" I .~ I \ I' . , I- . I . . I I I I I . . I I , ........ :0; '" -< ,. ~ a:; '" " . ,. 0T13,.. ni 32ND ST . '. , . . . . I . - . . . . - .<. . Cl ~ ~ I Cl . >- ~ ~ . . . - 35T 33RO 5T I - ~ ~ I , 34TH 5T .. . I' 8V~ '%>>\> '" 35TH S',; , Leaend Miscellaneous Zoning District Boundaries Boundaries .. High Density Residential .. Community Commercial .. Light Medium Industrial i-----' Springfield I I City Limits ..-----, .. Medium Density Residential IIIII1II Major Retail Commercial ~ Campus Industrial Existing .. .. Parcels Low Density Residential Mixed Use Commercial Heavy Industrial , I Subject .. .. .. Site Mixed Use Residential Nieghborhood Commercial Public Land & Open Space Job# Date: Drawn: Checked: Revised: 0609 9/29106 MH RS The Villages at Marcola Meadows Proposed Zoning, 1,200 I ~ .... ill SATRE A\.\OCIATf5 m X I OJ -l OJ 300 600 Scale: t" = 600' Feet c D G \ 'I! \, \ " " ~ ~ ~ eo lON~ X ZON'X "' 50 ~, , / =:i- (,;, / ~''''~~ J" ; 'f..J ("II .^ I '\ - _'iJI I ;1. ilCORPOIlAffUMff5 L_~ --, - I I Subject Site I LI -^'~" I ~-n I crIYO,p.N(;rL.O-~1 f ~ ~-- ~~ I \ "'"~~"'\A ~)~ /:~' ~~ .' '. ( ~, ;[ /~'- ~/ //./' r '''''''1 r, " <,; I~ """=N;::~''''''''., Tt]jJ "'" ",,, , ~ I NOTEW\'AlEASHOWNON1H,S'AN,lISlOCAUOWITK'N TOWN""~ '7 <om" ....NG~ 1 W<sf ANO TOWN'H" 11 mu,., lANGE3 WEST ~ 1 I ,I, / " 0'"'....'<... ~ EXHIBIT 7 LEGEND IilIiiJi if(~~~'i'f.Jk>L'Ottl """ ~UNO. 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AtAPNUMBER 41039C1153f ffimJYfDATE JUIIE21999 EXHIBIT 8 September 2S, 2006 RIck Satre, AICP Satre Associates 321 East Broadway, SUite 536 Eugene, OR 97401 RE, Marcola Meadows UtIlitIes Dear Rick We have performed prelimmary lllvesligatlon on ulil1ty availability for the Marcola Meadows ProJect We find that there are sufficient ulilItles aVailable at or near the site to serve the proposed proJect 'Will Selve' letters have not been requested Storm Dramage A dramage ditch runs through the property that drams the site and some upstream off-site developed PlOpertY Some mdustnal flows (coolmg water) are released through the ditch dunng summer months The ditch discharges to a publIc storm dramage system Water qual1ty 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 mlligatlOn measures wlll be Implemented m accordance with adopted City ordlllances (Portland Standards) The proposed features lllclude use of grassy swales, lowered planter StripS vegetated basllls, permeable pavmg, wet detentIOn and dry detentIOn ponds A sample of the details avaIlable from our menu of optIOns for use III final deSign of water quality features IS attached The mam dramage swale through the site Will be re-routed through the site As part of thiS work thiS dramage feature WIll be WIdened, planted, mcandered an uliltzed as a water quality featule as well as an amemty for the users 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 Inches diameter, runs through the proJect site and IS deep enough to serve the site With some fill reqUired III the north The northeast corner of the proJect Will be served by an eXlstmg sewer m 31 sl Street Water SUB water lines eXlst m Marcola Road, 16 mch diameter, and 3151 Street, IS l11ch dIameter These 1ll1es are of suffiCient capacity to serve the proJect I E1ectncal SUB has planned for and has suffiCient capacIty at the site to serve the proposed proJect Natural Gas Northwest Natural Gas CompallY has a hIgh pressure gas Ime located at the mtersectlOn of 28th Street and Marcola This lme 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 CURB clf; j 'T SUB - SOllY" -:, ,",L ~-'l) ~ {l .<' "'-~'l. ,I ir- - '~'\d- i i~ ,- , >~~ '\ '4~ ~ i}~ f - 1, - ~\, iy (/J-' , " ",' >.!lIJ"/';" \\~~ (,/~y~'~ 'Z~'~, -'1" ",. , -,' \,,~~1, " k;"f' ',-'" -", t"C."C....r--.' ,,- ~l ~_ 't ~ /7 ~ ~ ...~ .<:::~,,~;:c1~\ ~t'.,/ /~ - _ .... - r','" 1'//,__./ - - c- - Ii .J:." ,~ - \' .f" ",?-. ~.....- : , "",..~ /.., I _~'-~,..,-,"" .,.'W::....~- -'- T -:;:~ J--"\\ _ i' ~ r~ ~- I :: _~ }.~~"""_lo:<,:-:,~!- _ ~47' ~ _ ./ "" _'-- o(',>--~""" J~ ~ y.....- ;'J'i~_)'-~-- y:/~" -~1 -"--.J :r ..cv~>:!"t"-'''"-~ _ -:_, II~~~ ~ ':;;~J~ .. ~ .r -/ J : I Ii ,I , ; MOUNDED EARTH CHECK DAMS . .. 6)..fIN (PRIVATEj 8' MIN {PUBLIC} . 7fl6JOl m >< :::c OJ -I co Grassy Swale DRIVEWAY CULVERT PIPE, TYPICAL 24" IF PARKING" ON STREET \ IS ALLOWED 12 I.MIN. . , I I \ " 'iI, )1 I" ,; r " t J , , I .. '~ 1/ I -.... I<~ 1')"/ I , , STREET / ";r, , , > c / '" '~: ,:;7' r;_~~1.J. I l_..r ~ " V' - p ...I!< I ,,,,,, .\~ ~*" "?,,,~~,G~'~ f 1"1 ~'" fir ~ ~ "" f"l 't Of ..t'L-1I4 .."~' .. ~ ~' ~... 1'\' ~j ~)" .. ~)., ..rj<il'" ~-rjt.<;r-<--~ -~> I'd t'il GRASSES ", " 4'MIN '9'MlN " " SIMPUFIED APPROACH DESIGN CRITERIA Side Swale - Cross Section I/J;J/O~ OPEN CHANNEL IN \ AREAS OF CURB CUTS CURBAND\ GUlTER WI i4 CURB CUTS \ .1" " STREET \_ ,-E',,, -,j'- . ~ ~.. _ 6 MI .."'" 's..,... ~';- I.. .. .. t'.....r;~~.. ."}'~~j~.. ...t'}.... \;~f.. :t ~ ->,,11, ~.JOl1l!" _1Ji1 ~ ~l' ~";.;. -:...</......:.,<;, 12" AVG. 3/4"-, ~.:~" :;~<i~:;~ ~~)<.l:b:~~l;,~N~'v~;.~:r~=..:J~~...-1..__~~: ~ :".... :'p} ..'{ (lp:Jl'!'~~,.,-... U'/~... ':,t. .... )" DRAIN ROCK ,'t"-"f ,: - .' lit., i'.;:;....U,... <)'t;,~...; _""~ ~-~ ~(""~~.-'.....::~ .., {.,....... l> 'IVICUJ .:Aft ....~... . f ..,........,.... t11 ".' SUB - SOIL_ ~"". ~ -!J.-.1t;r;o!-.;')!)"-dfi\~:':l!'~;'~''l'-1~ -d~ ....r;;'\.!.:i7~,;::.. ' - .", ~'4""1.- _' r". :: "'6.;;""- ~~-t"_",4"'< ~ ..<'" 1 'O..;::t' .T SLOPE TO DRAIN _ -.. ' r: 1:- - 't .... ': f j , "I' "\I- \ r .., .i I, >l ~ " "f.,r,' /11' , ., \ \, ;-If " \. " .!~' I L .! i\~_ "II'" '.J. 'r";1~.( j, - ~< -"' .~~ d" ~~ - ! ,'" ~ '<, ,~~" > < .,.... "",j,", , , , ~ ~+ 2" .6" ROUND RIVER ROCK SURFACE LAYER, 6" THICK, WI CHECK DAMS EVERY 12' I SIDEWAlK FilTER FABRIC AWAY FROM STREET 'I .S'MIN I f , --1 ) 6 PERF PVC PIPE - SIMPLIFIED APPROACH DESIGN CRITERIA -- --- ---- -------------~--------- Lowered Planter Strip - Parking Allowed 7/8/02 ,\ , , , { f , , "<' '( < " !I '< ~', )~' STANDARD ~ CURB WI CURB CUT 12" IfVlIN'L \ STREET \ . 1 '\ ' 1\ eJ''''\ I - 'I ..". \ > ~ ( , ~,~ _ ct. ",'_", ~ I \ / , " ~--~ ~ [. of".t~J ~ \ 'f ....-; ,~. L .~:=, 1o~"J f":' ~ : -..... .......':.,.~,J*;~ '~"~(~',~....'''''~' ~ ~.::;~-~...:.:.~..\:. '!,.o. .. ........ ~ .. / .. .. ,,",Or .. ......~ ....~ I .... ,..... ;;. ---; t.. . ~ ... ..~~ } , l.j~n ~WrNG ,f.:' ~ ~ ..,. .:....l~. . ....,.7';,. T ..~ .... ~. >'-~ Ii) .. I r..... ~... , ~ _ ........ ~__ lr ( .. . ~ ' \...., .. 1 . "'- 12'. AVG 3/4"- :-7-A~"'~ t. ,-" . ,~:'h; .1. .....~ntj.'M" J,::::.;"";: .(" .<,<{: .. "'...~ ... ~.......-:L.t;;~lk.' .......<, WU:::,..,IU, .. '-.j....... "" -~-~/f,'*'l .. DRAIN ROCK ',". , . . ~"- '" - ~'i"1- 1cL.~ ~r t..,... ,~"J ''?1,' l td t ..,',i~;::/',~~\..t~ , ~ ,P'-1~J~~""'~"'i:8~;...-l--':'~_';~'5...,.""~~~~t}f ~J: . "-'r~- -FILTER FABRIC -.-. "'/ . ~ ~..." ~~ SUB-SOIl-.-/ / /' ,- _._.=___. j_) 6' PVC-' SLOPE TO DRAIN /' PERF PIPE AWAY FROM smEET .f' ,- - - " ~\f I I,' .."( I...... " '. " ',-C 6" DEEP CHECK DAMS - 2:1 MAX SIDE SLOPES TYPICAL - ". , p. r-,,\,~ , >' rSIDEWAU< -_..f__ _ -TMIN " '- SIMPUFIED APPROACH DESIGN CRITERIA lowered Planter Strip - Private Street Design IlS/fJl ....' ,..- , Pl.ANTINGS: See BES Recommended Plant List /- ----c ( Ll ~ 6 MIN Vegetated Infiltration Basin 7n6l02 6' DEEP CHECK DAMS AT 12' INTERVALS , IMPERVIOUS / SURFACE 1-__- - Wet and Extended Wet Ponds The plan be/ow 11l1l,lrate, " tyl''' u11'limfmg pi"" jur "" appruxII/wtdy 3,500 'q,wrr' foot wet or extended tvel pOlld ThIs pla11 IS dmgrmulllatlc Ilse ollly Tile act"al pI oject sIte cOlldlllOn may require de~lgller5 to COIiSlder llumerou'S aliter pon.d rrmflgurntlnt1!:; and }'Jlantmg layoutc:; Gras.s.es or GroundcovcT Arc-a to ('ov('r C'nhr{' pond <;ldc-~Iopcc;, and BuffeT 7.on0 Plant 12'~ on center, wlth tn.angu]<lT o:;.pLlClng Wetland Plants coveTing at 1 e-ast 2.1:50/0 of tota 1 Wf"t porhon area of pond Plant 1 wetland plant per 2 square feet of emergent plant 8rf>a Pond Buffer LlI1,~ outhne:::> the area used to calculate lhe number of planlmgs reqwled Le2:cnd Evergreen Tree LJeLlduvus free ~hrub-U]JlclnJ tt) Dry Cumhtlom> ~ ~hrub~ M()J~t to Dry Com.ht1Ull~ e Shl ub- MOISl Lo Wel CundlLaon~ ~ c..rcl~!;)'c::' ~md Ctuund\..o....en:. F ....:., .'..''''1 ~~..t~:;.;~::..:.:..:.::... N Cf) MOlst/SL:l.turiltcd Planhng<> ~ _"_ <,n~ ,..,......",....<r'.. ""~................-...... ..... .......................0, Aquahc/Emergent Plantmgs m;~~~~ .~....... J'.~"'" InloPt/Outlet ';tnlChJre . .;Io>;..~ Approx Scale 1 =20 Drv Detention Ponds The plan below ,llustrates a typIcal plalltlllg pia II for all appromllatdy 3,500 sqllare foot dn} detelltwll pOlld T}llS plan IS diagrammatIc use ollly The actual proJect sIte COlldltWIl lIlay reqlllle desIgners to consIder llllmerDUS other pOlld cOllfigllratwlls alld plalltlllg layollts Pond Buffer Lme outlInes ~ the area used to calculate the number of plantmgs reqUIred - ... Le2:end Grasses or Groundcover Area to cover entIre pond slde.slopes and Buffer Zone Plant 12"on center, with tnangular spacmg j Extended DetentIOn HIl!h Water Mark or edge of pond gradmg Evergreen Tree , Deciduous Tree Shrub-Upland to Dry Conditions - \.!!!1 Shrub- MOIst to Dry Conditions _ Shrub. MOist to Wet Conditions 0' Gras:,es and Groundcovers f" '''~, j .:+h:::-: ::+h~" .~...... .:.- N (f) Inlet/Outlet Structure ..:;~~.~ Approx Scale 1 =20 LEGEND DECIDUOUS TREE " SHRUB OR lARGE GRASS LIKE PLANT *' SMAll GRASS UKE PLANT ~ GROUNDCOVER EVERGREEN TREE INFLOW \ ~' ~ :'FLOW ~ POND BUFFER LINE OR OVERFLOW STRUCTURE Facility area used to calculate number of pfantings Notes 1. At least 50% of the facilIty shall be prantecr wIth grasses or grass-l.ke plants, primarily In the flow path, or basin bottom 5wale Area : APOrox 1000 sq. ft, (Not to Scale) Z Large grass lIke plants can be consldereCl as shrubs See BES recommended plant lISt and parking lot tree lin: Vegetated Infiltration Basin or Detention Pond - Plan 7/26102 ~ PlANTINGS: See BES Recommended Plant List f 6" DEEP CHECK DAMS ,- LOW PLANTlNGS I UNDER CAR OVERHANG . , Ifl.]AVEMENT l"'~ ..-- v ' " ' ~';~J' \ ! ::....--.. 'h., . . lI' ..,~':.r ~..:=., ;:~~'':.~; . ,. ( ....;:;.~... ",:",~. \. / $. ...:.....-:'4.~,......~,'f":\."""'1... .)". ..l'."...~.... ,,:~,,;:"-,'~':'~~'lir-~P5""'L\f.;..~J.'5.:':' \ ..... ,':" ," ,... ~J"'.. '-tI. ...r.;:....:r61. / \ CURB CUT )/1 . I ," 7 t;"J. ~,~;~<.:;;~~;:~."'.. l WHEEL STOP ( .1' -' . J SUB SOIL--.I 4'MIN:~UBUC: -. 6' MIN , 2"x12" CLEAR~I FLOW AREA AT CURB CUTOUTS ,r Vegetated Swale Parking Lot Application 7126/02 LEGEND [0 DECIDUOUS · mEE I , ~. ~':~~f{\~;i)~ ,[ 1 ) ~1' .~""^.,,)"<,, '-~' ~I:t>,;t!$')""'l~'[">~ 1,.~ff1(W~lIf1~f. f ' " Notes At least 50% of the faohty $hall be planted with grasses or grasH.ke plants, primarily In the flow path SHRUB OR LARGE GRASSUKEPLANT *' SMALL GRASS LIKE PLANT ~ GROUNDCOVER EVERGREEN TREE " I, .L,,\{ " l' ;" Swale Area = Approx 400 sq ft (Not to Scale) 2 Large grass like plants can be conSIdered as shrubs See BES recommended plant list and parking lot tree ',st and plant quantity requirements 7/26102 Vegetated Swale - Plan Parking Lot ApplIcation