HomeMy WebLinkAboutApplication APPLICANT 9/29/2006
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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
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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
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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
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6
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2
10
Attachments (Bound Separately)
I Traffic Impact AnalYSIS
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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
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The VIllages at Marcola Meadows - Zone Change ApplIcatIon
Wntten Statement - September 29, 2006
Page 6 of3?
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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
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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
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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
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JOb#
Date:
Drawn:
Checked:
Revised:
The Villages at Marcola Meadows
Existing Zonine....-
0609
9/29/06
MH
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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
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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,
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EXHIBIT 7
LEGEND
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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"
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Side Swale - Cross Section
I/J;J/O~
OPEN CHANNEL IN \
AREAS OF CURB
CUTS
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CURB CUTS \ .1" "
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SIMPLIFIED APPROACH DESIGN CRITERIA
-- --- ---- -------------~---------
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7/8/02
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lowered Planter Strip - Private Street Design
IlS/fJl
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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
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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' \
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..... ,':" ," ,... ~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
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,[
1
)
~1' .~""^.,,)"<,, '-~'
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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