HomeMy WebLinkAboutApplication APPLICANT 12/20/2006
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SATRE
ASSOCIATES
THE VILLAGES AT MARCOLA MEADOWS
ZONE CHANGE
APPLICATION
Lane County Assessor's Map 17-02-30-00, Lot 1800
and Map 17-03-25-11, Lot 2300
Marcola Meadows Site and Vicinity
Townhome Village
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)pen Space
Main Street Retail Village
SC Springfield, LLC
5440 Louie Lane, Suite 102
Reno, Nevada 89511
December 20, 2006
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SAlKE
ASSOCIATES
Satre Associates, P.e.
132 East Broadway
Suite 536
Eugene, Oregon 97401
Phone 541.465.4721
Fax 541,465,4722
1.800,662.7094
www.satrepc.com
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December 20, 2006
City of Springfield
Development Services Department
Planning Division
225 Fifth Street
Springfield, Oregon 97477
Attn: Gary Karp
Re: The Villages at Marcola Meadows
Zone Change Application
Dear Gary,
Enclosed please find Zone Change application materials for the proposed
development, The Villages at Marcola Meadows. Included are the application,
written statement and associated exhibits and attachments.
The Written Statement contains general project information, a summary of the land
use request, information about the site, existing conditions and proposed use, as
well as applicable approval criteria and findings.
The Villages at Marcola Meadows is an exciting proposal, offering an enticing mix
of residential environments, commercial and specialty retail shopping opportunities,
eating and dining establishments, and medical and professional offices centered
around a Pacific Northwest theme threaded with meandering waterways, native
plant communities and continuous open space.
As the Applicant's designated contact, Satre Associates is available to answer
questions or provide supplemental infonnation as needed to facilitate the review
process.
Thank you in advance for your consideration of the application. We look forward
to working with you on the project.
sf)}
~
Richard M. Satre, AICP, ASLA, CSI
President
Satre Associates, P. C.
Planners, Landscape Architects and Environmental Specialists
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THE VILLAGES AT MARCOLA MEADOWS
ZONE CHANGE
APPLICATION
TABLE OF CONTENTS
Cover Letter
Table of Contents
ApplicatIOn
Wntten Statement
Exhibits (Bound Herem)
1 Legal DescnptlOn
2 Deed
3 EXlstmg Metro Plan DeSignatIOn
4 Proposed Metro Plan DeSignatIOn
5 EXlstmg ZOlllng
6 Proposed ZOlllng
7 Flood Insurance Rate Map (FIRM)
8 Utility Capacity AnalYSIS Letter
9 Storm water Quantity and Quality Schematics
Attachments (Bound Separately)
I Traffic Impact AnalYSIS
2 Prelimmary Plan
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No ofPaQ'es
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41
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6
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10
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THE APPLICATION PACKET
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A COMPLETE APPLICATION CONSISTS OF'
1 A complete apphcatlOn page (all of the sectlOns on the opposite side of this page must be filled
out)
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2 A concurrent Site Plan Review ApphcatlOn may be reqUired Please contact Plannmg and
Development Staff
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3 Before the Planmng CommissIon can approve a Zone/Overlay District Change Request, there
must be InfonnatlOn submitted by the apphcant which adequately supports the request If insuffiCient
or unclear data IS submitted by the apphcant, there IS a good change that the request Will be demed or
delayed It IS recommended that you hire a professlOnal planner or land use attorney to prepare your
findmgs
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4 The apphcatlOn fee Refer to the Development Code Fee Schedule for the approprIate fee A
copy of the Fee Schedule IS aVailable at the Development Services Department
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5 A copy of the deed to show ownership
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SDC 12030 reqUires that m reachmg a declslOn on these actlOns, the Plannmg Commission shall
adopt findmgs wluch demonstrate that all ofthe followmg criteria have been addressed
Consistency With the Metro Plan Text and Diagram,
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2 Consistency With apphcable Refinement Plans, special area studies and functlOnal plans, and
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3 That the property can be served by the orderly and effiCient extenslOn of key urban facilities and
services as prescribed 111 the Metro Plan pnor to or m conjUnctlOn With development
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ReVised 7/00
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SAtRE
ASSOCIATES
,
,
SA TREI ASSOCIATES, P.C.
Planners, Landscape Architects and EnvIronmental SpecIalIsts
132 East Broadway, SUite 536, Eugene, Oregon 97401
(54]) 465-472] . Fax (541)'465-4722 . 1-800-662-7094
1 www satrepc com
December 20, 2006
THE VILLAGES AT MARCOLA MEADOWS
ZONE CHANGE APPLICATION
WRITTEN STATEMENT
PURPOSE:
The appltcant proposes to change the zomng of the subject Stte Identtfied on Lane County
Assessor's Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 Thts appltcatlOn IS
submItted concurrent wIth an applIcatIOn for correspondmg sIte specIfic Metro Plan dIagram
amendments Approval wIll faCIlItate development of a mIxed-use reSIdentIal, commercIal and
mdustnal development to serve the needs of the Spnngfield commumty
I. GENERAL INFORMATION
Sublect SIte
The subject SIte consIsts of two propertIes IdentIfied on Assessor's Map 17-02-30-00, Tax Lot
1800 and 17-03-25-11, Tax Lot 2300 wIth the dImensIOns as specified herem on the Legal
DescnptIons meluded here as ExhIbIt I The area so defined wIll be referred to m thIS applIcatIon
as the subject SIte The subject sIte IS Wlthtn the Spnngfield CIty LImIts and IS developed wIth
one vacant mdustnal bmldmg Tax Lot 2300 IS addressed 2690 Marco"j Road and Tax Lot 1800
IS not addressed
Size
I 00 3 acres
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The VIllages at Marco!a Meadows ~ Zone Change ApplicatIOn
WrItten Statement - December 20, 2006
Page 2 of 41
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ADDhcatJon Teal1l
Owner/ApplIcant.
SC Sprmgfield, 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@tmcdevcom
Planner/Landscape ArchItect:
Satre AssocIates, P C
Planners, Landscape ArchItects and Envuonmental Speclahsts
132 East Broadway, SUite 536
Eugene, Oregon 97401
Attn RIchard M Satre, ASLA, AICP
(541) 465-4721 . Fax (541) 465-4722. r satre@satrepc com
ArchItect:
Waterbury Shugar ArchItecture LLC
225 West 5th Avenue
Eugene, Oregon 97401
Attn RIchard Shugar, AlA
(541) 342-5777. Fax (541) 343-6128 . RIchard@ws-archltecture com
ClVil Engmeer/Surveyor.
K & D Engmeermg, Inc
PO Box 725
Albany, Oregon 97321
Attn Dan Watson, PE
(541) 928-2583. Fax (541) 967-3458. dkwatson@callatgcom
TransportatIOn Engmeer:
Access Engmeenng, LLC
h .
134 East 13' Avenue, SUite 2
Eugene, Oregon 97401
Attn MIke Welshar, PE
(541) 485-3215. Fax (541) 485-3253. mlkew@accessengcom
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II. LAND USE REQUEST i
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With this applicatIOn, the applicant proposes to change the zonmg of the subject site Identdied on
Assessor's Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 The current
zomng IS depicted m Exhibit 5 and Table 1 (below), the proposed zonmg IS depicted m Exhibit 6
and Table 1 (below) The applicatIOn IS concurrent with applicatIOn for Metro Plan Amendment
Type II, specdically a change to the plan dlagraJm' Therefore, pursuant to Spnngfield
Development Code (SDC) 12 020(l)(a) the concurrent applicatIOn IS a legislative decIsion usmg
the Type IV procedure A descnptlOn of the Site, relevant applicatIOn mformatlon, and supportive
facts and findmgs are outlined m the sectIOns below
Table 1 EXlstmg and Proposed ZORlng
r
Zomng Dlstnct
Medium Density Residential
Community Commercial
Mixed-Use Commercial
Campus Industrral
light Medium Industrral
Acres
EXisting Proposed
35 7 54 7
86 48
00 260
560 00
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 m
plan deSIgnatIOn for the Eugene-Sprmgfield Area Metropolitan General Plan (Metro Plan) to
apply appropnate plan deSignatIOns to the site Spnngfield City Council approval IS reqUIred to
aJmend the Metro Plan DlagraJm to apply the appropnate deSignatIOns
The future uses for the subject sIte mclude small lot smgle-faJmlly 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 bUlldmgs (mam street retail, neighborhood retail and profeSSIOnal offices) and a home
Improvement store Appropnate zonmg for the proposed development under the Spnngfield
Development Code mclude MedIUm-DenSity ReSIdential, Commumty CommerCial, Mixed-Use
CommerCial and Light MedIUm Industnal
Therefore, the applicant IS submlttmg concurrent applications to i
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· Amend the Metro Plan DlagraJm 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 ofthe subject Site, and
. Rezone the subject site for Light-MedIUm Industnal, Mixed-Use Commercial and MedlUm-
DenSity ReSidential
ThiS wntten statement applies to the Zonmg Map Amendment application The referenced
Metro Plan Amendment applicatIOn IS bemg submitted concurrently, but separately Refer to the
Metro Plan Amendment applicatIOn for speCific mformatu)n regardmg those land use actions
The Villages at Marcola Meadows - Zone Change ApphcatlOn
Wntten Statement - December 20, 2006
Page 3 of41
III. THE SITE AND EXISTING CONDITIONS
A. Location and Context
LocatJon
The subject sIte IS located north of Marcola Road at 1tS mtersectlOn WIth North 28th Street and
approxImately one-quarter mile east of North 19th Street/Marcola Boulevard
Lots Affected bv the Prooosed Amendment
The subject site consists of two properties IdentJfied 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 of land partItIOn plat 94-P0491 A property lme adjustment was
recorded WIth Lane County m 1997 affectmg the common boundary between parcels 2 and 3 of
land partitIOn plat 94-P0491 m so domg completmg the current configuratIOn of the subject site
(City ofSpnngfield file# 97-02-029)
Plan DeSIgnatIon
The Metro Plan Diagram applIes multIple plan deSIgnatIOns to the subject site CommerCIal,
Campus lndustnal and MedIUm DenSity ReSidentIal A current Metro Plan DIagram for the
subject site IS attached as Exhibit 3
Zonmg
The OffiCIal Zonmg Map applIes multJple Zomng Dlstncts to the subject sIte CommerCIal,
Campus lndustnal and MedIUm DenSity ReSidentIal A current Zomng Dlstnct map for the
subject site IS attached as Exlublt 5
B SIte DescrIptIOn and Existmg CondItIons
Sublect SIte
The subject sIte has been used for a variety of agncultural uses It IS currently vacant, wIth the
exceptIOn of a small mdustnal bUlldmg to the south of the subject site The Spnngfield City
Limits abuts the subject sIte on small portIOns on the west and northeast Tax Lot 2300 IS
partially developed WIth a vacant mdustnal bUlldmg Tax Lot 1800 IS vacant
A storm dramage faCIlIty runs through the center of the subject site runnmg 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 adIacent uses IS as follows
North
The property to the north of the subject site IS separated by an EWEB utll1ty comdor that also
serves as a multJ-use path North of the EWEB comdor IS property oWlled by WIllamalane Park
and RecreatIOn Dlstnct (Tax Lots 1500 and 2300), Bnggs Middle School and Yolanda
Elementary (Tax Lots 2200 and 3002) and smgle family reSidentIal properties The propertIes to
the ImmedIate north are zoned MedIUm-DenSity ResldentJal WIth PublIc Land and Open Space
zonmg on the School and part ofthe WIilamalane and EWEB propertIes
,
The V 1I1ages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 4 of 41
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West
The property to the
dwellmgs
west IS zoned and developed with low-density smgle-farmly residential
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Southwest
The property to the southwest IS zoned Commuruty Commercial and IS developed wIth a vanety
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of retail commercial uses mcludmg a grocery store and a bank I
Souffi I
The property to the south IS zoned and developed with low-density smgle-farmly residential
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Southeast I
To the southeast are properties that are zoned for Light-MedIUm Industrial (across North 28tl1
Street) and Heavy Industrial (across Marcola Road) Several of these properties are currently
developed with mdustnal uses
East
To the east (across North 28th Street) are properties zoned and developed With low-denSity
smgle-falmly reSidential dwellIngs
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 reSidential and commerCial
development m conformance with the needs ofthe Springfield commuruty
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 zomng of
,
the property as deSCribed above to accommodate a mixed use development that will be master
planned (see PrelImmary Plan, Attachment 2 for more InformatIOn) I
Maps shoWing the eXistIng Zomng Map DeSignatIOns and the ,proposed Zomng Map
DeSignatIOns are attached to tills applIcation packet as Exhibits 5 and 6 i
The proposed zomng amendment IS a diagram amendment only
c. AdditIonal Proposal Information
This Zone Change ApplIcatIOn, submitted concurrently With the MetropolItan Plan Amendment
applIcatIOn, IS In preparatIOn for appropriate land use permit applIcations to construct a mlxed-
use reSidential and commercial development as deSCribed herem The appropriate land use
permit applIcatIOns Include 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
IS appropriate to proVide additional details here regardmg the enVISIOned mixed-use development
The Villages at Marco]a Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 5 of 41
and Its relatIOnshIp to the current applIcatIOn submittal As such a prelImInary plan has been
submitted as Attachment 2 and as desCrIbed below
Proposed Preltmmary Plan DescrzptlOn
The Villages at Marcola Meadows IS a proposed mixed-use development comprIsed of
reSidentIal, office and retail villages ReferencIng the dramatiC wooded backdrop of the Coburg
and Marcola hills to the north, and the large plane of valley floor meadow on site, Marcola
Meadows has been conceived to blend In with thIS overall settIng while creatIng a brIdge and
SupportIve tranSitIOn In the scale and Intensity of larger commercial uses to the south with qUIet
reSidentIal neighborhoods to the north
WithIn Marcola Meadows a SUIte of eight Villages WIll eXist Four reSIdentIal Villages
comprIsed of sIngle family homes, apartment homes, townhomes and an aSSisted IIvmg faCIlIty
with senIor cottages Will occupy the northern extent of the Site, buffermg eXlstmg reSidentIal
developments to the northwest, north, and northeast One office Village, conslstmg of
profeSSIOnal offices, wIll occupy the southeast area Three retaIl Villages, general retail,
neighborhood retail, mam street retaIl Will face 28th Street and Marcola Road
Each of the Villages IS envIsIOned to be umque, yet part of the whole The overall Meadows
theme Will appear throughout, With the use of meandermg waterways, native plans and generous
open space Wlthm each Village, 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 excltmg place to shop, With
specIalty retaIl shops and unIque dmmg venues Stores Will have welcommg front doors, large
wmdows and hIgh cellmgs, all WIth natural materIals and muted colors
It WIll be easy to get around, and to do so on foot All streets Will have Wide Sidewalks, many of
them setback from vehicle traffic The entIre community WIll be connected WIth all-weather
multI-use off street pathways It Will be convenIent, 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
communItIes, lIghtIng, brIdges, seatmg, and overlooks to support walkmg and relaxmg
It WIll be a healthy place, WIth ample use of oxygen-generatmg trees to cleanse the aIr, catch the
WInd and cool the temperature
It Will be an envIronmental place, utIlIzmg a network of blOswales, shallow seasonal ponds, and
a meanderIng dramageway to capture and cleanse stormwater
In all, The Villages at Marcola Meadows Will not only be a great additIOn to the commumty but a
wise use of land and smart approach to deSign
The Villages at Marcola Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 6 of41
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SectIOn V of tins Wnt1en Statement demonstrates that the requested Plan amendment satisfies
the cntena found m the Sprmgfield Code SectIOn SDC 7010 et seq
V. CRITERIA AND FINDINGS
Spnngfield Development Code 12030(3) reqUires an evaluation of any Zone Change
Amendment to determme whether the amendment IS consistent With the followmg cntena
Cntena are shown m 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
Exhibit 3) A metro plan diagram amendment changmg the land pse 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 changmg 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"
Regardmg conformance of the proposed zone change to the wnt1en 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 tins applicatIOn are currently Wlthm the Spnngfield portIOn of the
Metropolitan Urban Growth Boundary and have been mcorporated mto the City of Spnngfield
The annexatIOn was made m compliance With an acknowledged comprehenSive plan and
Implementmg ordmances, and established the aVailability of urban faCilities and services
,
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As such, the subject site IS provldmg for compact urban growth and lias the essential services
,
aVailable for development As defined m the glossary of the Metro Plan, compact urban growth
IS defined as
The filling In of vacant and underutllzzed 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 wlthm
the UOB and underutllized for an urban area The development of the site Will proVide needed
commercial and mdustnal employment Opportullltles and also proVide medIUm denSity
reSidential development
The VIllages at Marco!a Meadows - Zone Change AppheatlOn
Wntten Statement - December 20, 2006
Page 7 of 41
Metro Plan, Policy 24 To accomplzsh the Fundamental Pnnclple of compact urban growth
addressed m the text and on the Metro Plan Diagram, overall me/ropolztan-wlde denstly of new
residential constructIOn, but necessanly each project, shall average approXimately SIX dwellmg
umts per gross acre over the plannmg penod
The proposed development seeks to achIeve a gross density for all resIdentIally designated and
zoned land of approxImately mne dwelling 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 captlaltzmg on public expenditures
already made for these services
ReSDonse
The subject site IS currently underdeveloped WIth access to readily aVailable public facilitIes and
services Approval of thiS proposal wIll capItalize on the public servIces and expendItures
already made and planned for m the rmmedIate area In short, the underdeveloped subject sIte IS
sUItable for resIdentIal and commerCIal uses (speCIfically the proposed mIxed resIdentIal and
commercIal area) and has access to public facIlitIes and services
Metro Plan SpeCIfic Elements
A Residential Land Use and Houszng Element
ReSDonse
With the adoptIOn of the Eugene-Spnngfield Metropolitan Area General Plan 2004 Update
(effectIve February 2006) the subject site's residentially deSignated land was removed from the
mventory of land deSIgnated for low-densIty resIdentIal uses and was deSIgnated for medlUm-
denSity resIdentIal uses (An applicatIOn concurrent WIth thIS applicatIOn proposes to "fix" the
boundary of the resIdentIally deSIgnated land) Therefore, the current MDR, MedIUm DenSIty
ResIdentIal zone IS m compliance WIth the current Metro Plan deSignatIOn
Metro Plan, Policy A 8 ReqUire development to pay the cost, as determzned by the local
junsdlctlOn, of extendmg publtc serVices and mfrastructure The Cities shall exam me ways to
prOVide subsidies or mcentlves for provldzng znfrastructure that support affordable housmg
and/or higher denSity houszng
The applicant shall conform With City of Spnngfield reqUIrements for paymg the faIr cost of
extendmg public services and mfrastructure A varIety of housmg types are proposed as part of
the prelimmary plan mcludmg small lot smgle-famlly detached, townhomes, apartments, semor
cottages and a congregate care facIlIty
Metro Plan, PolIcy A 10 Promote higher residential denslly mSlde the UGB that utllzzes
eXlstmg mfrastructure, Improves the effiCiency of public services and facllttles, and conserves
rural resource lands outSide the UGB
Metro Plan, PolIcy A 11 Generally locate higher denSity residential development near
employment or commercial serVice, m plOxlmlty to major transpor/atlOn systems or wlthm
transportatIOn-efficient nodes
The V 11Iages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Slatement - December 20,2006
Page 8 of41
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Metro Plan, Policy A 12 Coordznate hlgher denslty residential development with the proVIsIOn
of adequate Infrastructure and serVices, open space, and other urban amemtICs
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Me/ro Plan, Policy A 13 Increase overall reSidential density zn the metropolrtan area by
creatzng more oppor/umtle~ for effectively designed zn-fill, redevelopment, and mixed use whzle
conslderzng Impacts of zncreased residential density on hlstonc, eXlstmg and future
neighborhoods
The proposed development will promote higher density development by mcreasmg the total
supply of medIUm density designated and zoned land wltlun the metropolitan area The applicant
IS proposmg to develop the residential portIOn of the site under the Spnngfield standards for
nodal development, with a mlmmum 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 mull1-famlly 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 opporturul1es 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 Road/North 19th Street mtersectlOn With
HIghway 126, as such thlS proposed development IS m close proximity to major transportatIOn
routes and IS deSigned to be a walkable commumty that promotes a combmatlOn of higher
densll1es and employment and commerCial opportullltles
The proposed Prelimmary plan development effecl1vely mtegrates the higher denSity
development With the eXlstmg neighborhoods m several ways Most Importantly the lowest
denSity development, smgle-famlly detached lots, IS located adjacent to the resldenl1al
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 mternally north of the
proposed commerCial and mdustnal properties The proposed development Will mlmmlze the
dIsturbance to eXlsl1ng development while achlevmg the city's and regIOns need for higher
denSity, mixed-use development I
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Metro Plan, Policy A 17 PrOVide opportumltes for a full range of I chOIce zn housmg type,
denSity, Size, cost, and locatIOn
The applicant's proposed Prehmmary plan mcludes a vanety of houSIJg types mcludmg small-
lot smgle-famlly development, townhomes, apartments, semor cottages and congregate care The
denSity of development IS proposed wlthm the deSired 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 vanety of employment and commerCial opportuml1es for the eXlstmg reSidents of
the area and future reSidents of the development
The VIllages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 9 of4\
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 vanety 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 opportumtles for a mix of uses In newly develoPing areas and
eXisting neighborhoods through local zoning and development regulatIOns
The proposed Prelimmary plan mcreases the mix of uses by provldmg residential, commercial
(mam street, neighborhood retail, profeSSIOnal office) opportumtles, while also mfilling 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
Resoonse
A detailed analYSIS of Economic Element poliCies IS contamed m the applicant's response
StateWide Planrung Goal 9 - "Economic Development" Those responses are hereby
mcorporated by reference
F Transporta/lOn Element
Resoonse
The project area IS currently served by Marcola Road, 28th, and 3151 streets Marcola Road, the
southern border of the subject Site, IS fully Improved and IS deSignated as a Mmor Artenal 28th
and 31 st streets border the eastern boundary of the subject site The CIty of Spnngfield' s
Conceptual Road Network Map Identifies 28th and 31 sl streets as the "31 sl Street COIll1ector "
The 28th street portIOn of the 31 sl Street COIll1ector IS fully Improved and clasSified as a Collector
street Thlrty-Fust Street IS not fully Improved and IS claSSified as a Collector street Currently,
31 st street IS a two-lane asphalt paved road that does not have gutters, curbs, or Sidewalks There
IS a City of Spnngfield 10' utility and Sidewalk easement on the west Side of 31 sl street to
faCilitate road Improvements 111 the future
Additional mformatlOn m thiS statement's response to StateWide PlaIll1mg Goal 12 -
"TransportatIOn" IS hereby referenced and mcorporated
Metro Plan, Policy F I Apply the nodal development strategy In areas selected by each
JUrisdictIOn that have Identified potential for thiS type of transportatIOn-efficient land use
pattern
ReSDonse
The subject site IS Identified m TransPlan 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 ApplicatIOn
Wntten Slalement - December 20, 2006
Page 100f41
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mdustnal and commercial development creatmg a mix of uses
standards
that complements the nodal
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Me/ro Plan, PolIcy F 13 Support transportatIOn strategies that enhance 'neighborhood livability
Metro Plan, PolIcy F 14 Address the mobility and safety needs of motorzsts, transit users,
bicyclists, pedestrzans, and the needs of emergency vehicles when planmng and constructing
roadway system Improvements
Metro Plan, PolIcy F 26 PrOVide for a pedestrzan environment that IS well Integrated with
adjacent land uses and IS deSigned to enhance the safety, comfort, and convemence of wallang
ResDonse
The proposed development shall be served by the eXlstmg streets (Marcola Road, North 28th
Street, North 31 5t Street) and future streets mcludmg a collector and local streets It Will be easy
to get around, and 10 do so on foot All streets will have Wide Sidewalks, any of them setback
from vehicle traffic The entue commumty Will be connected with all-weather multi-use off
street pathways It Wlll be convement, and safe, to wall from one Village to the next
Metro Plan, PolIcy F 36 ReqUire that new development pay for ItS capacity Impact on the
transportatIOn system
ResDonse
Based on the Traffic Impact AnalYSIS, the PAPA Will not have a capacity Impact upon the
transportatIOn system Please see Attachment I, TIA for more mformatlOn
A detailed analYSIS of the zone change's consIstency WIth the State TransportatIOn Planmng
Rule, OAR DlVlslOn 12, 660-012-0000 et seq, (TPR) IS contained m the applIcant's response
Statewide Planmng Goal 12 - "TransportatIOn" Those responses are hereby mcorporated by
reference With regard to the TransportatIOn Element of the Metro Plan, the City can find that
the proposed zone change Will not make the Me/ro Plan mternally mconslstent
G Public FaCilities and Services Element
Metro Plan, PolIcy G I Extend the mlmmum level and full range of key urban faCilities and
services In an orderly and effiCient manner consistent wI/h the growth, management poliCies In
Chapter II-B, relevant poliCies In thiS chapter, and other Metro Plan poliCies
I
ResDonse
,
The two parcels affected by thiS applIcation are currently wlthm the Urban Growth Boundary
and were annexed mto the City of Spnngfield The annexatIOn was made m complIance WIth an
acknowledged comprehenSive plan and Implementmg ordmances, and establIshed the aVailabilIty
of urban faCIlIties and services A detailed analYSIS of the availabilIty of those services IS
contamed m the applIcant's response StateWide Plannmg Goal II - "PublIc FaCIlItieS and
Services" Those responses are hereby mcorporated by reference
Metro Plan, PolIcy G 5 ConSider wellhead protectIOn areas and surface water supplies when
planmng ;tormwater factlltles
The VIllages al Marcola Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 11 of41
ResDonse
A stonnwater management plan shall be created dUnng the master plan process Special
emphasIs wlIl be placed upon the wellhead protection area and surface water supplIes when
planmng stonnwater facIlIties See ExhIbits 8 and 9 for more mfonnatlOn
H Parks and RecreatIOn Element
ResDonse
The changes proposed by thIS applIcatIOn WIll have no Impact on any recreatIOn area, facIlIty or
OpportunIty 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 communIty are
adequately met by the eXlstmg and planned facIlItIes enumerated m the WIllamalane 20-year
Park and RecreatIOn Comprehensive Plan, 2004 and other associated documents A detailed
analYSIS of the subject sIte m relatIOn to the vanous parks and recreatIOn system studIes,
mventones, refinement plans, and facIlItIes plans IS contamed m 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
I Hlstonc PreservatIOn Element
ResDonse
The changes proposed by tlus applIcatIOn wlIl 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 wlIl not make the Metro Plan
mternally mconslstent
J Energy Element
Metro Plan, Goal 1 Maximize the conservatIOn and effiCient utlhzatlOn of all types of energy
ResDonse
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 enablmg transIt servIces to the sIte
Metro Plan, PolIcy J 3 Land allocatIOn and development patterns shall permit the highest
pOSSible current and future utlhzatlOn of solar energy for space heatmg and coolmg, m balance
With the requirements of other planmng pohczes, and
ResDonse
The applIcant shall deSIgn future development accordmg the standards of the Spnngfield
Development Code mcludes all standards relevant to solar onentatlOn
Metro Plan, PolIcy J 8 Commerczal, resldentzal, and recreatIOnal land uses shall be mtegrated
to the greatest extent pOSSible, balanced With all planmng pohcles to reduce travel distances,
optimize reuse of 'Waste heat, and optmllze potential on-site energy generatIOn
The VIllages at Marcola Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 12 of 41
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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 opportumtIes (see Prehmmary Plan, Attachment 2) The
proposed development envIsions a senes of eight (8) villages that mclude mam street retml,
neighborhood retml, general retml and reSidentIal uses (smgle-fmmly detached, townhomes,
apartments, semor cottages and congregate care) Workers and reSidents will have the optIOn to
obtam dmmg, shoppmg, and other commercial amemtIes less than a mile 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 WIllamalane 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 mdustnal zomng adjacent to recreatIOnal
land uses (all wlthm reasonable walkmg distance, wluch allows mlxmg of uses and reduces
travel distances) It IS consIstent With tlus pohcy (see Prehmmary Plan, Attachment 2 for more
mformatlOn)
K CitIzen Involvement Element
Metro Plan, Goal Contmue to develop, mamtam, and refine programs and procedures that
maXimize the opportumty for meamngful, ongomg cltzzen mvolvement m the commumty's
planmng and planmng ImplementatIOn processes consistent With mandatory stateWide planmng
standard"
Response As noted m apphcant's findmgs regardmg Statewide Plannmg Goal I, Otlzen
Involvemen/, the CIty's acknowledged program for cItIzen mvolvement proVides cItIzens the
opportumty to review and make recommendatIOns m wntten and oral testImony on the proposed
zone change, consistent WIth Goal I The actIOn proposed IS consistent With and does not amend
the cItIzen mvolvement element of the Metro Plan
SDC 12.030(3)(b) ConsIStency with appbcable adopted Refinement Plans, Plan DIstrict maps,
Conceptual Development Plans andfunctlOnal plans; and
ResDonse
A Conceptual Development Plan (CDP), prevIOusly created for the 56 acres of eXlstmg Campus
lndustnal (CI) zomng on the subject site per SDC 21 020, was approved by the City of
Sprmgfield m 1999 (file number 98-02-47) SDC 21 020 states thai "A Master Plan shall
comply With any apphcable approved Conceptual Development Plan or upon approval of a
Master Plan or Stle Plan for the entire CI District, the Master Plan or Site Plan may supplant
and take precedence over an' approved Conceptual Development Plan " ThiS proposed zone
change, If approved, shall remove the CI zonmg from the subject site and a forthcommg Master
Plan (see Prehmmary Plan, Attachment 2) apphcatlOn 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 apphcable to thiS proposal
The Villages al Marcola Meadows - Zone Change ApplicatIOn
Wrlllen Slatement - December 20, 2006
Page 13 of41
SDC 12 030(3)(c) The property IS presently provided With adequate public facilities, services
and transportation networks to support the use, or these facilities, services and transportatIOn
networks are planned to be provided concurrently With the development of the property
ResDonse
The dISCUSSion of comphance Wlth StatewIde Planmng Goal II - "Pubhc FacllltIes and
ServIces," and Goal 12 - "TransportatIOn" m the findmgs regardmg the StatewIde Planmng
Goals (see below) are mcorporated herem by reference With the findmgs estabhshed and
referenced herem, the proposal comphes With thiS cntenon
SDC 12.030(3)(d) LegISlative Zoning Map amendments that Involve a Metro Plan Diagram
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 apphcatlOn 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 comphance Wlth the stateWlde planmng
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 planmng goals apphcable to the
unacknowledged plan amendment Because the Statewide Planmng 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 Springfield Development Code as
SImply a "zone change" Regardmg comphance of the proposed zone change (amendment) WIth
statewide planmng goals, the applIcant's responses follow
Goal 1 - CItizen Involvement To develop a citizen Involvement program that Insures the
opportunIty for Citizens to be Involved In all phases of the plannIng process
ResDonse
The City of Spnngfield has an acknowledged cItIzen mvolvement program and an acknowledged
process expressed m the Spnngfield Development Code for securmg cItIzen mput on all
proposed zone map amendments It msures the OppOrtunIty for cItIzens 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 mvolv~ment program The process for
adoptmg these amendments comphes With the reqUirements of the cItIzen mvolvement
prOVISIOns
The Metro Plan contams an acknowledged cItIzen mvolvement program satIsfymg Goal I The
CitIzen mvolvement program IS m Metro Plan Chapter III, pp III-K-I to III-K-4 The proposed
The Villages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 14 of 41
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amendment comphes with and does not affect or amend the cIl1zen mvolvement element m the
Metro Plan
The Metro Plan diagram amendment IS subject to the pubhc notificatIOn and pubhc hearmg
processes provided for Type IV apphcal10n procedures as sl1pulated 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 cll1zen mvolvement
I
The' City's acknowledged program for CitIzen mvolvement, mcludll)g pubhc nol1ce, pubhc
heanngs at the level of the planmng comnl1SSlOn and city council, notlfical1on of deCISIOn and
notificatIOn of the nght of appeal, provides cll1zens the opportumty to review and make
recommendatIOns m wntten, and oral tesl1mony on the proposed amendments to the Metro Plan
Diagram and on the proposed zone map amendment These acknowledged cll1zen mvolvement
provIsions afford ample opportumty for cll1zen mvolvement consistent With Goal I
For the reasons cited, mcludmg the Metro Plan's and the City of Spnngfield's acknowledged
programs for cll1zen mvolvement, the amendment IS consistent With Goal I
Goal 2: Land Use Plannmg: To estabhsh a land use planmng process and pohcy framework as
a baSIS for all deCISIOn and actIOns related to use of land and to assure an adequate factual base
for such declSlons and actIOns
Resoonse
Goal 2 reqUires that plans be coordmated With the plans of affected governmental umts and that
opportuml1es be provided for revlCW and comment by affected governmental umts In order to
comply With the Goal 2 coordmatlOn reqUirement, the City Will be responsible for coordmatmg
the adoptIOn of thiS amendment by provldmg nol1ce to all affected governmental uruts and
respondmg m ItS findmgs to the legll1mate 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 apphcable state statutes and admmlstral1ve regulatIOns, provide
pohcles and cntena for the evaluatIOn of plan amendments Comphance With these measures
assures an adequate factual base for approval of the amendment As discussed elsewhere m tlus
document, the amendment IS consistent With the Metro Plan, the Sprmgfield Code, and the
Statewide Goals Therefore, the amendment IS consistent With Goal 2
Goal 3 -Agricultural Land: To preserve and maintain agnculturallands
Resoonse _
ThiS goal applies to lands that are deSignated Agncultural ThiS amendment IS for property
located wlthm the city hmlts of Spnngfield and does not affect land deSignated for agncultural
use Therefore, Goal 3 IS not apphcable or relevant to the amendment
Goal 4 - Forest Land: To conserve forest lands by maintaining the forest land base and to
protect the stale 's forest economy by making possible economIcally effiCIent forest practices that
assure the contInUOUS grOWIng and harvestIng of forest tree specIes as the leading use on forest
The VIllages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - Dec~mber 20,2006
Page 15 of41
land consistent with sound management of sotl, azr, water, and fish and wtldlife resources and /0
proVide for recreatIOnal opportumtles and agrzculture
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 scemc resources
ResDonse
Pursuant of Goal 5, the City of Spnngfield has adopted the followmg documents
. Eugene-Sprzngfield Metropolttan Area General Plan, revised 2004
. City ofSprzngfield, Local and NatIOnal Wetlands Inventory Map, December 2005
. City ofSprmgfield Natural Resource Study, adopted, November 2005
Oregon Admmlstral1ve Rule 660-023-0250 estabhshes the apphcablhty 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 reqUIred to apply Goal 5 m conslderal1on of a PAPA unless
the PAPA affects a Goal 5 resource For purposes oftlus 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 confllctmg uses with a particular slgmficant
Goal 5 resource site on an acknowledged resource hst, or
(c) The PAPA amends an acknowledged UGB and factual mforrnatlOn IS subrmtted
demonstratmg that a resource Site, or the Impact areas of such a Site, IS mcluded m the
amended UGB area"
The followmg diSCUSSIOn will demonstrate that the proposed PAPA does not raIse any Issues that
would reqUIre the City of Spnngfield to apply Goal 5
FlfStly addressmg OAR 660-023-250(a) The changes sought by thiS apphcal10n do not create or
amend a resource hst or any portIOn of an acknowledged plan or land use regulal10n adopted m
order to protect a SIgnIficant Goal 5 resource on the subject site
Secondly addressmg OAR 660-023-250(b) The changes sought by thiS applIcatIOn 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 various studies, mventones,
refinement plans, and facthl1es plans hst thiS specIfic site as a Significant resource, apply a
The Villages at Marcola Meadows - Zone Change AppllcatlOn
Written Statement - December 20, 2006
Page 16 of41
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Goal 5 resource overlay, or othefWlse regulate or lImIt the redevelopment of this sIte as a Goal 5
resource
There IS dramage ditch on the sIte that was mventoned and lIsted (M32) by the City of
Sprzngfield Natural Resource Study It was classIfied as a Low QualIty Wetland and dId not
meet the slgmficance cntena of the Oregon Freshwater Wetland Assessment Methodology The
closest Goal 5 resource Identified by the Cay of Sprmgfield Natural Resource Study IS the Irvmg
Slough located approxImately 550 feet to the east It IS lIsted as both a HIgh QualIty Rlpanan
Resource SIte (S20 and S21) and a Moderate QualIty Wetland (M16b and 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 I
Lastly addressmg OAR 660-023-250(c) The changes sought by thIS applIcatIOn do not amend
the acknowledged CIty of Spnngfield Urban Growth Boundary Therefore, WIth regard to thIS
cntenon, the CIty IS not reqUIred to apply Goal 5
ConclUSIOn
Oregon Adnnillstrative Rule 660-023-0250 "ApplIcabIlIty" stipulates that local governments are
reqUIred to apply Goal 5 when consldenng a Post Acknowledgment Plan Amendment If the
amendment affects a Goal 5 resource For the purposes of that rule, the sectIOn lIsts three
cIrcumstances (OAR 660-023-0250(3)(a), (b), and (c) quoted above) under whIch, and only
under whIch, a Post Acknowledgment Plan Amendment would affect a Goal 5 resource As
eVIdenced above, none of the three cIrcumstances are raIsed by the proposed amendment, and
therefore the amendment wIll not affect a Goal 5 resource The CIty IS not reqUIred to apply
Goal 5 when consldenng the proposal The CIty of Spnngfield can find that the actIOn requested
by thIS applIcatIOn IS consIstent WIth StateWIde Planmng Goal 5
Goal 6 - AIr, Water and Land Resources QualIty: To mamtam and Improve the quality of the
mr, water and land resources of the state
ResDonse
Nothmg m the proposal or the character of the Site or potentIal uses mdICates a future
development that would compromIse aIr, water and land resources Future development of the
SIte WIll be m conformance WIth local, state and federal law mcludmg aspects of the Spnngfield
Code As mdlcated m findmgs regardmg Goal II, mcorporated herem by reference, optIOns for
accessmg or provldmg the necessary urban servIces are avaIlable Therefore, the amendment IS
consIstent WIth Goal 6
Goal 6 reqUIres all waste and process dIscharges from eXistmg and future development to be
consIstent WIth applIcable state for federal envIronmental qualIty statutes SpecIfically, It
reqUIres local governments to establIsh that there IS a reasonable expectatIOn that a proposed use
WIll be m complIance WIth the applIcable state and federal envIronmental qualIty standards
(Frzends of the Applegate v Josephine County, 44 Or LUBA)
The Villages at Marcola Meadows - Zone Change ApplIcatIOn
WrItten Statement - December 20,2006
Page 17 of41
There are three federal envuonmental quahty acts relevant to Statewide Planmng Goal 6 Clean
Water, Clean Au, and the Resource ConservatiOn and Recovery Actsl These acts are enforced
by the EnVironmental ProtectiOn Agency (EP A) to mamtam air, water, and land resource quahty
The EP A delegates authonty to Oregon Department of Envuonmental Quahty (DEQ) to enforce
federal environmental statutes m the State of Oregon (i e Clean Au Act, Clean Water Act, and
Resource ConservatiOn and Recovery Act) The DEQ admmisters the federal statutes (acts)
through the Oregon Admmistral1ve Rules (OAR), Oregon ReVised Statutes (ORS), and
Department programs
The OARs regulate nOise control, groundwater quahty protectiOn, sohd waste, hazardous waste
management, ambient air quahty standards, and transportatiOn confonmty The ORSs prOVide
procedures for comphance With sewage treatment and disposal systems, sohd waste
management, reuse and recychng, hazardous waste and hazardous matenals, nOise control, and
air and water quahty standards
At the local level, the Eugene-Spnngfield Metropolitan Area General Plan (Metro Plan) contams
pohcies related to Goal 6 that mamtam air, water and land resource quahty m the metropohtan
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 qualzty along the W,llametle and McKenZie Rivers
C 26 Local governments shall contmue to mom tor, to plan for, and to enforce
appltcable azr and water qualzty standards and shall cooperate m meetmg
applzcable federal, state, and local azr and water qualzty standards
C 27 Local governments shall contmue to cooperate m developmg and
Implementmg programs necessary to meet azr qualzty standards ThiS effort
should mclude but not be lzmlted to
a ReView of all major publzc capital expenditure projects for potentzal
azr qualtty Impacts
b IntegratIOn of azr qualzty concerns mto the comprehenSive land use
plan
c Active participation 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 nnplemented 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 dITects 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-to-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 - December 20, 2006
Page 180f41
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Supplemental to the Metro Plan IS the Central Lane Metropolitan Planmng OrganizatIOn
RegIOnal TransportatIOn Plan (RTP) This plan IS the federal RegIOnal TransportatIOn Plan for
the Eugene-Spnngfield metropolitan area A plan as such, must comply With the federal
TransportatIOn EqUity Act for the 21" Century (TEA 21), NatIOnal Ambient Air Quality
Standards, and the State of Oregon Transportation Planmng Rule (TPR) AdditIOnally the RTP
must demonstrate conSideration for system preservatIOn and efficiency, energy conservatIOn, and
congestIOn relief
The proposed Post Acknowledgement Plan Amendment (PAPA) does not amend any of the
Regional TransportatIOn Plan goals, obJectives, or policies Future land use planmng applicatIOns
(Conditional Use Penmt and Site Plan) will conform to federal, state, and local regulations
related to StateWide Planning Goal 6 Further, when land use approvals are procured, at that time
the applicant will obtain the relevant au quality permits from the Lane RegIonal Au ProtectIOn
Agency (LRAPA) SpeCifically, the applicant will obtain Au Contammant Discharge Permits as
needed and Induect Source Construction Permits for the proposed parkmg faCilities
In the Eugene-Sprmgfield 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 theJollowmg
. Lane County proVides reSIdents With waste management services through a network of
dIsposal sites The County's waste reductIOn 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 Additionally, the Lane
RegIOnal Air PollutIOn Agency regulates regIOnal air quality m Lane County through
regulatIOns, programs and permits for reSidents and busmesses
. The CIty of Spnngfield Public Works Department mamtams water quality m the city through
metropolitan sewage stormwater treatment systems that are reqUired to operate under specific
gUldelmes set forth by the DEQ The City of Spnngfield also has deSign standards for
wastewater and stormwater collectIOn systems m the City of Spnngfield 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 amend 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 time, there can
be no direct Impact to air, 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 air, water and land resources As mdlcated m findmgs regardmg Goal II,
The VIllages at Marcola Meadows - Zone Change ApplIcatwn
Wntlen Statement - December 20, 2006
Page 190f41
mcorporated herem by reference, optIOns for accessmg or provldmg the necessary urban services
are available Therefore the proposed amendments are consistent With Goal 6
In additIOn to the precedmg facts, the eVidence supports a reasonable expectatIOn that future
development resultmg from the proposed PAPA will be consistent With Goal 6 requuements
Therefore, the City of Sprmgfield can reasonably expect that future development under the
proposed PAPA will comply With applicable state and federal envuonmental 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 III loss of life not be
planned or located III known areas of natural hazards and disasters Without appropnate
safeguards The goal also reqUires that plans be based on an Illventory of known areas of natural
disaster hazards (floods, landslides, earthquakes, wildfires and other related hazards) The Multl-
Hazard MitigatIOn Plan for the Eugene/Springfield Metropolttan Area (Metro Hazard Plan) that
was adopted by the City of Spnngfield IS a non-regulatory plan but prOVides an mventory of
known hazards
The Metro Hazard Plan does not Identify any known hazards wlthlll the area of the subject site
AdditIOnally, the subject site IS outSide of the 100 year and 500 year flood plallls (Exluht 7)
There are no adopted or non-adopted maps that Identify the subject site to be wlthm a know
hazards area The proposed amendments do not affect any addllional 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 CI/lzens of the state and
VISitors and, where approprzate, to prOVide for the siting of necessary recreatIOnal facllttles
including destinatIOn resorts
ResDonse
Regardmg recreatIOn, StateWide Planmng Goal 8 states, "The reqUirements for meeting such
needs, now and In the future, ,hall be planned for by governmental agencies haVing
responslbtllty for recreatIOn area, facllttles and opportunztles
1 In coordinatIOn With przvate enterprzse,
2 In approprzate proportIOns, and
3 In such quantity, qualtty and locatIOns as IS consistent With the avazlablltty of the
resources to meet such reqUirements"
Pursuant to Goal 8 reqUirements, the City of Sprmgfield and other local JurisdictIOns have
developed the followlllg relevant plan documents
. Eugene-Sprmgfield Metropolttan Area General Plan (Metro Plan), ReVised 2004
. Rivers to Ridges, Metropolttan RegIOnal Parks and Open Space Study, 2003
The Villages at Marcol~ Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 20 of41
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o Lane County Parks Master Plan, 1980
. Wlllamalane 2a-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 Inventoned and deSIgnated by the Metro
Plan or any other relevant faCIlIty plans regardIng recreational needs None of the varIOus
studies, Inventones, and facIlitIes plans have deSignated the subject site for parks and open space
In an adopted Inventory, declared It a slgmficant resource, or slated thiS pnvately owned property
for acqulSltlOn !
The WIllamalane Park and RecreatIOn Dlstnct, responsible for parks and recreatIOn planmng In
the City of Spnngfield, has developed the Wlllamalane 2a-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 communIty park on two undeveloped parcels north of the
subject Site, between Bnggs Middle School and the EWEB utIlIty easement (bIke path), and
owned by the WIllamalane Parks and RecreatIon Dlstnct The WIllamalane comprehensive plan
refers to these parcels as "the Pierce property," donated m 1993 and elsewhere IdentIfied With
adjacent parcels as the "Y olanda/Bnggs/Plerce School Park" The plan observes that "there are
opportumtIes 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 W,llamalane 2a-year Parks and RecreatIOn Comprehensive Plan, "Table 1 Neighborhood
Parks" lIsts actIOn Items for neighborhood parks ActIOn I 4 suggests, "InvestIgate expansIOn of
the park onto the vacant land to the south," the subject site However, such InvestIgatIOns, If
they have been pursued, have led to no further defined actIon or polIcy ActIOn I 5 suggests,
"pursue opportunIties to Improve the EWEB bIcycle path and develop park faCIlIties on adjacent
land to help meet neIghborhood park needs ) The prelImmary plan for the subject site mcludes
several pedestnan and bicycle connectIOns to the EWEB path and the proposed parks to the
north The subject site Itself WIll Include extensive publIc open spaces As a commentIng
agency, the WIllamalane Parks and RecreatIOn Dlstnct Will have, through the prelImInary plan
and site plan revIew processes, the opportunity to coordInate plans With future development
Rivers /0 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 Public 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
Wtllamalane 2a-year Park and RecreatIOn ComprehenSive Plan does not IdentIfy the subject site
as an "exIstIng park and recreatIOn resource" No acknowledged plan declares It a SignIficant
resource or slates thIS pnvately owned property for acqulSltIon Therefore, the proposed PAP A
IS consistent With StateWide PlannIng Goal 8
The VlIIages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 21 of41
Goal 9 - EconomIc Development: To provide adequate opportumtles throughout the state for a
vanety of economic aC/lvltles vital to the health, welfare, and prospenty of Oregon's citizens
ResDonse _
StatewIde Planmng Goal 9 - Economy of the State, reqUires commumtIes to mventory, plan, and
zone enough commercIal and mdustrIal land to support the dIversIficatIOn and Improvement of
the economy Pursuant to thIS, the CIty of SprIngfield has adopted the followmg documents
Eugene-Sprmgfield Metropohtan Area General Plan (Metro Plan), RevIsed 2004
Spnngfield Commercial Lands Study, February 2000
Metropohtan Industnal Lands Special Study
Metropohtan Indus/nal Lands Inventory Repor/, July 1993
Metropohtan Industnal Lands Pohcy Report, July 1993
The Metropohtan Industrial Lands Special Study (MILSS) commenced m 1989 and produced
two documents, the Metropohtan Industnal Lands Inventory Report (M1LIR) and the
Metropohtan Industnal Lands Pohcy Report (MILPR) In 1995, the Sprmgfield Commercial
Lands Study (SCLS) was lrutIated The CIty of Sprmgfield adopted the study m 2000 and the
Oregon Department of Land ConservatIOn and Development (DLCD) acknowledged the SCLS
as a perIodIC revIew task The study looked only at lands wlthm Sprmgfield's urban growth
boundary and dId not make changes to eIther the Metro Plan or the SprIngfield Development
Code However, as an area specIfic perIodIC revIew task, It updates the "EconomIc Element" of
the Metro Plan and mcludes findmgs, polICIes and ImplementatIOn strategIes regardmg the
supply of commercIal lands
Oregon AdmmlstratIve Rule (OAR) 660-009-000 et seq (DIVISIOn 9) establIshes the
applIcabIlIty of Goal 9 rules to Post Acknowledgement Plan Amendments (PAPA), and specIfies
certaIn procedures and reqUirements for local governments to follow In the adoptIOn or
amendment of all plan or land use regulatIOns pertammg to Goal 9 In OAR-660-009-00IO(4)
the rule dIscusses procedures relevant to thIS applIcatIon and states
Notwlthstandmg paragraph(2), [660-009-0010(2)], a Junsd,ctlOn which changes Its plan
deSignatIOns of lands m excess of two acres to or from commercial or mdustnal use,
pursuant to OAR 660-DlvlslOn 18 (a post acknowledgement plan amendment), must
address all apphcable planmng reqUirements, and
(a) Demonstrate that the proposed amendment IS consistent with the parts of ItS
acknowledged comprehenSive plan whIch address the reqUirements of thiS diVISIOn,
or
(b) Amend tfs comprehenSIve plan to explam the proposed amendment, pursuant to OAR
660-009-0015 through 660-009-0025, or
(c) Adopt a combmatlOn 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 opportumtIes analysIs and wIth the parts of the acknowledged Metro Plan
whIch address the reqUirements of DIVISIOn 9 The plan deSIgnatIOn changes antIcIpated by the
proposed PAPA WIll mcrease the supply of commerCIal land by 228 acres, the Campus
IndustrIal deSIgnatIon wtll be removed and replaced wIth 14 8 acres of LIght MedIUm IndustrIal,
The VIllages at Marcola Meadows - Zone Change ApplicallOn
Wntten Statement - December 20, 2006
Page 22 of 41
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the supply of MedIUm Density Resldenl1alland will mcrease by 190 acres AdditIOnally, 260
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 Metropohtan Industnal Lands Inventory Report (MILIR) esl1mated that the 20-year
mdustnal land supply was about 3,600 acres for the Metro UGB and about 709 acres for the
Sprmgfield UGB (MILIR, Table 5, p 47) It further esl1mated that the most likely projected 20-
year demand for mdustnal land for the Metro U GB would be between 650 and 1,172 acres,
between one-fifth and one-third of the supply (MILPR, p 7) The MILPR does not specify a
demand specific to the Sprmgfield UGB The subject site was mcluded m the list of short-term
sites for new mdustry (MILPR, p 20 and p 45, SubregIOn 7, Site 5) In response to thiS study,
the Metro Plan was amended deletmg a findmg that the supply was not adequate to meet the
projected growth m the commercIal and hght manufactunng segments of the economy (MILPR,
p II) The followmg pohcy was added to the Metro Plan
EconomIc Element PolIcy #B.12
Discourage future Metro Plan amendments that would change development-ready
mdustnallands (sites defined as short-term m the Metropohtan Industnal Lands Speczal
Study, 1991) to non-mdustnal designatIOns
CURRENT LAND SUPPLY
The Lane County Commercial and Industnal BUildable Lands project (a collaboral1ve effort of
Lane County, the cll1es of Eugene and Spnngfield and Lane Metro Partnership) contracted
ECONorthwest to create an updated database of Goal 9 lands A report enl1tled "The Supply of
Commercial and Industnal Land In Lane County A Database and Prehmmary AnalysIs" (CIBL)
was completed m September 2006 ThiS pubhc document does not contam any adopted polices
or recommendatIOns, but the data collected by It, to the degree that It can be assumed to be
accurate, IS referred to m thiS dIscussIOn The MILPR estimated the most hkely 20-year demand
for mdustnalland to be 650 acres (p 8, MILPR) While the unconstramed Campus Industnal2
share of vacant Industnal rand has remamed nearly constant (27% denved from Table 5 of the
MILIR, p 47 and 25% denved from Table 3-9 of the CIBL, p 17), the absorptIOn of all vacant
Industnalland has exceeded predictIOns Comparmg the MILP R unconstramed vacant land total
to the CIBL total, the unconstramed vacant mdustnal land mventory has been reduced by
approximately 2,600 acres WithIn the Metro UGB (an absorptIOn rate of 72%), though at least
155 acres were converted to other uses (residential or commercial) The absorptIOn rate WithIn
the Spnngfield UGB approximates the Metro UGB rates at 69% Table 2 shows that absorpl1on
rates for Campus Industnalland are approximately equal to the rate for all Industnalland
2 The MILSS uses the term "Special Light" which has SInce been changed to "Campus IndustrIal", In thiS report we
wlll use the later term "'Campus Industrial"
The Villages at Marcola Meadows - Zone Change ApplIcatIOn Page 23 of 41
WrItten Statement - December 20, 2006
Table 2 Unconstramed Vacant Industnal Acres and Absorption
Acres
Region MILPR (1993) CIBL (2006) Change Absorption
Metro (Total) 3,604 999 2,606 72%
Springfield (Total) 709 222 487 69%
Metro (CI Only) 990 318 672 68%
Springfield (CI Only) 255 74 181 71%
Source InformatIOn derIved from MILPR (1993) and CIBL (2006) analysIs performed by Satre Associates PC
Note There IS a slight difference III the reportmg of mdustnal acres between the MILSS, which accounted for lands wlthm Spnnfield s UGB and
the CIBL which did not
As shown m Table 3 the proposed PAPA will change the current CI designatIOn on the site to
Commercial, Light-MedIUm Industnal and MedIUm Density ResidentIal The total supply of
unconstramed CalmpUS Industnalland wlthm Sprmgfield will be reduced by 75% The overall
supply of Commercial (Commercial and Commercial Mixed Use) and Light MedIUm Industnal
land will mcrease by 30% and 25% respectIVely as shown m the followmg table
Table 3 Sprmgfield Land Use ClasSifications and Plan DeSignations Affected by the Proposal
Plan Designation
Campus Industnal
Commercial
Commercial Mixed Use
lI~ht Medium Industnal
TOTAL
Total
Acres
2129
564 5
1578
4021
13373
Proposed
-56
-3 8
26
148
Net
Unconstrained
182
596
368
737
Percent Change
Unconstrained
-75%
-6%
241%
25%
Vacant
1175
669
131
701
2676
Unconstrained
742
634
108
589
2073
Source Data from Commercial and Industrial Lands Database ECONorthwest 2006 analysIs perfonned by Satre Associates PC
FUTURE LAND SUPPLY
The short and long term supplies of bUildable Commercial and CalmpUS Industnal land are
cntIcally madequate However, the draft Jasper Natron Specific Development Plan proposes to
add about 20 acres of CommercIal and 118 acres of CI land to Spnngfield's long-term supply by
the year 2015 Nonetheless, hlstonc mventory absorptIOn rates, when extrapolated mto the
future, predict defiCits of Light-MedIUm Industnal and Commercial land m 2015 The resultmg
mventones ofbmldable CommerCIal, Light-Medium Industnal, and Campus Industnallands are
shown m the Table 4
Table 4 AbsorptIon of SprlRgfield's Land Supply for Relevant DeSignatIOns
2015
Jasper-Natron
1178
00
201
2015
Total
1920
589
967
2015
Acres
669
-383
-563
Absorption Rate
(acres per year)
139
108
170
2006-2015
Absorption
1251
972
1530
EXisting
Campus Industnal (CI) 742
Light-Medium Industrial (LMI) 589
Commercial (C, CMU) 766
Source analYSIS performed by Satre j .ssoclates PC
Absorption rates are from an analYSIS ofMILSS and ClBL studies, and SeLS data (SeLS p 19)
The proposed PAPA Will reduce the future supply ofbmldable CI land by 29% The supply of
Commercial and Light-MedIUm Industnal Land Will be mcreased, yet there Will sllll be defiCits
m these mventones Spnngfield's 2015 supply of Light-MedIUm Industnal and CommerCial
land Will not meet demand If the hlstonc rate of absorptIOn contmues The effect the proposed
PAPA Will have on future land suppltes IS mcluded m Table 5
The Villages at Marcola Meadows - Zone Change ApplicatIOn
Written Statement - December 20,2006
Page 24 of 41
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Table 5 AbsorptIon of Amended Land Supply
Post
PAPA
Campus Industrial (CI) 182
Light-Medium Industrial (LMI) 737
Commercial (C, CMU) 964
Source analysIs performed by Satre Associates, PC
Absorption rates are from an analysIs ofMILSS and CIBL studies, and SeLS data (SeLS p 19)
2015
Jasper-Natron
1178
00
201
2015
Total
1360
737
1165
Absorption Rate
<acres per year)
139
108
170
2006-2015
Absorption
1251
972
1530
2015
Acres
109
-235
-365
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Land mventones under these three are small and dwmdhng Decldmg to reduce the supply of CI
land IS not an easy chOIce, a matter of robbmg Peter to pay Paul However, there IS synergy
between mdustnal and commercIal land uses and a balance should be mamtamed
Manufacturers are drawn to areas that provIde the commercIal support they reqUIre These Issues
are dIscussed further m the next sectIOn of the report
Lookmg farther mto the future, the relatIVe growth predIcted for the varIous sectors of the
economy can be analyzed The table below shows projected economIc growth for the Southern
WIllamette Valley from 2000 to 2055, and mdlcates shIfts of the sectors m relatIve Importance to
the overall economy The largest growth Will occur m the servIces sector, predommately
assocIated WIth commercIally deSIgnated land Manufacturmg, whIle expenencmg a 30%
growth rate, WIll nonetheless reduce ItS share of the overall economy by 2%
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Table 6 2000-2055 Employment Growth by Selected Industry Sectors, Southern Wlllamette Valley
Industry 2000 2055 Growth
Emp Share Emp Share (2000-2055) Shift
Construction 6,586 490% 9,880 510% 50% 020%
Manufactunng 22,800 1720% 29,640 1530% 30% -190%
Trans, Comm , 3,706 280% 5,930 310% 60% 030%
and Utilities
Wholesale Trade 6,189 460% 9,880 510% 60% 050%
Retail Trade 27,715 20 90% 41,490 2140% 50% 050%
Finance, Insur & 5,973 450% 7,900 410% 32% -040%
Real Estate
Services 37,813 28 50% 59,080 30 50% 56% 200%
Government 21,640 1630% 29,640 1530% 37% -100%
Total 132,422 100% 193,440 100% 49% 000%
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Source Regional EconomiC Opportunities AnalYSIS, ECONorthwest May 2006 page 13 Shift calculated by Satre ASSOCiates, PC
COMPREHENSIVE PLAN POLICIES
The Me/ro Plan has the followmg pohcles dIrectly relevant to the proposed PAPA
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EconomIc Element Pollcy #B.6
Increase the amount of undeveloped land zoned for llght industrial and commercial uses
correlating the effective supply In terms of sUltabtllty and avmlablllty With the projectIOns of
demand
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The VIllages at Marco]a Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 25 of 4]
Economic Element Poltcy #B 12
Discourage future Metro Plan amendments that would change development-ready industrial
lands (sites defined as short-term In the metropolttan Industrial Lands Special Study, 1991) to
non-industrial designatIOns
Clearly, these two pohcles often wIll be m confhct WIth a hmlted supply of urbaruzable 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 confhct between pohcles
"The respective JUriSdictIOns recognize that there are apparent conflicts and
inCOnsistencies between and among some goals and poltcles 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 /0 the Issue at hand ..
The Springfield Commercial Lands Study, the most recent economIc opporturutles analYSIS,
contams the followmg key pohcles
, Pohcy I-A Mamtam a mIxed supply of large and small commercial sItes through strategIes
such as rezomng or annexatIOn to serve Spnngfield's future populatIOn"
"Pohcy loB Ensure that an adequate aJmount 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 pohcles
and objectives of the TransPlan "
"Pohcy l-C Mamtam at least a five-year supply of commercIal land wlthm the Urban
Growth Boundary (UGB) that IS currently served or readIly servIceable wIth a range of urban
pubhc factlltles and servIces"
"Pohcy 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 opporturutles "
Metro Plan EconomIc Element "Pohcy #B 6" IS Imperative and proVIdes clearer gUIdance than
"Pohcy #B 12," whIch merely dIscourages The pohcles of the Springfield CommerCial Lands
Study, particularly "Pohcy 3-A," clearly trump "Pohcy #B 12" when consldenng the proposed
PAPA
The reqUIred mventones of Goal 9 lands are approxImate m extent, and there IS flexlblhty m the
compOSItIOn of those mventones Nonetheless, the CIty must conSIder the appropnateness of
approvmg the proposed PAPA compared to mamtammg the current land use deSIgnatIOn and
zomng dlstnct Several Issues must be addressed, smtablhty of the land for the current
deSIgnatIOn, the avmlablhty of substItutes If the deSIgnatIOn IS changed, economIc dlverstty, and
faJmlly wage employment
The V IJlages at Marcola Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 26 of41
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SUITABILITY
The site has been reserved as development ready Campus Industnal land smce 1995 The
maJonty of It was designated as Special Light Industnal (the precursor of Campus Industnal) for
years before that Despite the dwmdhng supply of CI land, there has been no proposal for a
comprehensive development of the site The reasons the project site has not yet been developed
are complex However, the site IS not Ideal with regard to the qualItieS that the CI designatIOn IS
mtended to foster and preserve To attract the desired mdustnes, the zone Imposes performance
standards to reduce conflicts With adjacent zomng dlstncts and negatIve Impacts between sites
wlthm the CI dlstnct Itself From the Me/ro Plan, 'The actIvItIes of such firms are enclosed
wlthm attractIve extenors and have mlrumal 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
surroundIng heavy mdustnal uses, overhead electncal hnes and nearby rail lInes which cause
problems for certam types of high technologIcal Industnes Several high tech firms had
conSidered the Pierce Property for a potentIal locatIOn, and all found It unSUItable because of
these problems"
SUBSTITUTION
Despite whatever Impediments to campus mdustnal development the sIte may have, the City
should preserve the current designatIOn If It represents the last best hope to attract compames
offenng above average wages The CI zone lImits retail uses, m part, to keep lower paymg
employers from competmg for sites However, recent data shows that thIS strategy IS not as
effective as hoped
A thorough review of the Sprmgfield Development Code reveals that, other than lImits to retail
uses, there IS lIttle umque about the CI zone The MILP R pomted out that, as IS CI, Spnngfield s
LMI dlstnct IS used as a buffer or transItIon zone between heavy Industnal and non-mdustnal
uses The LMI dlstnct permIts subdlVlsIOns followmg Industnal park standards, as does CI
Many of the heaVY-Impact mdustnal uses prohibited m the CI zone are also prohIbIted In the
LMI zone such as manufactunng chemicals, lumber, wood, paper and daIry products, metal
fabncatIOn, cleanmg and dymg, gas storage, mcmerators, and recyclIng centers All of the
pnmary and secondary uses permItted m CI zone are also permitted 1/1 the LMI zone The
Inventory of LMI deSIgnated land IS avaIlable, acceptable and appropnate for the kinds of
mdustnes CI IS mtended to attract '
,
Commercial land IS also SUItable for many high-wage, economic export employers Although the
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Campus Industnal zone allows certam manufactunng uses that are not allowed under the
proposed Commercial desIgnatIOn, many uses that are permitted proVide famIly wages New and
groWIng sectors ofthe economy blur the lIne between commercial and Industnalland use
The VII/ages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 27 of 41
ECONOMIC DIVERSITY
The Land ConservatIOn and Development ComrlllsslOn (LCDC) recently reported to the
Governor on the conversIOn of mdustnalland to non mdustnalland The report was concerned
with mamtammg an adequate local supply ofmdustnalland and preventmg conversIOns ofpnme
mdustnalland to non-mdustnal uses Thelf report was titled "Promotmg Prospenty Protectmg
Pnme lndustnal Land for Job Growth" It made the followmg observatIOn
c ,
"The Issue of conversIOn of mdustnallands IS Imked dlfectly to the goal of provldmg an
adequate supply of mdustnal and other employment land for a vanety of economic
actlvll1es Untimely or undeslfable converSIOn of mdustnallands, particularly conversIOn
of strategic sites With uruque market features, can mterfere with accomplishmg the goal
of provldmg adequate land development opportumtles for economic growth and Job
creal10n " (p 11)
"The GMELS' [Greater Metropolitan Employment Lands Study] Phase I findmgs
remforce the committee's assertIOn that tradll10nal mdustnal areas, mcludmg those
featunng heavy manufactunng, warehouse/dlstnbutlOn, mdustnal service and waste
management actlvll1es should be protected from encroachment by mcompal1ble non-
mdustnal uses by placmg these areas m so-called mdustnal sanctuanes" (p 19)
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
wlthm the greater Portland metropolitan regIOn Committee members concurred with a
major findmg of GMELS that the Ime between mdustnal and non-mdustnal use IS
becommg mcreasmgly blurred m the new economy because many traded-sector and
mdustnal acl1vIl1es are now carned out m office and tech-flex settmgs The latter type of
mdustnal uses IS perfectly compal1ble With other employment actlvll1es and, thus, can be
accommodated m mixed-use zomng dlstncts that mclude retllll, office, msl1tutlOnal
and/or light mdustnal and even reSidential uses ' (p 18)
"New and emergmg mdustnal uses These are !ugh-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 companies and thelf non-mdustnal
suppliers, lenders and support systems SUitable locatIOns for these acl1vll1es mclude
many mixed-use zones, as long as thelf scale, deSign and operatIOnal charactensl1cs are
compal1ble With surroundmg uses" (p 20)
Although the conversIOn of CI land to other deSIgnatIOns may seem to have a negal1ve effect on
the potenl1al 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 prodUCl1ve when
non-mdustnal suppliers and supportmg servIces are available to them
The Villages at Marcola Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 28 of41
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FAMILY WAGE EMPLOYMENT
The ablhty for Sprmgfield to attract Jobs that provide a family wage IS among concerns over
changmg the CI designatIOn of the subject site Although there IS no precise defimtlOn of
"family wage,' the term came mto use dunng the Industnal RevolutIOn when work was
separated from home to a degree not seen before The concern was that the breadwmner earn
enough to allow the spouse to stay home tendmg the house and children It became a somewhat
controversial term, some commentators asslgnmg sexist overtones to It The followmg data
(Tables 7 and 8) creates a statistical context for the diSCUSSIOn If' family wage" can be defined
as the gross mcome needed to cover typical expenses of the average family, the tables below
estimate these figures m Spnngfield and Oregon
Table 7 Sprmgfield, Oregon Average Household and Family SIze
Number of Individuals
255
303
Average Household
AveraQe Family
Source U S Census Bureau Census 2000 Summary File 3
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Table 8 Sprmgfield, Oregon Typical 2004 Family Expenses
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Source
Poverty In Amenca'
E P I'
Two Adults,
One Child
$34,905
$36,408
Two Adults,
Two Children
$43,862
$41,748
1 Poverty In Amenca ProJect, Penn State University
2 EconomiC PolIcy Institute
Figures are for typical expenses Figures for One Adult and Two Children are Within approximately one percent of Two Parent, One
child expenses
Table 9 below gives U S Census data regardmg the median mcomes of mdlvlduals and
households Note that the family household mcome IS slgmficantly lugher than the highest
mdlvldual median mcome Data about the proportIOn of two-mcome households or the average
wage of pnnclple breadwmners IS not available Heads of family households may be makmg
slgmficantly more than the average or many households may have two mcomes Some
combmatlOn of the two IS likely Regardless, It mdlcates cautIOn should be used when makmg
assumptIOns about family wages
Table 9 Sprmgfield and Oregon Median Incomes
Oregon
Spnngfleld, Oregon
Family Households $55,196 $43,539
Non-family households $29,209 $23,734
All Households $46,393 $37,452
Male full-time, year-round workers $41,485 $35,118
Female full-time, year-round workers $30,591 $25,524
Source U S Census Bureau Census 2000 Summary File 3 adjusted to 2004 Consumer Price Index
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To assess Impact of the PAPA on family wage Jobs, we can estimate the average wage of
employment m the relevant land use deSignatIOns The table below (Table 10) uses mformatlOn
The VIllages at Marcola Meadows - Zone Change ApplIcatIOn Page 29 of 41
Wntten Statement - December 20, 2006
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from the Lane County CounCil of Governments and the Oregon Labor Market Infonnal1on
Service to correlate the esl1mated number of people employed by each mdustry sector wlthm a
plan deSignatIOn, and the Lane County average pay wIthm each sector to denve an esl1mated
average pay for employment m a land use deSignatIOn
Table 10 Plan DeSIgnatIOn Average Wage
Industrv
Construction
ManufactUring
Trans, Comm , and
Utilities
Wholesale Trade
Retail Trade
Fmance, Insurance
and Real Estate
Services
Government
Tolal
Weighted Average
Pav
Source of wage data OlMIS Lane County 2000 mdustry sector average adjusted for 2004 Consumer Pnce Index except the figure
for Government which IS from 2004
(1) Source LCOG - 2004 mdustry sector employment by plan deSignation
(2) Source LCOG - 1998 mdustry sector employment by PLU
Commercial 1"
Employment
676 2%
779 2%
767 2%
585 2%
8,890 25%
2,455 7%
20,348 57%
1,218 3%
35,718 100%
$25,73213
Comm Mixed Use {'I
Employment
107 4%
99 4%
128 5%
68 3%
332 13%
342 13%
1,252 48%
279 11%
2607 100%
$30,905 80
Light Medium Ind I"~
Employment
1919 12%
5,879 37%
1,385 9%
2,843 18%
1,870 12%
98 1%
1,594 10%
392 2%
15,980 100%
$34,91636
AveraQe Pay
$37,751 00
$38,05721
$35,090 20
$40,62286
$19,30919
$34,73705
$27,34014
$37,23900
To better understand the Impact of the PAPA on conditIOns m Spnngfield, Table 11 below
proVides an overview of the types of busmesses and the approximate number of employees
currently located m the Gateway area (the only other CI zone m Spnngfield With slgmficant
development Several of the busmesses listed m the table would also be allowed Wlthm the
proposed PAPA redesIgnal10ns
,
The Villages al Marcola Meadows - Zone Change ApphcallOn
Wntten Stalement - December 20, 2006
Page 30 of 41
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I Table 11 Types of BuslDesses and ApproxImate Employees for Gateway Development
Gateway Businesses Address Type ApproxImate Number
I of Employees
1000 Royal Caribbean Way
Royal Caribbean Cruise Lmes (3900 Sports Way) Travel sales call center 250-500
I Symantec 555 International Way Computer Support Call 1200
Center, Comp Tech
I PaclficSource Health Plans 110 International Way Health Insurance 275
Headquarters
I Oregon Medical LaboratOries/ 123 Internallonal Way Medical Laboratones 300
Oregon Veterinary Laboratory
I Sacred Heart Medical Center FinanCial services 260
Foundation
123 International Way
I Sacred Heart Medical Center Matenals (Supply 30
Matenals Management handlers)
Shorewood Packaging Inc 500 International Way Manulacture paperboard 60
I packagmg products
Wholesale dlstnbutlon
Globa"ndustnes 950 Internallonal Way automotive parts and 10-19
I accessones
Indoor recreation Batting
Grand Slam USA 921 Internallonal Way cages, basketball, etc 1 -4
I McKenZie Athlellcs 909 International Way Umforms screen printing 10-19
and embroidery
I PaCific Office Automation 911 International Way Copier sales and copymg 20-49
services
I Rex Myers Transfer 915 International Way Moving and storage 5-9
I Fed Ex 700 International Way Couriers and messengers 20 - 49
I Learning Tree 100 International Way Child Day Care N/A
Planned Businesses A
I ProfeSSional Credit Service Collection Agency 177
McKenZie Leasing and Finance Heavy equipment leasmg 13
I Source InformatIon gathered from Dex Lane Metro PartnershIp, and GLMIS Info and links
A ProfeSSional Credit Service and McKenZie Leasing and Finance purchased 7 acres In Gateway and Will move headquarters
there Source The Register Guard - Tuesday November 14, 2006
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The VIllages at Marcola Meadows - Zone Change ApplIcatIOn Page 31 of41
I Wntten Statement - December 20,2006
Table 12 below shows the estimated wages for employment typical of the busmesses m the
above table ThiS data mdlcates that the average pay for employment m the designatIons
proposed by the PAPA are competitive with the average pay m Spnngfield's CI designated
lands
Table 12 Employment and Wage EstImates for Sprmgfield CI Busmesses 50 or more employees
Employment
Number Percent
177 640%
535 1930%
1,200 43 30%
300 1080%
OccuDalton
Bill and account collectors
Billing and Posting Clerks
Computer Support Specialist
Medical and Clinical Laboratory
TechniCians
Miscellaneous ManufactUring
Travel Customer Service
Representative
Total employees
Wel!lhted Avera!le Pay
Avera!le Pav
$30,060 00
$26,95600
$34,87400
$27,083 00
60 2 20%
500 1800%
$32,292 00
$22,88000
2,772 100%
$29,975 94
Source Wage data for Lane County 2004 from OlMIS webslte except Travel Customer Service Rep starting
pay published In Portland Business Journal - November 18 2004
Source Employment data from Lane Metro Partner ship and from InfoUSA webslte
ConclUSIOn
Economic trends mdlcate that by the year 2015, Spnngfield's supplies of Commercial, Llght-
MedIUm Industnal, and Campus Industnal lands Will be depleted Wlule the mventory of CI
land Will be small, a defic1t 1S projected for CommerClal and LMI land The proposed PAPA Will
bnng mventones of these lands closer to balance, though still leavmg a defiCit of Commercial
and LMI land
Metro Plan Policy #B 6 directs the City to correlate the effective supply m terms of SUitability
and aVailability With the projectIOns of demand The SUitability of the subject sIte for ItS current
CI deSignatIOn IS questIOnable m light of ItS long-standmg undeveloped state desp1te the
dWindling supply of CI land By the planmng year 2015 and m the absence of the proposed
PAPA, CI land Will be m relative abundance compared to Commercial and LMI land If past
demand trends contmue The types of bus messes currently m developed Campus Industnal areas
can also locate m Commercial and or Llght-MedlWll Industnal areas There IS a synerg1stlc
relatIOnship between mdustnal and commerCial uses that reqUires a balance between them m
order to sustam economic diverSity Fmally, analyzmg average wages m the different land use
deSIgnations shows that pay rates m the proposed deSignatIOns are competitive With those m
Spnngfield's currently developed Campus Industnal area
ThiS redeslgnatlOn of Campus Industnal land as Commercial, Commercial M1xed-Use, and
Light-MedIUm Industnalland w1ll support the dIVers1ficatlOn and Improvement of the economy
It IS consistent With the pnontles established by adopted and acknowledged poliCies Therefore,
the amendment IS consistent w1th statewide plannmg Goal 9
The Vlllages al Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20,2006
Page 32 0[41
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Goal 10 -Housmg' To provrdefor the housing needs of citizens of the state
ReSDonse
Approval of the apphcant's proposed PAPA changmg approxImately 18 acres from Campus
Industnal to Medlwn Density Resldenl1al on the Metro Plan diagram and zonmg map, reqUIres
comphance With statewide planmng Goal 10, Housmg (OAR 660, DIvIsIOn 8) (The total acreage
of MedIUm Density Resldenl1alland IS proposed to mcrease from 36 7/to 547 acres) The Post
Acknowledgement Plan Amendment (PAPA) IS consIstent With the parts of the Metro Plan
which address the reqUIrements of Goal 10 '
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The Eugene-Springfield Residential Lands Study (RLS) was completed m 1999 as a technical
document mformmg pohcy 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
COlrumsslOn as bemg consistent WIth Goal 10 The purpose of the RLS was to compare
resldenl1al land needs With aVailable land supply The analYSIS does not reqUIre bUlldout of
particular densitIes or nwnbers of wnts on specific sites or wlthm the metro area as a whole
The RLS contams a detailed site mventory m the Technical AnalYSIS, which IS swnmarlzed
below (Table 13) as It pertams to the subject site
Table 13 ResIdentIal Land Study SIte Inventory Marcola Meadows Property
Site (Subarea 18) Total Acres Un bUildable Acres Constramed BUildable Acres
2 37 1 04 0 0 36 7
Source ResldenllGl Lands and HousmgStudy Drafllnventory Document, 1999 page 64
Of the subject sites total gross bUIldable acreage that was mcluded m the mventory, all 37 I
acres IS designated for MedIUm DensIty Resldenl1al development The RLS assumes that
32% of resldenl1al lands will be developed With non-resldenl1al uses, mcludmg pubhc and
CIVIC uses, roads, etc Subtractmg thiS 32% leaves 252 net acres that one can reasonably
assume was considered available for development m the RLS
Denslly AssumptIOns
The RLS does not specdy an assumed average denstty m the MDR deSignatIOn Rather, It
outlmes the range of allowable densll1es (14 28 to 28 56 umts per net acre) which comclde With
the gross denSity range descnbed m the Metro Plan (10 through 20 umts per gross acre) It also
descnbes the assumed dlstnbutlOn of housmg types Wlthm each resldent;al deSignatIOn (page 21)
and the asswned denSity by housmg type (page 22)
The RLS also contams data summanzmg actual bUIlt densll1es m the metro area However, only
hmlted data was aVailable, and bUIlt densll1es were assumed based upon data from years 1986,
1992, and 1994 Usmg these three years, the data show bUIlt densll1es between 21 and 23 umts
per net acre for mull1-falmly development (RLS Technical AnaJysls, p 21) No longer-term
trend analYSIS IS aVailable
These figures reflect bUIlt denSity for mull1-faJmlly projects only, not all development bUIlt m the
MDR deslgnal10n Smce smgle family houses and duplexes are allowed m MDR, the average
denSity across the deSignatIOn IS hkely slgmficantly lower While average denSity figures have
not been calculated for MDR areas due to the difficulty of obtammg the data, smgle faJmIly
The Villages at Marco!a Meadows - Zone Change ApphcatlOn Page 33 of 41
Wntten Statement - December 20,2006
development occurred at roughly 4 umts per acre and duplex development at 10 umts per acre
dunng the same years (RLS T echmcal AnalysIs, Page 21)
Surplus of Residential Land
There IS documented a net surplus of residential land to serve metro housmg needs through 2015,
for all residential land categones combmed, and medlwn denSity residential land m parlicular
The comparison of reSidential land supply and demand IS shown m Table 14 below
Table 14 Comparison of Resldentl3l Land Supply and Demand, In Acres
Medium DenSity ReSidential
Supply 828
Demand 589
Surplus 239
Source RLS Techmcal AnalysIs, /999, page 52
All ReSidential
5,802
4,564
1,238
The supply figures also do not mclude rrnxed use and commercial deSignatIOns that can
accommodate reSidential development In additIOn to calculatmg supply and demand m acres,
the RLS conSidered the supply and demand for housmg UinltS This comparIson also shows a net
surplus across all resldenlially deSignated land, and wltlun the MDR deSignatIOn m parlicular, as
shown m Table IS below
Table 15 ComparISon of ReSldenhal Land Supply and Demand, In VOlts
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 asswned surplus of medIUm denSity umts (3,646) IS diVided by the asswned number of
surplus medlwn denSity acres (239), the denved denSity for MDR land IS IS 25 umts per net
acre Tills IS not, however, an adopted denSity asswnptlOn
The RLS does not specify how to determme expected denSity or number of UinltS on a particular
site One source of expectatIOn IS the McKenZie Gateway MDR site Conceptual Development
Plan, whIch accommodates a total of 1,195 uruts across 185 acres, at an average denSity of 11
uruts per acre, m ItS preferred alternative (Scenano E) Alternatively, one can estimate the
amount of expected development on the site by extrapolatmg assumptIOns contamed Wlthm the
Resldenlial Lands Study Itself
In fact, the applIcant's proposal retams a surplus m the resldenlial housmg mventory, whIle
mcreasmg the mtenslty of resldentlal development ThiS strategy supports nodal development
and fulfills the reqUirements of Goal 10 by accommodatmg a quantity of umts that can be
reasonably defended given the adopted findmgs, analysIs, and polICies contamed m the RLS
Densllies WIll m fact be mcreased over what would otherwise lIkely be bUilt The Resldenlial
Lands Study concluded that through the planmng honzon (2015), the area would have a surplus
of land m all types of reSIdential land use categones The study was adopted and mcorporated
The Villages at Marcola Meadows - Zone Change ApphcatlOn
Wntten Statement - December 20,2006
Page 34 of 41
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mto the Metro Plan m 1999, and was acknowledged by LCDC as meetmg the area's Goal 10
reqUIrements SpecIfically, the RLS concluded that there was a surplus of 239 acres and 3,646
umts m the MDR category (Metro Plan, pages III-A-3 and II-A-4)
In addItIOn, the applIcant's proposal IS supported by applIcable Metro Plan housmg polIcIes,
mcludmg those m the resIdentIal land supply and demand, resldentIal:denslty, and deSIgn and
mIxed use areas, as outlIned m the Metro Plan SpeCific Elements sectlOn, (begmmng at page 32
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below) I
OAR - DIVISion 8 does not prohibit creatmg addltlOnal residentIal land 'after a local government
has establIshed an adequate supply Therefore, for the purposes of DlvlslOn 8, It IS not necessary
to establIsh a maximum acreage or to JUStify the deslgnatlOn of reSIdentIal land m excess of
projected land needs The Reslden/lal Lands and Hounng Study estImates of the long term
projected land needs, and the determmatlon that there IS an adequate mventory, served to
demonstrate that the mlmmum needs had been met They did not establIsh a maxImum and did
not freeze the resIdential land supply
If the proposed PAPA sought an exceptIOn from a stateWide planmng goal, there would be a
greater burden of JustIficatIOn for the expanslOn 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 reqUIre a new exception cannot reasonably accommodate the use" However,
pursuant to OAR 660-004-0010(2), such an exceptIOn IS not reqUIred m thIS case Determmmg
the extent of the Goal 10 land supply IS merely a matter of polIcy for the local JurlsdlctlOn
In summary, our analYSIS finds that the applIcant's plan C amendment proposal meets the
reqUIrements of stateWide plannmg Goal 10, supports applIcable adopted polICies, and furthers
the objectIves of nodal development
Goal 11 - PublIc Fac/lIt/es and ServIces: To plan and develop a timely, orderly and effiCient
arrangement of publzc fact/I/les and services a~ a frameworkfor urban and rural development
OAR 660-011-0005(7)(a)-(g) Defimtion of Public Fac/lIt/es:
(a) Wafer
(b) Samtary Sewer
(c) Storm sewer
(d) Transportatwn
Pursuant of stateWide plannmg goal II, the City of Spnngfield has adopted or endorsed the
followmg documents
. Eugene-Springfield Metropolztan Area General Plan, reVIsed 2004
o City of Springfield Zoning Map, May 2006
. Eugene-Sprzngfield Metropolztan Area Publzc Facllztles and Services Plan, 2001
. CIty of Springfield Stormwa/er Management Plan, ReView Draft January, 2004
o CIty of Sprzngfield Stormwater Management Plan, Major Basms/Sub Basms Map,
ReView Draft, January, 2004
. City of Sprzngfield Conceptual Road Network Map, Updated July, 2005
. City of Springfield Drznklng Water ProtectIOn Plan, adopted May, 1999
The VIllages at Marcola Meadows - Zone Change Apphcal10n
Wntten Statement - December 20, 2006
Page35 of 41
Response
The Eugene-Sprzngfield Metropolztan Area General Plan Diagram and the CIty of Spnngfield
Zomng Map shows that the subject site IS mSlde of the City of Spnngfield Urban Growth
Boundary Statewide Plannmg Goal 11 ensures that pubhc facilities and servICes are provided m
a timely, orderly, and effiCient manner ThiS apphcatlOn proposes to a1mend the Eugene-
Spnngfield Metropolztan Area General Plan Diagram and Will not affect provIsion and
arrangement of pubhc faclhtles and servIces The followmg findmgs demonstrate that the
eXlstmg pubhc faclhtles 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 hmlted to the subject site (I e Master Plan and Site Plan apphcatlOns) m due time Will
address the arrangement of pubhc faClhtles and services on the subject site See Exhibits 8 and 9
for more mformatlOn
Potable Water Service
The subject site WIll be served by connectmg to eXlstmg Spnngfield Utlhty 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 12" PVC water hnes 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- W ay of 31 st street that has the capacity to serve future
development Currently, there are two 10" water hnes that can serve future development on the
west portIOn of the subject site One of these water hnes m located approximately 100' north of
the center Ime of Bonnie Lane and the other IS approximately 120' south of the center Ime of
Bonme Lane AdditIOnally, there IS a 16" water hne on the south Side of Marcola Road
approximately 1075 ft west of the mtersectlOn of Marcola Road and 28th street that has the
ablhty to serve development m the southern portIOn of the subject site The water hnes 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 manner
Samtary Sewer
The City of Spnngfield prOVides sanitary sewer service for lands wlthm the City of Spnngfield
city 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 Spnngfield waste water basm and currently has adequate capacity A 42" concrete
mam hne for the City of Spnngfield traverses the lower third of the subject site that flows east to
west and collects all sanitary sewer water for the subJ ect 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 hnes that connect to the mam trunk hne on the subject Site, an 8" PVC hne
connects to the mam trunk Ime from the south, approximately 250' west of the mtersectlOn of
28th street and Pierce Parkway, an 8" PVC hne runnmg north and south along 31 st street connects
to the mam trunk hne from the north m the pubhc Right-of-Way for 31st street, an 10" concrete
hne runmng north and south connects to the mam trunk Ime from the north, approximately 240'
west of the northwest boundary of the subject site Therefore, tills key urban service Will be
provided m an orderly and effiCient manner
The Villages at Marcola Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20, 2006
Page 36 of 41
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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 Arlenal 28th
and 3151 streets border the eastern boundary of the subject site The City of Spnngfield's
Conceptual Road Network Map Identdies 28th and 31 5t streets as the "31 5t Street Connector" The
28th street portIOn of the 315t Street Connector IS fully Improved and classdied as a Collector
street Thirty-First Street IS not fully Improved and also IS classified as a Collector street
Currently, 3151 street IS a two-lane asphalt paved road that does not have gutters, curbs, or
Sidewalks, although there IS a City of Spnngfield 10' utility and sldew~lk easement on the west
Side of 31 5t street to facilitate road Improvements m the future I
In thIS section of this statement addressmg Statewide Planmng Goal 12 - "TransportatIOn" there
are additIOnal findmgs regardmg public facilities and services, and those discussIOns are hereby
referenced and mcorporated
Storm Water Control
The subject site IS located III #18 Sub-Basm of the West Spnngfield/"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 detentIOn ponds, blO-swales, and open-
channels See ExhibIts 8 and 9 for more IllfonnatlOn
ConclUSIOn
The subject site IS mSlde of the Eugene-Spnngfield Metropolitan Urban Growth Boundary and
City of Spnngfield city limits ThiS enables public facilities and services to be extended to the
site m a timely, orderly, and effiCient manner The subject site has eXlstlllg 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 II
Goal 12 - TransportatIOn: To prOVide and encourage a safe, convement and economic
transportatIOn system
ResDonse
Goal 12 IS Implemented through DIVISIOn 12, OAR 660-012-0000 et seq The goal and dIVISIOn
are Implemented at the local level by the Eugene-Sprmgfield Me/ropolItan 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 Plannmg 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 classdication of an eXlstmg or planned transportatIOn facility
(exclusIVe of correctIOn of map errors m an adopted plan),
The VIllages at Marcola Meadows - Zone Change ApplicatIon
Wntten Statement - December 20, 2006
Page370f41
(b) Change standards Implementmg a functIOnal classificatIOn system, or
(c) As measured at the end of the plannmg penod IdentIfied m the adopted transportation
system plan
(A) Allow land uses or levels of development that would result m types or levels of travel
or access that are mconslstent with the functIOnal classificatIOn of an eXlstmg or
planned transportatIOn faCility,
(B) Reduce the performance of an eXlstmg or planned transportatIOn faCility below the
mmlmum acceptable performance standard IdentIfied m the TSP or comprehensive
plan, or
(C) Worsen the performance of an eXlstmg or planned transportatIOn faCility that IS
otherwise projected to perform below the mlmmum acceptable 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(l)(c)(A), the PAPA would not allow types or levels of uses
which would result m levels of travel or access which are mconslstent With the functIOnal
claSSificatIOn of a transportatIOn faCility The policies of the Cay of Springfield 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 prOVISIons of the acknowledged comprehensive plan and
Implementmg regulatIOns
With regard to OAR 660-0 I 2-0060(l)(c)(B) and (C), a Traffic Impact AnalysIs (TIA) evaluatmg
the performance of eXlstmg and planned faCilitIes as a result of the development proposed by thiS
applicatIOn has been performed That TIA (Attachment I) IS submitted concurrently WIth thiS
wntten statement and the findmgs ofthat analysIs are hereby mcorporated by reference
TIA Scoomll
When determmmg the effect of a proposed Post Acknowledgement Plan Amendment (PAPA),
the TPR reqUires local governments to evaluate Impacts to planned faCilitIes as well as those
already eXlstmg Accordmg to OAR 660-0 12-0660(4)(b)(C), transportatIOn faCilitIes,
Improvements or services mcluded m a metropolitan plannmg organizatIOn's federally-approved,
finanCially constramed regIOnal transportatIOn system plan must be mcluded m the analYSIS The
Metropolitan Plannmg Committee adopted the Central Lane Metropolztan Planmng
OrgamzatlOn RegIOnal TransportatIOn Plan on December 9, 2004 The MPO-RTP established a
plannmg honzon of2025 ThiS IS the plannmg honzon used by the TIA The followmg projects
(Tables 16, 17 and 18) 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 - December 20, 2006
Page 38 of 41
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Table 16 Project Category Artenal Capacity Improvements
Name Geographic Limits Description JUriSdiction Estimated Length Number
Cost
42nd Street @ Marcola Road Traffic control Spnnglleld $248,000 0 712
Improvements
42nd Street at 42nd StiHwy 126 Traffic control Spnngfield $200,000 0 799
Highway 126 Improvements
Eugene-Spnngfield @ Mohawk Boulevard Add lanes on ODOr $31~,000 068 821
HIQhway (SR-126l Interchanqe ramps
Table 17 Project Category New Collectors
Name Geographic Limits Description JUriSdiction Estimated Length Number
Cost
V Street 31st Street to Marcola New 2 to 3-lane Spnngfleld $2,173,000 065 777
collector
Table 18 Project Category Urban Standards
Name Geographic Limits Description Jurisdiction Estimated Length Number
Cost
42nd Street Marcola Road to Reconstruct to 3 Spnngfield $2551,000 103 713
Railroad Tracks lane urban
facility
31 st Street Hayden Bndge Road to Upgrade to 2 to Spnngfield $1,300,000 085 765
U Street 3-lane urban
facility
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Because the ull1mate purpose of the proposed PAPA IS to gam approval of a master planned
development, transportatIOn modelmg of post-development tnp generatIOn IS based on the
prehmmary plan (see Attachment 2) In additIOn to calculatmg the maximum Impact of future
development restncted only by the regulatIOns of the proposed plan designatIOn, the TIA
employed an alternal1ve worst-case scenano based on stIpulated development restnctlOns The
level of development possible under the restnctlOns IS far greater than what IS proposed by the
prehmmary plan, but sl111 results m fewer vehicle tnps than the unrestncted worst-case The TIA
compared the Impacts of future development under the eXlstmg plan designatIOns, under the
proposed plan deSIgnatIOns Without restnctlOns, and under the restncted proposed plan
designatIOns The mtegnty of the post-development transportatIOn modehng assumptIons can be
assured by the condItIOnal approval of the proposed PAPA and mamtamed by subsequent site
plan revIew and development constramts
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The Villages at Mareola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 39 0141
Traffic Imnact
OAR 660-012-0060(1)(c)(B) Though some facIlItIes wlthm the scope of the study are projected
to operate below the performance standard m the plan year, none will do so as a result of the
proposed PAPA Those facIlItIes proJ ected to operate below the performance standard m the
plan year WIll do so regardless of the proposal under review Therefore, no faCIlIties are
slgmficantly affected under this defimtlOn
OAR 660-0 12-0060(1)(c)(C) Wlthm the scope of the study, one facIlIty that IS otherwise
projected to operate below the performance standard m the plan year IS made worse by the
proposed PAPA Therefore, this facIlIty IS slgmficantly affected under this defimtlOn
o Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permits local governments to approve a PAPA that slgmficantly affects a
facIlIty Without requmng that mitIgatIOns bnng the facIlIty up to the applIcable performance
standards This IS allowed only where the facIlIty IS currently operatmg below the performance
standard and, despite any planned facIlIties as defined m SectIOn (4) of the TPR, It IS also
projected to operate below the performance standard m the plan year Takmg mto account the
planned faCIlIties prevIOusly discussed, the TIA demonstrates that these conditIons are met for
the facIlIty lIsted above OAR 660-012-0060(3) reqUIres transportatIOn Improvements that
mitigate the net Impact and aVOId further degradatIOn m the development (opemng) year To
address Impacts at the eastbound ramps ofthe Mohawk Blvd @ Eugene-Spnngfield Hwy
mtersectlOn the TIA proposes the followmg mitIgatIOn
o Traffic control changes allowmg left-turns form the eastbound ramp center lane
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 mlmmum acceptable performance
standards IdentIfied m TransPlan nor worsen the performance of transportatIOn facIlItIes that are
otherwise projected to perform below the mmlmum acceptable performance standard IdentIfied
m TransPlan
ConclUSIOn
Pursuant to OAR 660-012-0060(1), the proposed PAPA slgmficantly affects a transportatIOn
faCIlIty The TIA proposes to mitIgate the degradatIOn of the faCIlIty under the conditIOns of
OAR 660-012-0060(3) By requmng development to meet the conditIOns of OAR 660-012-
0060(3), the City may approve the PAPA m complIance With OAR 660-012-0060 Therefore,
the City of Spnngfield can find that the proposed PAPA IS 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 /0 maXimize the conservatIOn of all forms of energy,
based upon sound economic prmclples
Resoonse
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 Density ReSidentIal,
The Villages at Marcola Meadows - Zone Change ApplIcatIOn
Wntten Statement - December 20, 2006
Page 40 of 41
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2) re-deslgnate the land currently designated for Campus Industnal to Light MedIUm Industnal
and Mixed-Use Commercial, 3) and re-deslgnated the Community 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 provlSlons of Statewide
Planmng 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 Planmng Goal 13
Goal 14 - UrbanizatIOn. To provide for an orderly and effiCient transitIOn from rural/o urban
land use
ResDonse
All of the parcels affected by tills applicatIOn are currently wlthm the Urban Growth Boundary
and were annexed mto the City of Sprmgfield The annexatIOn was made m compliance With an
acknowledged comprehensive plan and Implementmg ordmances, and established the availability
of urban faclhtJes and services Therefore the amendment IS consistent WIth Statewide Plam1mg
Goal 14
Goal 15 - Wlllamette RIver Greenway. To protect, conserve, enhance and mall1tall1/he natural,
sceniC, historical, agricultural, economic and recreatIOnal quahtles of lands along the
Wlllamette River as the Wzllamette 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 through 19' (Ei>tuarlne Resources, Coastal Shorelands, Beaches and Dunes, and Ocean
Resources)
ReSDonse
There are no coastal, ocean, estuanne, or beach and dune resources related to the property or
mvolved m the amendment Therefore, these goals are not relevant and the amendment WIll not
affect compliance With Goals 16 through 19
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 proposed
,
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 at Marco]a Meadows - Zone Change ApplicatIOn
Wntten Statement - December 20,2006
Page 4] of4]
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EXHIBIT 1
K & D ENGINEERING, Inc
Engmeels' Planners' Surveyors
Legal descllptlOn
For
"Mal cola :Mcadows" Comp Plan and Zone Change
,
Two (2) Parcels oflalld located 111 Spungfield, Olegoll that me mOle pmtlclllarly
descnbed as follows '
Parcell
Beglnnlng at a pOlnt on the North marglD of Marcola ~oadt sald pOlnt belng North 89
57' 3D'! East 2611 60 feet and North 00 02' AD" West 45 00 feet from the Southwest
corner of the Fellx Scott Jr D L C No 51 lD Tovmshlp 17 South, Range 3 West of the
Wlllamette l-1erldlaD, thence along the North marglTI of l"larcola Road South 89 57' 30"
West 1419 22 feet to che Southeast corner of Parcell of Land Parlltlon plat No 94-
P0491, thence leavlng the North marglD of Marcola Road and runnlng along the East
boupdary of sald parcell and the Northerly extensl0n thereof North 00 02' 00" Wes"t
516 00 feet to a pOlnt on lhe South boundary of NICOLE PARK as platted and recorded lTI
Flle 74, Slldes 30-33 of the Lane County Oregon Plat Records, thence along the South
boundary of sald NICOLE PARK North 89 57' 3011 East 99 62 feet to the Southeast corner
of sald NICOLE PARK, thence along the East bounddry of sald NICOLE PARK North 00 021
0011 West 259 82 feet to the Northeast corner of sald NICOLE PARK, thence along the
North boundary of sald NICOLE PARK South 89 581 0011 West 6 70 feet to the Southedst
corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and recorded lTI Book 46, page
20 of the Lane County Oregon PIal Records, thence along the East boundary of sald LOCH
LOMOND TERRACE PIRST ADDITION North 00 02' 00" Wes~ 112 66 feet to the Southwest
corner of AUSTIN PARK SOUTH as platted and recorded lD Flle 74, Slldes 132-134 of the
Lane County plat Records, thence along the South boundary of sald AUSTIN PARK South
North 89 58' 00" East 260 00 feet to the Southeast corner of Sind AUSTIN PARK South
thence along tre East boundary of sald AUSTIN PARK South North DO 1021 DO" West 909 69
feet to the Northeast corner of sald Austlll Park South, sald POlntlbelng on the South
bounddry of that certaln tract of land descrlbed lTI 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 to the
lntersecLlon of the South llne of the last descrlbed tract and the East l~ne o[ that
certa~n tract of land conveyed to R ~ Plerce and Ellzabeth C Plerce and recorded In
Book 238, Page 464 of ~he Lane County Oregon Deed Records, thence along the East llne
of sald last descr~bed tract South 00 02' DOll East 1991 28 feet to the pOlnl of
beglnnlng, all lD Lane County, Oregon
276 N W H1CkolY Sueel . POBox 725 . Albany, OR 97321 . (541) 928-2583 . Fax
Page 1 of2
(541) 967-3458
K & D ENGINEERING, Ine
Eng11leers . Planners. Surveyors
Pal cel2
Beglnnlng at a pOlnt lTI the center of County Road No 753, 3470 24 feet South and
1319 9 feet East of the Northwest corner of the Fellx Scott Donatlon land Clalffi No:
B2, 1n Townshlp 17 South, Range 2 West of the \'hllamette Merldlan, and belng 866 feet
South of the Soucheast corner of Lract of land conveyed by The Travelers Insurance
Company to R D Kercher by deed recorded In Book 189, Page 268, Lane County Oregon
Deed Records, thence West 1310 feet to a pOlnt 15 Ilnks East of the West Ilne of the
rellx Scott Donatlon Land Clalffi No 82, Notlflcatlon No 3255, III 10wnshlp 17 South,
Range 2 West of the Wlllamette Merldlan, and rUDlllng thence South parallel wlLh and 15
Ilnks dlstant from sald West Ilne of sald Donatlon Land Clalm a dlstance of 2304 76
feet to a pOlnt 15 llnks East of the Southwest corner of sald Donatlon Land Clalffi,
thence Bast followlng along tne center llne of County Road No 278 a dlstance of 1310
feet to a p01Dt ln the center of sald County Road No 278 due Souch of the place of
beglnn~ngf thence North followlng the center IJne of sald Councy Road No 753 to the
pOlnt of beglnnlng, all lTI Lane County, Oregon,
EXCEPT the rlght of way of the Eugene-Wendllng Branch of the Southern Pacl[lc
Rallroad,
ALSO EXCEPT thac portlon descrlbed lTI deed to The Clty of Eugene, recorded lTI
Book 359, Page 785, Lane County Oregon Deed Records,
ALSO EXCEPT beglnnlng at a pOlnt WhlCh lS 1589 47 feet South and 1327 33 feet
East of the Southwest corner of SectloD 19, Townshlp 17 South, Range 2 West,
Wlllamette Merldlan, Lane County, Oregon, sald p01Dt also belDg Opposlte and
20 feet Easterly from Statlon 39+59 43 P 0 S T , sald Statlon belng lD the'
center llne of the old route of County Road No 142-5 (formerly #753) 1 thence
South 0 11' West 183 75 feet to the lntersecLlon wlth the Northerly Rallroad
Rlght of Way IlDe, thence South 84 45' West 117 33 feet, thence South 79 30'
West 48 37 feet to the lDtersectlon of sald Rallroad Rlght of Way IlDe wlth
the Southerly Rlght of Way IlDe of~the relocated sald County Road No 742-5,
thence along the arc of a 316 48 foot radlus curve left (the chord of whlch
bears Norlh 39 03' 35" East 261 83 feet) a dlstance of 269 94 feet to Lhe
place of beglnnlDg, lD Lane County, Oregon,
AJ,SO EXCEPT that portlon descrlbed ~n deed co Lane County recorded Oclober 19,
1955, Recepl~on No 68852, Lane County Oregon Deed Records,
ALSO EXCEPT that portlon descrlbed lD deed to Lane County 2ecolded January 20,
1986, Receptlon No 8602217, Lane COUDLY Offlclal Records,
~LSO EACEPT Lhat portlon descrlbed lD that Deed to Wlllamalane Park ~nd
Recreatlon Dlstrlct recorded December 4, 1992, Receptlon No 9268749, and
CorrectloD Deed recorded February 9, 1993, Receptlon No 9308469, Lane County
Offlclal Records,
ALSO EXCEPT that portlon descrlbed In Exhlblt A of that
Sprlngfleld, recorded September 22, 1993, Receptlon No
Offlclal ~ecords
ALSO EXCEPT Marcola
Slldes 897 I 898 and
Deed to the Clty of
9~600l6, Lane County
Road
899,
Industrlal Park,
Lane County Plat
as platted and recorded lD Flle
Records, Lane County, Oregon
75,
Page 2 of 2
276 N W HIckory SHeet. POBox 725' Albany, OR 97321' (541) 928-2583' Fax (541) 967-3458
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SEP-28-2006 14 14
Chad Cordell
541 485 03( EXHIBIT 2
cD
if 2-l.l~ 2,2-'-/
RETlIR~ TO CASCAOE TITLE CO
.,.. E;,:uoS~ 03'1.'-\ 6~
~ l1-D~-..c;-1l ".lZ30o
11-02..~~-o..i\ 180C
After reco~dQl/:
R1.1.WiJI~mRtlA mreL-
Fuaene OR 97401.3107
r Division of Chief Deputy Clerk 2OOe_.n24293 \
Lane County Duda and R"cOI"de 11"\1
1I1111~ 11111111111111111'" 111111111 $51,00
...:l79J31":"\.3lk.B2-<2931116t.llJ'; 04/10/2006 03:55:06 pn
RPR-DEED Cftt:l Stn:9 CASHIER 04
$30.00 $11.00 $10.00 i
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,
Unol a change IS requested,
mail all tax statements to:
SC Sor1n~field. LLC
5440 'Louie Ln ate 102
RenoJo NV
Tax Account No.
TRUSTlmS' DEED
(Statutory Bargain and Sale Deed)
Allan fullar Pierce and Nonnan J, LeCompte, Jr. as Co-Trustees pursuant to the
Last WIII and Testament of Elizabeth C. PIerce. a deceased person, and AIIan Hi1l8l' P1erce and
Norman ] LeCompte, Jr, lIS Co- Trostees pursuant to the Last Will and Testament of
Ralph H Pierce, a deceased person (collecovely, "Grantor"), convey to SC Springfield LLC, a
Delaware \un,ted lIablhly company ("Grantee"), the real property descn'bed on the attached
ExhIbit A, together with all of the right, till.. a1'ld Interest of Grantor 10, to and under adjoining
streets, rights ofwey and easements.
The true consideration for this conveyance is Eight Million Dollars ($8,000,000), pald by
an accommodator pUrs\lallt to Sectton 1031 of the Uwted States Internal Revenue Code
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON
TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF
ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE
PROPERTY DESCRIBED IN TInS INSTRUMENT IN VIOLATION OF APPLICABLE
LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS
INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD
CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO
VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST
FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30930 AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS
197 352
SIGNATURE PAGE FOLLOWS
TRUSTEES' DEED. Page I
G lusnNll-ICJICIlIII',erce TrustIMart'D Sol.ldee<! 1\11 060331 ,do.
SEP-28-2006 14 14
... .
Ch,~orde 11
DATED. Apnl L 2006
541 485 0307
.
/JJl4j
Allan Hdlar terce, Co-Trustee pursuant to the
Last Wdl and Testament of Elizabeth C. Pierce,
a dl'CellSed person
Norman J. LeCompte, Jr., -Trust pllrS\llUlt
to the Last WIll and Testament of
El' C. Pierce, a deceased person
D
Allan Hlllar PIerce, Co-Trustee pursuant to the
Last Will and Testament of Ralph H. PIerce, a
deceased person
~ -
Norman J LeCompte, Jr., C
to the Last Will and Testament
Ralph H. Pierce, a deceased person
STATEOFOREGON )
) 58
COUNTY OF LANE )
This instnunent was acknowledged before me on April/O . 2006, by Allan Hl1lar
Pierce, Co-Trustee pursuant to the Last wm and Testament of Elizabeth C. Pierce, a deceased
person. and Co-Trustee pursuant to the Last WIll and Testament of Ralph , a deceased
person
, I ;1..:",J..~~.Jo,"':.lhl',II'JI,,,,'I"'.
'~.,.~..,.,."....,......."'.....~
. llOWIY P\lIlUO,OIISl(lIl
COMMlSSIONNll-ll94149 _
lItllONMl8Sllllli:)flllE$ /LQl&TfJ!,.....
TRUSTEES' DEED - Page 2
G IIlsrlNJLIClient\P",,,,,, Trus<IMlll\In Sol.ldeal n," 060331 d""
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SEP-28-2006 14 14
C ad Cordell
." .
STATEOFOREGON )
) 88.
COUNTY OF LANE )
541 485 0307
P 03
'TIus instrument was acknowledged before me on April/!:!.., 2006, by Norman J.
LeCompte, Jr., Co-Trustee pursuant to the Last Will and Testament of Elizabeth C, Pierce, a
deceased person, and Co-Trustee pursuant to the Last wm and Testament of h H. PIerce, a
deceased person. .' -"._~~"-J
1""-~..
II'/COIIHI- ~ ... " " -,~,
." '~.:..r:-...,..,~..........-.,-..~
TRUSTEES' DeED - Page 3
G \u.r.NJLICIl<ll'1P1= Trtl"IM.,,", S.lcldoed oJI 06033I.do"
NO~hC
My; ,
?:2-". of
SEP-28-2006 14 14
541 485 0307
Ch Cordell
\!';:" 'Ii
E"'lllDA A A
Real Property Description
TRUSTEES' DEED - Exhibit A
G lusrlNJL IChenlIPleroe TrostIMartlD sale\doed DJI 060331.doc
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SEP-28-2006 14 14
Chad Cordell
541 485 0307
P 05
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PAACEL 1;
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BGg~nning At a poin~ On the North ri~ht"of.way line of Marcola ~oad, ~.id point ~ing
North 89' 57' JO' East 2G~1.60 te.t and Nooth 00' 02' 00. Weat t5.00 rott from ehe
South....ae ec.rner of the Fell.>< S.,ott Jr. O,L.C, No. 51 in Township 17 BO\lth, Range J
weet of the Willameeee ~e~idian, tben.,e along the Koreh ri~ht.of-..ay line Df Marcola
Road south e9' 57' 30" We~t Itl',22 feet to ehe Southeeet corner of Percal 1 of ~nd
Partition plat No. 94-PO"lr thence leaVing the North right.of.way 1.ne of MareQle Road
end 1"lllming- along ehe E..St bO\ln~ry of said paroel 1 and tho Northerly extOllslon
thereOf North 00' 02' 00" We$t 51S,00 feet to a poine on the South boundary of >>tCO~
PAAK as pl~tted and recorded in Filu 74, Slidea 30-33 of the Lane county Oregon Plat
~ecord$; thenc~ along the south boundary of ea!d NICOLE PARK North 89' $7' 30" Bast
99 62 bee to tbe Southeast corner of said NICOl.li: P1\:RK, tho"",.. aloll9 the Eut boundary
of said NICOLE P~K North 00' 02' 00' W.st 259,92 feet to th.. Northsa.t eorner of s...d
N~COL& PARK, thence alon9 the North ~dary of .ai~ NICOL! PARK Sooth 89' 58' 00' Wast
S 20 teat to the southeast corner of UOCN LO"OND TERRACE FIRST ADOrr.ON, aa platted and
recorded in Book 46, pa,e 20 of the Lane County Oregon plat Records; thence along the
EUt boundary of sdel LOCI! :t.OJolOND TIlKAAl:E FIRST AllIlI'l'IOll Non:h 00' 02' 00' WeDt n;a,B8
teet to ~e Southwest corner of AUSTIN PARK SOO'l'll, as platted Il.M ..eoorded :In P:I.le 7(,
glidea 132"~H of the t.a... County Plat ReCOrds, thence dong the South l>ow1dary of said
AUSTIN p~ SOUTH North Be' sa' 00" East 250,00 feet to the Southeast oorner of ."i~
A!lSTIN Pl\RK SOtl'l'll, thence o.1ong the East boundary of said A~STW PMK soum North 00'
02' DO" West ~09,59 feet to tne Northeast oorn~ of said AUSTIN PARK SOOTti, said point
Deing on ~be South bounda~ of that cert.in tract of land described in a deed recorded
July 31, 19.1, in Boo~ 359, Page 285 of the Lane County OrsSOll Deed Record~; thence
alono; the South boundary of sa1d last deacribed trect North ". 41' 54" East 10e) ,15
feet to the intersection of the Sauth line of the la8t described tract end the East
line of that eereein tract of lend conveyed ta R. H. pierce and tllzabeth C, pierce and
recorded in Book 238, Page H4 of tne lAne County Oreg-on Deed ReCOrds, thlmo. &long the
ES8t line Of said lASt described tract South 00' 02' 00. East 1991.28 feet to the p01nt
of De91l1ll1ng, all in Lane county, OregOll.
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P/Ul.CISL ,.
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Beginning at .. I'oint in tho .,enter ot cOlll\ty Road No. 753, 3470,24 feet SOuth and
1319,' feet East of the Northwest corner of the Pelix Scott DDnation lAnd Clai~ No. 82,
!n TOWllShlp 17 south, Range 2 Weet of the Willamutt.. Meridian. and being BSS feet South
of the SOUtheAse corner of tract of land conveyt4 by The Tr.veler~ lnsurance Company to
R. D. X.....,her by deed recordad in Book 189. PAg.. 2U, Ioane C:Ouney 0"'9"" Dsed ReCOrdt:
tnence West 1310 toet to .. foint ~$ links Bast O~ ehe w..se ~ine of tbe Felix Seott
gortat~on Land Cla1m No, 82, Not1f1o~t:lon No, 3~55, In Town.hip 17 South, Range 2 West
of the Willam..tts Her~dian, and ounning thence South parallel with end 15 linka distane
from .aid west line of said Donation Land al~im a distance of 230i.75 feet ta a point
1$ linke Ealt of the Southwust corner o~ sa:ld Don.t10n Land Claim, th~e. Ba,t
following along. tnu "enter line or couney Road NO, 278 4 distanoe of lUll- feet to ..
point in the centor of s.id Coonty ~oed No. 278 aue South of tn.. place of be~~ihil
thenee Noreh following the .,enter line of said County Road No, 753 to the point of
Deginning- , a 11 in Lane County, orugon I
El'J;'llfT the right of "..y of ths Iugene-WeNiling IIranoh of tne SO\ltbern Pac:lUc
llaUroad,
llLSO Ii:XCEPT thU POrtioll desoribed in d....d to The City of lugel''' , rec:orded in
~ook 35', P.g. 215, Lane couney ore~OIl geed Records:
QQn't.inu~d-
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""1rU-OJ... A, Page 1
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SEP-28-2006 14 14
Chad Cordell
541 485 0307
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~. .-11
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P~ope:ty DeBcrip~1on eontinued'{FARCEu 2l
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hLBO EXCE~ ~.ginning &t . poin~ which 1. lSS9 47 ~eet Sou~h and l337.33 feet
Ea.t of the So~thwest corne~ of section 19, Township 17 Sauch, Range ~ we9~,
Wil1amette Her.dian. Lane county, O;cgon, said po~nt also bGing epposite and
20 fee~ aas~erly from Stat.on 39+59.43 P,O.S.T" said StAtion beins in tbw
~enc.r lina of ~he old route of Co~ey ~oad NO. 142-5 (fQ~trly D753) , tb.nce
SOUth O' 11' Wftat lS3.7S ftte to tha inter.ection w.th the Northerly Railroad
Right of W.Y l~ne, thenoe South S4' 45' west 117.33 f..t, chence South 79' 30'
West is.37 feet to the 1nterse~~ion of said Ra1~rOad Ri9h~ of way line with
the southerly Rl~h~ of Way line of the relooated .aid county Road NO. 742-5;
theneo along the ~re ot & 316.48 fooe radius ~rve lett (the chord Of which
boars North 39. 03' 3S. EAst 2S1 83 fee~l . dietbnee of ~69,94 feet to tbe
plaoe of bcs.nning. in ~e C~cy, Or89an/
ALSO EXCEPT chac portion "epg...1I>ed in dee" co ....ne cwn~y r.e,,~ded Oll1:011er 19,
1955. Regeptian NO. 68852, Lan. C~nty Oregan Deed Records,
ALSO EXCEPT that porUon c;Iu"rJ.l:>od in deed to une county recorded January ~O.
1986, Reception No, 860~~17. ~ce County Oec~oi.l Record.;
ALSO EXctPr that portion described in ehac Deed to Will~alene parK and
Recte$tion D.etrice reeorded D.Cs~er 4, 1992. aeception No. 9~68749, and
eor~8ct1on Deed rQ~Q~dad ~ebruary', 1'93. leee~elcn No. ,~~a4Gt, Lane County
Oceiciel Re"ords/
ALSO EX~PT thet portion described in JXh.biC A of thaC Deed to the City of
Sprin~f1eld. recorded september ~2, 1993. Reception No, 936001S. ~ne County
Official Records.
ALSO EXCEPT Maroola Road Induetrial park, as platted and recorded in Pile 75.
Slide" 897, Ue and 899, Lanw COUnty Plat R.ccrd., Lane County. Otegon.
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i'IIl\CEL 3.
An ea.ement for ingr8B. and egress, parking and siiD pu~ses .s de8eribed in that
certain Reciprooal i~8e~nt ~eement. recorded ~pril ~2, 1994, Reel No. 1943,
~~cepe1on No. 9~297$~, ~ne C~ty orticial ReCords.
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i'ARCEL 4,
An easement for 1ngress, .gress and parking e. described in thst certein Declaration of
R~st=ict!on8 artd Grant of i~..m.nta, recQrded March 17, 19B3, Reel No. lSi3, R~cap~ion
No. 8911762. as amended by tp~t ceresin First Amendment ~o DeclarAticn of Restrlc~iona
and Grant of ES.emants. reeorded october 31, 1989, Res. No. 1600. ReCeptiOn No.
e949055, as modified by that certain Restated De=la~.tion Of Reeeriotione end Grant of
a....Mene.. ...""rded May :1.0, 1991, Mel No. 1695. Reception NO. 912169B, and. by that
certain Aos1~ent aQll Assumption of Obliiatians. recorded November 2, 1994, Reel NO.
200), Reception No. 9477951. all of u.ne county Off1~ial ~.cords.
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0609
12/20/06
MH
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The Villages at Marcola Meadows
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Job #
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Drawn:
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Revised:
The Villages at Marcola Meadows
Existing ZoninL
0609
12120106
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Zoning District Boundaries
~ Community Commercial I I Light Medium Industrial
I1111111 Major Retail Commercial ~ Campus Industrial
~ Mixed Use Commercial ~ Heavy Industrial
r- ~ ..
Nieghborhood Commercial Public Land & Open Space
_ High Density Residential
~ Medium Density Residential
Low Density Residential
~ Mixed Use Residential
Job #
Date:
Drawn:
Checked:
Revised:
0609
12/20/06
MH
RS
The Villages at Marcola Meadows
Proposed Zoning
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34TH S1
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Miscellaneous
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Springfield
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Site
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EXHIBIT 7
~ '''Q,,~END
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41D33tllSJf
EFfICTfVEDATE1
JlIHE21999,
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EXHIBIT 8
September 28, 2006
Rick Satre AICP
Satre AssocIates
321 East Broadway, SUite 536
Eugene, OR 97401
RE, Marcola Meadows Utll1tIes
Dear RIck
We have performed prel1mmary mveStIgatlOn on UtIl1ty aVailabIlity for the Marcola
Meadows Project We find that there are suffiCient UlIhtIes aVailable at or near the sIte to
serve the proposed project "Will Serve" letters have not been requested
Storm Dramal!e
A dram age ditch runs through the property that drams the site and some upstream off-Site
developed property Some mdustrIal flows (coolmg water) are released through the ditch
dUring summer months The dItch discharges to a pubhc 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 quahty and quantIty measures
Water quahty mitIgatIOn measures wIll be Implemented m accordance With adopted City
ord1l1ances (Portland Standards) The proposed features mclude use of grassy swales,
lowered planter StripS, vegetated basms, permeable pavmg, wet detentIOn and dry
detentIOn ponds A sample of the details aVailable from our menu of optIOns for use m
final deSIgn of water quahty 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, meandeled an utIhzed as a water
quahty feature as well as an aInemty for the users of the project
TIllS enhanced dramage wIll also be conslI Llcted serve as a detentIon facIhty to mitIgate
runoff quantIty from the site
Sewer
A large sewer ma1l1, 42 mches dIameter runs through the project SIte and IS deep enough
to serve the SIte WIth some fill reqUired m the north The northeast corner of the project
Will be served by an eXIst1l1g sewel m 31 st Street
Water
SUB water hnes eXist m Marcola Road, 16 mch dIameter aI1d 31 st Street 18 mch
dIameter These hnes are of suffiCIent capaCIty to' serve the project
Smcerely,
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Electrical
SUB has planned for and has sufficIent capacIty at the sIte to serve the proposed project
Natural Gas
Northwest Natural Gas Company has a hIgh pressure gas lme located at the mtersectlOn
of2Slh Street and Marcola ThIS Ime has capacIty to serve the project
If you have any questIons please contact me at (541) 928-2583
Dan Watson P E
K&D Engmeermg, Inc
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MOUNDED EARTH
CHECK DAMS
r PAVEMENT
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Grassy Swale
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DRIVEWAY
CULVERT PIPE,
TYPICAL
24" IF PARKING"
ON STREET \
IS ALLOWED 12
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CURB CUT- / ;
SUB. SOIL-"
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SIMPUFIED APPROACH DESIGN CRITERIA
Side Swale - Cross Section
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OPEN CHANNEL IN \
AREAS OF CURB
CUTS
CURBAND\ '
GUTTER WI 1 24"
CURB CUTS \ l' ~,- i: 12
~I MIN I, I SIDEWALK
STREET \_ _ "I \. I
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DRAIN ROCK '1'';:::tij'j,.< " .' .}l~" i'.E......U. "" Jb.'~ ':'; .r"~_..;;z,-.
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DAMS EVERY 12
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Lowered Planter Strip - Private Street Design
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PLANTINGS"
See BES Recommended
Plant List
6' DEEP CHECK
DAMS AT 12'
INTERVALS
f IMPERVIOUS
/ SURFACE
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OVERFLOW ~
SET INLET AT LEAST 3"
BELOW TOP OF BASIN
ADJUST FOR SOIL
INFILTRATION RATES.
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6'MIN
Vegetated Infiltration Basin
7 n6/02
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PLANTINGS:
See BES Recommended
Plant List
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12"x12" CLEARJ
FLOW AREA AT
CURB CUTOUTS
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Vegetated Swale
Parking Lot Application.
7126102
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LEGEND
0 DECIDUOUS '* SHRUB OR LARGE '* SMALL GRASS
GRASS LIKE PlANT LIKE PlANT
TREE ~
. GROUNDCOVER
EVERGREEN
TREE
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Notes
At least 50'4> of the facilIty shall be
planted wIth grasses or grass~lke
plants, primarily In the flow path
Swale Area = ADprox 400 sq~
INot to Scalel
2 Large grass like plants can be conSIdered
as shrubs
See BES recommended plant list and
parking lot tree list and plant quantity
requirements
Vegetated Swale - Plan
Parking Lot Application
7126102
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Wet and Extended Wet Ponds
Tile plan belO1.J.J l[lut.trate~ a typ1( ull]ll~Hhng plUll for all l.l17pro-rlmatcrly .:),,5UO ">quan; foot 'lvet or
extended ,vel pOlld TillS plan lS dragrammatlc LIse Dilly Tile actt/al plOJect slte COlldlllOn may
reqwre deblgllcr; to cOllslder ",,"'crOlL, other J10nd collfigumllOll< alZd J1lal1lmg layouts
Gras.ses. or Groundcover
ArC'a tel {'ovC'r ('nhrc- pond
<;;ldc~"ilopc"i and Buffer Zon('
Plant 12'" on center, wIth
tnangu]m- "iopanng
Wetland Plants covenng ilt
least 250/0 of total wet porhon
area of pond Plant! wetland
plant per 2 sqtlare feet of
emergent plant -ClTf>a
Punu Buffer LlIl~ CJuthneb
lhe area used to calculate
lhe number of planhngs
regwled
FxtC'nded Detention Hu!n
Water Mark or edge of pond
gradmg
Legend
Evergreen Tree
IJeclduuus free
~llrub~UpLdIHJ Lu Dry ConJlbl)n~ ~
Shrub- MUl~t to Dry Coml1tJUl1:> (It
Shl ub. MOISl Lo WoeL Cl.)ndtuofll:l> <!t
("ra~~::> dod Gruuntkove~
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Mmst/Saturc1tcd Plantmg,>
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...... ...............":'"~
Aquahc/Emergent Plantmgs
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In],pt/Outle"t StrIH;ture
. ..~>;. oo....
Approx Scale ] =20
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Drv Detention Ponds
Tlie plall below IlIlIstrales a typIcal plallllllg plall for all appromllalely 3,500 >qllare foot dry
delellllOll pOl/d Tills plall IS dlagrammallc IIse ollly Tlie actllal project slle cOlldltlOI/ may
reqlllre deslgl/ers to collslder Illlmerolls otlier pOlld cOl/figllrallOlls alld plal/tlllg layollls
Pond Buffer LI~ outhnes ~
the area used to calculate
the number of plantmgs
reqUired - ...
Le2:end
Grasses or Groundco\ er
Area to cover entIre pond
sIde-slopes and Buffer Zone
Plant 12"on center, with
tnangular spacmg
Extended Detentlon Hu!l}
Water Marl<; or edge of pond
gradmg
Evergreen Tree
I
DecIduous Tree
Shrub-Upland to Dry Condlllons ~
Shrub- MOist to Dry Conditions ft
:='hrub. MOIst to Wet ConditIOns ()
N
(f)
Gras~s and Groundcovers
~~': <_'W l
,....'" .t......~.j
Inlet/Outlet Structure
..::-~~.~
Approx Scale 1 ~=20
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LEGEND
DECIDUOUS
TREE
-
SHRUB OR lARGE
GRASS LIKE PLANT
;} SMALL GRASS
LIKE PLANT
~ GROUNDCOVER
EVERGREEN
TREE
INFLOW
Notes
1. At least 50% of the facilIty shall be
plantea with grasses or grass-llke
plants, primarily in the flow path, or
baSin bottom.
Swale Area ~ APprox 1000 sq. ft. .
INot to Scale)
Z Large grass lIke plants can be
conSidered as shrubS. See BES
recommended plant lISt and parkIng
lOt tree list
Vegetated Infiltration Basin or
Detention Pond - Plan
7126102
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