HomeMy WebLinkAboutNotice PLANNER 2/9/2007
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AFFIDAVIT OF SERVICE
STATE OF OREGON)
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County of Lane 1
I, Karen LaFleur, being first duly sworn, do hereby depose and say as follows
1 I state that I am a Program Technician for the Planning DIVISion of the
Development Services Department, City of Spnngfleld, Oregon
2 I state that In my capacity as, Program Technician, I prepared and caused to be
mailed copies ofR~en'E>e... -ro ~-+t.mtLllne-~r f'vVurwla.- ~,,--dou.)~
(See attachment . "A") on ~ '9 , 2007 addressed to (see
Attachment B"l. by causing said letters to be placed In a U S mad box with
postage fully prepaid thereon
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K1JN LaFLEUR \ / )
STATE OF OREGON, County of Lane
,i~.L- q, ,2007 Personally appeared the above named Karen LaFleur,
Program Technician, who acknowledged the foregoing Instrument to be their voluntary act
Before me I
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, ., OFFICIAL SEAL 1
': BRENDA JONES I
! NOTARY PUBLIC OREGON 1
I COMMISSION NO 379218 I
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DEVELOPMENT SERVICES DEPARTMENT
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February 9, 2007
225 FIFTH STREET
SPRINGFIELD, OR 97477
PHONE (541) 726-3753
FAX (541)7263689
www c/ spnnqfleld or us
Mr Richard M Satre, President
Satre Associates, P C
132 East Broadway, SUite 536
Eugene, Oregon 97401
Re Response to the proposed time line for Marcola Meadows project
Dear Mr Satre,
The proposed draft time lines for land use applications and actual development on the Marcola
Meadows sIte IS ambitious and I understand that you have a deadline you must meet to satisfy
Lowe's desire to open In Apnl '08
You and I have discussed time lines In the past, In general, utilizing overlapping application
submittals This letter IS a response to your January 30 draft time line
As you know, I have been assigned as "project manager" for the Marcola Meadows
development proposal In this role, I represent the Planning DIVISion My function IS to process
all required land use applications for this project However, the review of these applications
also requires several Public Works Department personnel, other City departments and
Interested agencies that compnse the Development ReView Committee (DRC)
Since the Public Works Englneenng DIvIsion will be the most Impacted work group, I met with
Ken Vogeney and Les Benoy to diSCUSS the draft time lines We all agree there are a number
of concerns about your proposal
1 Dunng other application review processes, the City allowed the submittal of concurrent
overlapping applications including Metro Plan diagram/Zoning Map amendments, Master
Plan, Site Plans and SubdivIsions ThiS resulted In several Instances of duplication of
effort, and In fact added time to the review process Thus, the proposal to submit the
additional required land use applications and cIvil englneenng plans for review pnor to
Master Plan approval (In July, as proposed) may raise Issues that necessitate the
redesign of vanous plan elements and delay the project
2 Another concern IS the availability of personnel to assign to the Marcola Meadows project
As I've said previously, I have been assigned to represent the Planning DIVIsion My Job
duties have been adjusted to allow me the necessary time to devote to thiS project
However, from the Public Works Englneenng DIVISion's perspective, their plate IS currently
full reviewing "routine" land use applications In order to accommodate the draft time line,
the Englneenng DIVIsion would need to assign an Engineer to thiS project on a full-time
baSIS While the Englneenng DIVISion IS at full staff, there are several new employees stili
In a training phase We discussed two pOSSible options to address thiS dilemma a) uSing
an outSide consultant to periorm the bulk of the review, with an In-house engineer acting
as the Englneenng D,VIs,on's DRC representative, or b) If available, assigning an Engineer
form the Englneenng D,VIsion's Capital Projects Section to thiS project Both the Planning
and Englneenng DIVISions have used Option a) In the past, with limited success Option b)
would be a burden to the Capital Projects Section, even If an Engineer was available For
reasons Cited above, I cannot guarantee that any of the required land use applicatlonwlll
meet staff's typical 75 day review turn-around time
,
Page 2
3 Then, there IS a number of pending large and/or time sensitive development proposals
that are In process and will require extra efforts by both Planning and Public Works
personnel
4 Finally, the draft time line does not take Into consideration any request to keep the public
heanng record open or possible appeals Judging from past expenence concerning the
development of a home Improvement center on thiS Site, the probability that either or both
of these situations may occur IS high
ThiS being said, we are Interested In providing proper and timely review for the Marcola
Meadows project Approval of the Metro Plan diagram/Zoning Map amendment applications IS
the first step on the road to "entitlements" The second step IS approval of the Master Plan, a
key element that Will allow development of the Marcola Meadows project You have previously
submitted a Pre-Submittal Report application (ZON2006-00030) to Initiate the Master Plan
submittal process as required by SDC Article 37 The plan you are proposing today IS different
from the plan you submitted In May In order to give you a "head start" you may resubmit thiS
application as soon as the Planning Commission forwards a recommendation to the CIty
Council on the Metro Plan diagram/Zoning Map amendment applications Be aware that If you
choose to proceed pnor to City Council approval, you do so at your own nsk As you know,
application completeness Will help make the Master Plan and other required land use review
process easier for both you and the City After the formal Master Plan application IS determined
to be complete for review we can reconsider the application process and work toward submittal
of the additional land use applications as soon as the Master Plan has been approved by the
Planning Commission Even the Property Line Adjustment application to establish the Lowe's
parcel should be submitted after Master Plan approval so the proper easements for access and
utilities can be established
If you have any questions concerning thiS Issue, please let me know
Sincerely,
//::L: A Ie
Gary M Karp, Planner III
cc Mark Metzger, Planning Supervisor
Ken Vogeney, City Engineer
Les Benoy, Supervising CIVil Engineer
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DEVELOPMENT SERVICES
225 FIFTH STREET
SPRINGFIELD, OR 97477
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Mr. Rlchard M. Satre, Presldent
Satre ASSOclates, PC
132 East Broadway, SUlte 536
Eugene, OR 97401
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SPAINGFI~_....
February 9, 2007
225 FIFTH STREET
SPRINGFIELD, OR 97477
PHONE (541)726-3753
FAX (541)726-3689
WWW CI spnngfield or us
Mr Richard M Satre, President
Satre Associates, P C
132 East Broadway, SUite 536
Eugene, Oregon 97401
Re Response to the proposed time line for Marcola Meadows project
Dear Mr Satre,
The proposed draft time lines for land use applications and actual development on the Marcola
Meadows site IS ambitious and I understand that you have a deadline you must meet to satisfy
Lowe's desire to open In Apnl '08
You and I have discussed time lines In the past, In general, utilizing overlapping application
submittals ThiS letter IS a response to your January 30 draft time line
As you know, I have been assigned as "project manager" for the Marcola Meadows
development proposal In thiS role, I represent the Planning DIVIsion My function IS to process
all required land use applications for thiS project However, the review of these applications
also requires several Public Works Department personnel, other City departments and
Interested agencies that compnse the Development Review Committee (DRC)
Since the Public Works Englneenng DIVISion will be the most Impacted work group, I met with
Ken Vogeney and Les Benoy to discuss the draft time lines We all agree there are a number
of concerns about your proposal
1 Dunng other application review processes, the City allowed the submittal of concurrent
overlapping applications including Metro Plan diagram/Zoning Map amendments, Master
Plan, Site Plans and SubdIVIsIons ThIS resulted In several Instances of duplication of
effort, and In fact added time to the review process Thus, the proposal to submit the
additional reqUired land use applications and CIVil englneenng plans for review pnor to
Master Plan approval (In July, as proposed) may raise Issues that necessitate the
redesign of vanous plan elements and delay the project
2 Another concern IS the availability of personnel to assign to the Marcola Meadows project
As I've said previously, I have been assigned to represent the Planning DIVISion My job
duties have been adjusted to allow me the necessary time to devote to thiS project
However, from the Public Works Englneenng D,VISion's perspective, their plate IS currently
full reviewing "routine" land use applications In order to accommodate the draft time line,
the Englneenng DIvIsion would need to assign an Engineer to thiS project on a full-time
basIs While the Englneenng DIvIsion IS at full staff, there are several new employees stili
In a training phase We discussed two possible options to address thiS dilemma a) uSing
an outside consultant to perform the bulk of the reView, With an In-house engineer acting
as the Englneenng DIVISion's DRC representative, or b) If available, assigning an Engineer
form the Englneenng D,v,s,on's Capital Projects Section to thiS project Both the Planning
and Englneenng DIVISions have used Option a) In the past, With limited success Option b)
would be a burden to the Capital Projects Section, even If an Engineer was avaIlable For
reasons Cited above, I cannot guarantee that any of the required land use application will
meet staff's tYPical 75 day review turn-around time
Page 2
3 Then, there IS a number of pending large and/or time sensitive development proposals
that are In process and will require extra efforts by both Planning and Public Works
personnel
4 Finally, the draft time line does not take Into consideration any request to keep the public
hearing record open or possIble appeals JudgIng from past experience concerning the
development of a home Improvement center on this Site, the probability that either or both
of these situations may occur IS high
This being said, we are Interested In providing proper and timely review for the Marcola
Meadows project Approval of the Metro Plan diagram/Zoning Map amendment applicalions IS
the first step on the road to "enlitlements" The second step IS approval of the Master Plan, a
key element that Will allow development of the Marcola Meadows project You have previously
submitted a Pre-Submittal Report application (ZON2006-00030) to Inlliate the Master Plan
submittal process as required by SDC Article 37 The plan you are proposing today IS different
from the plan you submitted In May In order to give you a "head start" you may resubmit this
application as soon as the Planning Commission forwards a recommendation to the City
CounCil on the Metro Plan diagram/Zoning Map amendment applicalions Be aware that If you
choose to proceed prior to City CounCil approval, you do so at your own risk As you know,
application completeness Will help make the Master Plan and other required land use review
process easier for both you and the City After the formal Master Plan application IS determined
to be complete for review we can reconsider the ap[1licatlon process and work toward submittal
of the addllionalland use applications as soon as the Master Plan has been approved by the
Planning Commission Even the Property Line Adjustment application to establish the Lowe's
parcel should be submitted after Master Plan approval so the proper easements for access and
utilities can be established
If you have any questions concerning thiS Issue, please let me know
Sincerely,
Gary M Karp, Planner III
cc Mark Metzger, Planning Supervisor
Ken Vogeney, City Engineer
Les Benoy, Supervising CIVil Engineer
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THE VILLAGES AT MARCOLA MEADOWS
ZONE CHANGE
ZON 2006-00054
REVISED APPLICATION
Lane County Assessor's Map 17-02-30-00, Lot 1800
and Map 17-03-25-11, Lot 2300
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Townhome Village
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Main Street Retail Village
SC Springfield, LLC
5440 Louie Lane, Suite 102
Reno, Nevada 89511
February 28, 2007
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SAlKE
ASSOCIATES
Satre Associates, P.C.
) 32 Easl Broadway
Suile 536
Eugene, Oregon 97401
Phone 541.465.4721
Fax 541.465.4722
1.800.662.7094
www.satrepc.com
February 28, 2007
City of Springfield
Development Services Department
Planning Division
225 Fifth Street
Springfield, Oregon 97477
Attn: Gary Karp
Re: The Villages at Marcola Meadows
Revised Application Zone Change (ZON 2006-00054)
Dear Gary,
Enclosed please find revised Zone Change application materials for the proposed
development, The Villages at Marcola Meadows. Included are the revised written
statement, associated exhibits and revised Traffic Impact Analysis. These revised
materials replace all the materials in the application dated December 20, 2006 and
submitted on January 11,2007, exceot the application form itself and the separately
bound Preliminary Plan attachment.
In our letter of February 7, 2007, we expressed our intention to revise our request
and propose a combination of Medium Density Residential, Community
Commercial and Mixed-Use Commercial zoning. Based on these changes, the
revised written statement contains general project information, a summary of the
land use request, information about the site, existing conditions and proposed use,
as well as applicable approval criteria and findings.
As the Applicant's designated contact, Satre Associates is available to answer
questions or provide supplemental information as needed 10 facilitate the review
process,
Thank you in advance for your consideration of the application. We look forward
to working with you on the project.
chard 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
ZONING MAP AMENDMENT
ZON 2006-00054
REVISED APPLICATION
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TABLE OF CONTENTS
Cover Letter
Table of Contents
Wntten Statement (Revised)
Exhibits (Bound Herem)
I Legal DescnptlOn
2 Deed
3 EXlstmg Metro Plan DeSIgnatIOn
4 Proposed Metro Plan DesIgnatIOn (ReVised)
5 EXlstmg Zomng
6 Proposed Zomng (ReVised)
7 Flood Insurance Rate Map (FIRM)
8 UtIlity Capacity AnalYSIS Letter
9 Storm water Quantity and Quality SchematiCs
Attachment (Bound Separately)
Traffic Impact AnalYSIS (ReVised)
No ofPa2:es
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Page 2 of41 -I
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AoolicatlOn Team
Owner/ApplIcant:
SC Spnngfield, LLC
5440 LOUIe Lane, SUIte 102
Reno, Nevada 89511
AUn Jeff Belle
(775) 853-4714. (775) 853-4718
PrOject Developer:
The Martm Company
PO Box 1482
Albany, Oregon 97321
AUn Bob Martm
(541) 917-0071 . Fax (541) 917-0769. bob@tmcdevcom
Planner/Landscape ArchItect.
Satre AssocIates, P C
Planners, Landscape ArchItects and EnvIronmental Specialists
132 East Broadway, SUIte 536
Eugene, Oregon 97401
AUn 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
AUn RIchard Shugar, AlA
(541) 342-5777 . Fax (541) 343-6128. Rlchard@ws-archltecture com
CIVil Engmeer/Surveyor'
K & D Engmeenng, Inc
PO Box 725
Albany, Oregon 97321
AUn Dan Watson, PE
(541) 928-2583. Fax (541) 967-3458. dkwatson@callatgcom
TransportatIOn Engmeer'
Access Engmeenng, LLC
th
134 East 13 Avenue, SUIte 2
Eugene, Oregon 97401
AUn Mike Welshar, PE
(541) 485-3215. Fax (541) 485-3253. mlkew@accessengcom
The VIllages at Marcola Meadows - Zonmg Map Amendment Application
Wntten Statement - February 28, 2007
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II. LAND USE REQUEST
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With this applIcatIOn, the applIcant proposes to change the zOning of the subject site Idenllfied on
Assessor's Maps 17-02-30-00, Tax Lot 1800 and 17-03-25-11, Tax Lot 2300 The current
zOning IS depicted In Exhibit 5 and Table I (below), the proposed zOning IS depicted In Exh[b[t 6
and Table I (below) This applIcatIOn IS concurrent with a separate applIcatIOn for Metro Plan
Amendment Type II, specifically a change to the plan dIagram Therefore, pursuant to
Spnngfield Development Code (SDC) 12 020(l)(b), this Zone Map Amendment applIcatIOn IS a
leg[slallve dec[slOn that shall be revlCwed USing the Type IV procedure A descriptIOn of the
site, relevant applIcatIOn informatIOn, and supportive facts and findings are outlIned In the
sectIOns below
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Table 1 EXISting and Proposed Zomng
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ZOning District
Medium Density Residential
Community Commercial
Mixed-Use Commercial
Campus Industrial
Acres
EXisting Proposed
357 547
86 196
o 0 26 0
560 00
1003 1003
%Change
53%
128%
n/a
-100%
Total
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The applIcant, SC Spnngfield, LLC, IS preparing to submit applIcatIOns to the City for permits to
bUild a mIxed-use residential and commercIal development The mix of uses reqUIres
amendment of the Spnngfield ZOning Map applYing appropriate zoning d[strlcts to the site
Because thiS amendment reqUIres a Metro Plan Amendment also, and shall be reviewed USing the
Type IV procedure, Spnngfield City Counctl approval IS reqUIred
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The proposed future uses for the subject site Include small-lot, single-family detached dwellIngs
and townhomes (to be developed with the cluster development standards, SDC 16 100(3)),
apartments, a congregate care faCilIty, cottages for seniors, a day care facIlIty, commercial and
office bUIldings (main street retaIl, neighborhood retaIl, and profeSSIOnal offices) and a home
Improvement store Under the Springfield Development Code, appropriate zOning districts for
these proposed uses Includc MedIUm-DenSity Res[dentlal, Community Commerc[al, and Mlxed-
Use CommercIal
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Therefore, the applIcant IS submitting concurrent applIcatIOns to
. Amcnd the Metro Plan DIagram, elIminating the Campus Industrial designatIOn, then
applYing and reconfigunng CommercIal and Med[um-Dens[ty Resldenllal designatIOns on
the subject site, and applYing the Nodal Development Area deslgnallon overlay to portIOns of
the subject site, and
. Amend the Zoning Map, elIminating the Campus Industnal zOning dlstnct, then applYing and
reconfigunng Community CommercIal, Mixed-Use CommercIal and MedIUm-DenSity
ResidentIal zoning dlstncts on the subject site
Th[s wntten statement applIes to the ZOning Map Amendment applIcal10n The referenced
Metro Plan Amendment applIcatIOn [S being subnutted concurrently, but separately Refer to the
Metro Plan Amendment applIcatIOn for specific Informal1on regarding th~se land use acl10ns
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The VIllages at Marcola Meadows - Zomng Map Amendment ApplicatIOn
Wntten Sta1ement - February 28, 2007
Page 3 of41
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III THE SITE AND EXISTING CONDITIONS
A Location and Context
LocatIOn
The subject site IS located north of Marcola Road at ItS intersectIon 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 IdentIfied as Tax Lot 1800 of Lane County Assessor's
Map 17-02-30-00 and Tax Lot 2300 of Lane County Assessor's Map 17-03-25-11 Tax Lot 2300
was platted 10 1994 as Parcel 3 of land partitIOn plat 94-P0491 A property Ime adjustment was
recorded With Lane County 10 1997 affectmg the common boundary between parcels 2 and 3 of
land partitIon plat 94-P0491 10 so domg completmg the current configuratIOn of the subject site
(City of Sprmgfield file# 97-02-029)
Plan DeSllmatlon
The Metro Plan Diagram applies multIple plan designatIOns to the subject site CommercIal,
Campus Industnal and MedIUm Density ReSidential A current Metro Plan Diagram for the
subject site IS attached as Exhibit 3
Zonm!!
The OffiCial Zonmg Map applies multIple Zonmg Dlstncts to the subject site CommerCIal,
Campus Industnal and MedIUm Density ReSidentIal A current Zonmg D1stnct map for the
subject site IS attached as Exhibit 5
B SIte DescrIptIOn and EXlshng CondItions
Sublect Site
The subject site has been used for a vanety of agncultural uses It IS currently vacant, With the
exceptIOn of a small mdustnal bUlldmg to the south of the subject site The Sprmgfield City
LimIts abuts the subject site on small portIOns on the west and northeast Tax Lot 2300 IS
partIally developed With a vacant mdustrIal bUlldmg Tax Lot 1800 IS vacant
A storm dramage faCIlity runs through the center of the subject site runrung east to west The
storm dramage faCIlIty IS proposed to be enhanced through the process of development of the
subject site
The site IS located outSide of both the 100-year flood and 500-year flood areas (see Exhibit 7,
FIRM Map 41039C1153F)
AdditIonal detail on adlacent uses IS as follows
North
The property to the north of the subject site IS separated by an EWEB utIlity comdor that also
serves as a multI-use path North of the EWEB comdor IS property owned by Wtllamalane 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 VIllages at Marcola Meadows - Zonmg Map Amendment Apphcatlon
Wnlten Statement - February 28,2007
Page4of41
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the Immediate north are zoned MedIUm DensIty ResIdential wIth PublIc Land and Open Space
zoning on the School and part of the WIllamalane and EWEB properties
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West
The property to the west IS zoned and developed wIth low-densIty sIngle-famIly residential
dwellIngs
Southwe~t
The property to the southwest IS zoned CommunIty CommercIal and IS developed wIth a vanety
of retaIl commercIal uses IncludIng a grocery store and a bank
South
The property to the south IS zoned and developed wIth low-densIty sIngle-family residential
dwellIngs
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Southeast
To the southeast are propertIes that are zoned for LIght-MedIUm Industnal (across North 28lh
Street) and Heavy Industnal (across Marcola Road) Several of these propertIes are currently
developed WIth Industnal uses
East
To the east (across North 281h Street) are propertIes zoned and developed WIth low-densIty
SIngle-famIly resIdential dwellIngs
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IV. PROPOSED USE
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A. General Project InformatIOn
ContIngent on approval of the current applIcatIOn and other applIcatIOns as required, the
applIcant IS prepanng to submIt applIcatIOns to construct a mIxed-use residentIal and commercial
development In conformance WIth the needs of the Spnngfield communIty
B Specific Proposal InformatIOn
The Spnngfield ZOnIng Map applIes MedIUm Density ResIdential, Campus Industnal and
CommunIty CommercIal zOnIng to the subject sIte The applIcant Intends to changc the zonIng of
the property as descnbed above to accommodate a master-planned mIxed-use development (see
PrelIminary Plan, Attachment 2 for more InformatIOn)
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Maps shoWIng the eXIstIng ZOnIng Map D1stncts and the proposed ZonIng Map Dlstncts are
attached to this applIcatIOn packet as ExhIbits 5 and 6
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The proposed zonIng amendment IS a dIagram amendment only
C AddItIOnal Proposal InformatIOn
ThIs ZOnIng Map Amendment applicatIOn, submitted concurrently With the Metro Plan
Amendment applIcatIOn, IS In preparation for appropnate land use permit applIcatIOns to
construct a mixed-use residential and commercial development as descnbed hereIn The
appropnate land use permIt applIcatIOns Include Master Plan Review and Traffic Impact
AnalYSIS RevIew
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The VIllages at Marcola Meadows - Zomng Map Amendment Apphcatlon
Wntlen Statemen1- February 28,2007
Page 5 of 41
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Although applIcatIons for Master Plan, SubdivIsIOn and Site Plan approvals would be premature
at his time, elements of the anticipated PrelImmary Plan are matenal to the current applIcatIOn
To provide specific informatIOn about the mtended mixed-use development and ItS relevance to
the current applIcatIOn, a prelmunary plan has been submItted as Attachment 2 and as descnbed
below
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Proposed Prellmmary Plan DescriptIOn
The Villages at Marcola Meadows IS a proposed mixed-use development compnsed 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 settmg while creatmg a bndge and
supportive transitIOn m the scale and mtenslty of larger commercial uses to the south With qUlet
residential neighborhoods to the north
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Wlthm Marcola Meadows a sUlte ofmne Villages will eXist Four residentIal Villages compnsed
of smgle famtly homes, apartment homes, townhomes and an assisted lIvmg facIlIty With semor
cottages Will occupy the northern extent of the site, buffenng eXlstmg residentIal developments
to the northwest, north, and northeast One office Village, conslstmg of profeSSIOnal offices, Will
occupy the southeast area Four retail Villages, general retail, commumty retail, neighborhood
retail, mam street retatl Will face 28th Street and Marcola Road
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Marcola Meadows Will not only be a great place to call home, but an exciting place to shop, With
specialty retail shops and umque dmmg venues Stores Will have welcommg front doors, large
wmdows and high cetlmgs, all With natural matenals and muted colors
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Each of the Villages IS envIsIOned to be umque, yet part of the whole The overall Meadows
theme Will appear throughout, With the use of meandenng waterways, 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
It Will be easy to get around, and to do so on foot All streets Will have Wide Sidewalks, many of
them setback from vehicle traffic The entIre commumty Will be connected With all-weather
multi-use off street pathways It Will be convement, and safe, to walk from one Village to the
next
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It Will be a great place to be outdoors, With meadow-flavored open spaces, native plant
commumtIes, lIghtmg, bndges, seatmg, and overlooks to support walkmg and relaxmg
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It Will be a healthy place, With ample use of oxygen-generatmg trees to cleanse the air, catch the
wmd and cool the temperature
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It wtll be an environmental place, utllIzmg a network of blOswales, shallow seasonal ponds, and
a meandenng dramageway to capture and cleanse stormwater
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In all, The Vtllages at Marcola Meadows wtll not only be a great additIOn to the commumty but a
wise use ofland and smart approach to design
The Villages at Marcola Meadows - Zonmg Map Amendment ApphcatlOn
Wnllen Slatemen1- February 28, 2007
Page 6 of 41
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V CRITERIA AND FINDINGS
Spnngfield Development Code 12030(3) reqUires an evaluatIOn of any Zomng Map Amendment
to determIne whether the amendment IS consistent with the folloWIng cntena Cntena are shown
In bold and Italics text
SDC 12 030(3)(a) Consistency with applicable Metro Plan poliLles and the Metro Plan
dIagram,
Resnonse
The adopted Metro Plan "Land Use Diagram" (2004 update) shows three land use deSignatIOns
on the subject site Campus Industnal, Commercial and Medmm DenSity ReSidential (see
Exhibit 3) A metro plan diagram amendment changIng the land use deSignatIOns IS under
concurrent review With thiS zomng map amendment applIcatIOn (see Exhibit 4 for proposed
deSignatIOns) If the concurrent amendment to the Metro Plan diagram changIng the allocatIOn
ofland use deSIgnatIOns for the property IS approved, the proposed Zomng Map Amendment wIll
be consistent With and Implement the Metro Plan "Land Use Diagram"
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RegardIng conformance of the proposed zonmg map amendment to the wntten text of the Metro
Plan, the applicant's responses follow
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Growth Management
Metro Plan, PolIcy I. The UGB and sequentIal development shall continue to be implemented
as an essentlOl means to achieve compact urban growth The prOVi;iOn of all urban serviGeS
shall be concentrated l1lSlde the UGB
Resnonse
The two parcels affected by tlus applicatIOn are currently Within the Spnngfield portIOn of the
MetropolItan Urban Growth Boundary and have been Incorporated 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 As
annexed land, the subject site proVides for compact urban growth With essentIal services
avaIlable for development
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The Metro Plan defines comnact urban !!rowth as "The filling In of vacant and underutllized
land; In the UGB, as well as ledevelopment inSide the UGB" The PAPA will allow compact
urban growth to occur on lands that are currently wlthm the UGB and underutIlIzed for an urban
area The development of the site wIll proVide needed commercial employment opportumtIes and
also proVide medmm denSIty reSidentIal development
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Metro Plan, PolIcy 24. To accomplish the Fundamental PrinCiple of compact urban growth
addressed m the text and on the Metro Plan DlOgram, overall metropolitan-wide denSity of new
residentlOl constructiOn, but necessallly each proJect, shall average approximately SiX dwellmg
umt; pel gross acre over the planmng periOd
The VIllages a1 Marcola Meadows - Zomng Map Amendmenl ApplicatIon
Wnlten Sla!emen! - February 28, 2007
Page 7 of 41
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ResDonse
The proposed development seeks to achIeve a density for all residentially designated and zoned
land of approximately twelve dwellmg UnIts per net acre The future development of the site,
therefore, will help the regIOn achieve ItS goal of compact urban development
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Metro Plan, ObjectIve 8. Encourage development of sUitable vacant, underdeveloped, and
redevelopable land where services are available, thus capltahzlng on public expendItures
already made for these servIces
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ResDonse
The subject site IS currently underdeveloped with access to readily aVaIlable publIc facIlItIes and
services Approval of this proposal w1l1 capitalIze on the publIc services and expenditures
already made and planned for In the Immediate 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 facllltIes and services
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Metro Plan Specific Elements
A Re~ldentlal Land Use and Housmg 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
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Metro Plan, PolIcy A.8 ReqUIre development to pay the cost, as determined by the local
JUTlSdlctlOn, of extending pubhc services and Infrastructure The cltzes shall examine ways to
pi oVlde subSid,es or incentives for prOVIding Inji-astructure that support affordable hOUSing
and/or higher denSIty hOUSing
ResDonse
Through codified approval processes for thiS and subsequent applIcatIons, development shall
conform to City of Spnngfield reqUIrements to pay the faIr cost of extendmg public services and
mfrastructure These reqUIrements melude System Development Charges wluch Will be assessed
and applied to future speCific development permits Infrastructure proVided by the proposed
development Will faCIlitate a vanety ofhousmg types meludmg small-lot smgle-famIly detached
homes, townhomes, apartments, senIor cottages and a congregate care faCIlIty
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Metro Plan, PolIcy A 10 Promote hIgher resldentwl denslty inSIde the UGB that utlhzes
eXIsting Infrastructure, Improves the effiCIency of pubhc serVices and faclhtles, and conserves
rural resource lands outSIde the UGB
Metro Plall, PolIcy A.ll Generally locate higher denSity resldentwl
employment or commercwl servIce, In proxlllllty to major transportatIOn
transportatIOn-efficIent nodes
The Villages a1 Marcola Meadows - Zomng Map Amendmen1 Apphca1lOn
Wnllen Slalemenl - February 28, 2007
development near
systems or wlthln
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Metro Plan, Pohcy A 12 Coordznate higher density ,esldentwl development with the prOVt;lOn
of adequate znfrastructure and services, open space, and other urban amemlies
Metro Plan, Pohcy A.13 Increase overall resldentwl density zn the metlopoiltan area by
creatlllg more opportumtles for effectively designed Ill-fill, redevelopment, and mixed-use whlie
conslderlllg Impacts of IIlcreased resldentwl density on hlstonc, eXlstlllg and future
neighborhoods
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ResDonse
The proposed PAPA wIll faclhtate approval of a Master Planned hIgher densIty development
mcreasmg the supply of MedIUm DensIty ReSidentIal designated and zoned land wlthm the
metropohtan area The Nodal Development Area desIgnatIOn IS proposed for portIOns of the
subject site whIch IS located wlthm "PotentIal Nodal Development Area 7C" (TransPlan) The
reSIdentIal portIOn Will be developed under Spnngfield and Metro Plan nodal development
standards, WIth a mmlmum net denSity of 12 umts per acre In addItIon, the SIngle-family portIOn
IS proposed under the standards for cluster development WIth notably smaller lot SIzes and
common open space proVIded Along WIth the mIx of SIngle-family small-lot development and
multI-famIly development, the apphcant IS propOSIng commerCIal development provldmg
employment opportumtIes and commerCIal scrvlces for current and future reSidents of the area
DeSIgned to be a walkable commumty, It Will proVIde a combmatlOn of higher reSIdentIal
denSIties combmed wIth employment and commerCIal opportumtIes
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The antICIpated Master Plan WIll mtegrate the proposed hIgher denSIty development WIth eXisting
neighborhoods m several ways Most of the development's boundary WIth eXIstIng reSIdentIal
neighborhoods to the west and north WIll be composed of the lowest denSIty development
(smgle-famIly detached lots) The plan WIll locate higher denSity housmg (apartments, cottages
and congregate care) along the east SIde of the subject SIte, separated from development to the
east by North 31" Street The proposed development WIll mInImiZe the dIsturbance to eXlstmg
development whIle achlevmg the cIty's and regIOn's need for hIgher denSIty, mIxed-use
development
Metro Plan, Pohcy A 17. Provide opportumtles fOl a full range of GhOlCe zn houslllg type,
denSity, Size, Gost, and locatIOn
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ResDonse
The apphcant's proposed Prehmmary plan mcludes a vanety of housmg 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 opportumtIes for the eXIstmg reSIdents of
the area and future reSidents of the development
Metro Plan, Pohcy A 20. Encourage home owners/up of all houszng types, particularly fOl low-
zncome households
The Villages at Marcola Meadows - Zomng Map Amendment ApplicatIOn
Wnllen Slatemenl- February 28, 2007
Page 9 of41
Resnonse
The applIcant's proposed development wIll Include a vanety of home ownershIp optIOns on
small smgle-famlly lots and townhome lots The size of the lots and the optIOns for home
ownershIp WIll Increase the supply of affordable ownershIp housing In the regIOn
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Resnonse
A detailed analYSIS of EconomIc Element polIcIes IS contaIned In the applIcant's response
StateWIde Planmng Goal 9 - "EconomIc Development" Those responses are hereby
Incorporated by reference
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Metro Plan, PolIcy A.22. Expand opportunztlesfor a mix of uses In newly develoPing areas and
eXisting neighborhoods through local zonzng and development regulatIOns
Resnonse
The proposed PAPA WIll facIlItate approval of a Master Planned development WIth expanded
opportumtles for resIdentIal and commerCIal (maIn street, neIghborhood retaIl, profeSSIOnal
office) development The project WIll Increase the dlvefSlty of uses where current opportumttes
are limited Current residents of adjacent neIghborhoods and future residents of the development
Itself WIll all benefit from Increased commercIal and employment opportumtIes
B. Economic Element
Resnonse
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 MInor Artenal 28th
and 31st streets border the eastern boundary of the subject sIte The CIty of Spnngfield's
Conceptual Road Network Map IdentIfies 28th and 31 st streets as the "31 st Street Connector"
The 28th street portIOn of the 31 st Street Connector IS fully Improved and classIfied as a Collector
street Thlrty-FlfSt 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 st street to
facIlitate road Improvements In the future
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F. Tran~portatlOn Element
The Villages at Marcola Meadows - Zonmg Map Amendment Apphcatlon
Wntten Statemen1- February 28, 2007
Page 10 of 41
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AddItIonal mformatlOn In thIS statement's response to Statewtde PlannIng Goal 12 -
"TransportatIOn" IS hereby referenced and mcorporated
Metro Plan, PolIcy F 1 Apply the nodal development strategy In areas selected by each
JUrisdictIOn that have Identified potential for thiS type of transportatIOn-efficient land use
pattern
Resnonse
The subject sIte IS WIthIn the area Identtfied In the TransPlan as "Potenttal Nodal Development
Area" 7C The applIcant seeks to develop the majorIty of the sIte under the nodal standards as
detailed In the SprIngfield Development Code The applIcant's proposed development Will
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Include resIdentIal and commercIal development creatIng a mix of uses that complements the
nodal standards
Metro Plan, Pohcy F 13. Support tlansportatLOn sO ategles that enhance neighborhood
livability
Metro Plan, Pohcy F.14 Address the mobility and safety needs of motOrists, transll users,
bicyclists, pedestrians, and the needs of emergency vehicles when planning and constl uctlng
roadway system Improvements
Metro Plan, Pohcy F.26. Provide for a pedestrian environment that IS well Integrated wllh
adjacent land uses and IS designed to enhance the safety. comfort, and convelllence of walking
ResDonse
The proposed development shall be served by the eXistIng streets (Marcola Road, North 28th
Street, North 31st Street) and future streets IncludIng a collector and local streets It wIll be easy
to get around, and to do so on foot All streets wIll have wIde sIdewalks, many of them setback
from vehicle traffic The entIre commumty WIll be connected wIth all-weather multI-use off
street pathways It WIll be convement and safe to walk from each of the nIne master planned
villages to the others
Metro Plan, Pohcy F.36 ReqUire that new development pay for lis capacity Impact On the
tlansportatLOn system
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ResDonse
A detailed analysIs of the PAPA's consIstency wIth the State TransportatIOn PlannIng Rule,
OAR DIVISIOn 12, 660-012-0000 et seq, (TPR) IS contaIned In the apphcant's response
StatewIde Planmng Goal 12 - "TransportatIOn" Those responses are hereby Incorporated by
reference They Included a Traffic Impact AnalysIs (T1A) to determIne the effects of the
proposed PAP A The T1A proposes necessary mItIgatIOns of transportatIOn system capacity
Impacts WIth regard to the TransportatIon Element of the Metro Plan, the CIty can find that the
proposed PAPA wIll not make the Metro Plan Internally InconsIstent
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G. PublIc FacilitIes and Services Element
Metro PIon, Pohcy G l. Extend the minimum level and full range of key urban facilities and
service, In an orderly and ejJlclent manner consIstent wllh the growth management poliCIeS In
Chapter II-B, relevant poliCies In thIS chapter, and other Metro Plan poliCies
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ResDonse
The two parcels affected by thIS apphcatlOn are currently WithIn the Urban Growth Boundary
and were annexed Into the City of Spnngfield The annexatIon was made In comphance WIth an
acknowledged comprehensIve plan and nnplementIng ordInances, and estabhshed the avallablhty
of urban faclhtles and services A detaIled analYSIS of the avallablhty of those services IS
contaIned In the apphcant's response StatewIde PlannIng Goal II - "Pubhc FaclhtIes and
Services" Those responses are hereby Incorporated by reference
Metro Plan, Pohcy G 5 Consider wellhead protectwn areas and surface water supplies when
planlllng storm water faCIlitIes
The Vtllages at Marco!a Meadows - Zonmg Map Amendment ApplIcatton
Wntten Statement - February 28, 2007
Page 11 of 41
ResDonse
A stormwater management plan shall be created dunng the Master Plan approval process
SpecIal emphasIs will be placed upon the wellhead protectIon area and surface water supplIes
when plannmg stormwater facIlItIes See Exhibits 8 and 9 for more mformatlOn
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ResDonse
The changes proposed by this applIcatIOn will have no Impact on any recreatIon area, facIlIty or
opportumty that has been mventoned and designated by the Metro Plan or any relevant facIlIty
plan regardmg the City's recreatIonal needs The recreatIOnal needs of the commumty are
adequately met by the eXlstmg and planned facIlIties enumerated m the Willamalane 20-year
Park and RecreatIOn ComprehensIve Plan, 2004 and other associated documents A 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 PAP A will not make the Metro Plan mternally mconslstent
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H Parks and RecreatIOn Element
1. HIstorIc Preservation Element
ResDonse
The changes proposed by this applIcatIon will have no Impact on any hlstonc resource that has
been mventoned and designated by the Metro Plan or any relevant facIlIty plan or mventory
regardmg the City'S h1stonc resources With regard to the Hlstonc PreservatIOn Element of the
Metro Plan, the City can find that the proposed PAPA wIll not make the Metro Plan mternally
mconslstent
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Metro Plan, Goal 1: MaxImIze the conservatIOn and efficIent utl/tzatlOn of all types of energy
ResDonse
The proposed PAPA and subsequent development of the site will encourage conservatIOn and
efficient utilIzatIOn of energy by a concentratIOn of employment, services and residences on the
site, and facllItatmg transit services to the site
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Metro Plan, Pohcy J 3 Land allocatIOn and development paUelns shall permzt the hIghest
pOSSIble current and future util,zatIOn of solar energy for space heatzng and coolzng, zn balance
WIth the requzrements of othel plannzng polzcles, and
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ResDonse
The applIcant shall design future development accordmg the standards of the Spnngfield
Development Code meludmg all standards relevant to solar onentatlOn
The Villages a1 Marcola Meadows - Zonmg Map Amendment ApplIcatIon
Wnllen Slatemen1- February 28, 2007
Page 12 of 41
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Metro Plan, Pohcy J 8 Commerczal, resIdentIal, and recreatIOnal land uses shall be znteglOted
to the greate;t extent pOSSIble, balanced WIth all plannzng polICIes to reduce travel dIstances,
optznuze reuse of waste heat, and optImIze potentzal on-sIte energy generatIOn
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ResDonse
The requested approval of the PAPA proposed hereIn, If approved, will enable the subsequent
zone changes and development of a master planned mixed-use development providIng
employment, services and residentIal opportunItIes (see PrelImInary Plan, Attachment 2) The
proposed development enVISIOns a serIes of nIne (9) villages that Include main street retml,
neighborhood retml, general retail and resldent131 uses (sIngle-family detached, townhomes,
apartments, senIor cottages and congregate care) Workers and residents will have the optIOn to
obtaIn dInIng, shoppIng, and other commerc131 amenItIes less than a mile from the subject site
consistent with PolIcy J 8's mandate to balance all plannIng polIcies to reduce travel distance
EXistIng reSidentIal neighborhoods are adjacent to the subject site Schools and the WIllamalane
Park to the north proVide access to recreatIOnal (and educatIOnal) faCIlItIes and services
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Because the amendments faCIlItate review and approval of an Integrated master planned m1xed-
use development with a mix of commerc13l and resldent13l ZOnIng adjacent to eXistIng and
planned recreatIOnal uses (all withIn reasonable walking distance, which allows mixIng of uses
and reduces travel dIstances) It IS consistent with thIs polIcy (see PrelImInary Plan, Attachment 2
for more InformatIOn)
K CItizen Involvement Element
Metro Plan, Goal: Continue to develop, maintain, and refine programs and procedwes that
maXimize the opportunity for meaningful, ongoing citizen Involvement In the community's
planning and planning ImplementatIOn processes consIstent with mandatmy otatewlde planning
standards
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ResDonse
As noted In applIcant's findings regardIng StateWide PlannIng Goal I, Cltlzen Involvement, the
City's acknowledged program for cItIzen Involvement proVides cItIzens the opportunIty to
review and make recommendatIOns In WrItten and oral testImony on the proposed PAPA,
consIstent With Goal I The actIOn proposed IS consIstent With and does not amend the Citizen
Involvement element of the Metro Plan
SDC 11 030(3)(b) Conmtency With applicable adopted Refinement Plans, Plan District maps,
Conceptual Development Plans and functIOnal plans; and
ResDonse
A Conceptual Development Plan (COP), preVIOusly created for the 56 acres of eXistIng Campus
IndustrIal (CI) zoning on the subject sIte per SDC 2 I 020, was approved by the City of
Springfield In 1999 (file number 98-02-47) SDC 21 020 states that "A Master Plan shall
comply WIth any applzcable approved Conceptual Development Plan or upon apploval of a
Master Plan or SIte Plan for the entire CI DIStrzGt, the Maoter Plan or Site Plan may supplant
and take precedence over an approved Conceptual Development Plan " ThiS proposed ZonIng
Map Amendment, If approved, shall remove the CI zonIng from the subject sIte Subsequently, a
Master Plan applIcatIOn for the entIre subject Site, IncludIng all land WithIn the preVIOusly
adopted COP, wIll be submitted to the City (see PrelImInary Plan, Attachment 2) With approval
of the forthcomIng Master Plan, the previously approved COP Will be supplanted pursuant to
SDC 37 010 et seq Therefore, the conditIons of the preVIOusly adopted COP (98-02-47) are not
applIcable to thiS proposal and a findIng of consistency would be moot
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The Villages a1 Marcola Meadows - Zomng Map Amendment ApplIcatIOn
Wnllen Sta1ement - February 28, 2007
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SDC 12.030(3)(c) The property IS presently provided with adequate public facilities, services
and transportatIOn networks to ~upport the use, or these facilities, services and transportatIOn
networks are planned to be provided concurrently with the development of the property
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ResDonse
The dIscussIon of complIance with Statewide Planmng Goal II - "PublIc FacIlItIes and
ServIces," and Goal 12 - "TransportatIOn" m the findmgs regardmg the StatewIde Plannmg
Goals (see below) are mcorporated herem by reference WIth the findmgs establIshed and
referenced herem, the proposal complIes wIth thIs cntenon
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1. Meet the approval criteria specified III Article 7 ofthl~ Code; and
2. Comply with Oregon Admllllstratlve Rule (OAR) 660-012-0060, where applzcable
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SDC 12 030(3)(d) Legislative Zonlllg Map amendments that lllvolve a Metro Plan Diagram
amendment shall
ResDonse
This applIcatIOn IS concurrent wIth a separate applIcatIon for Metro Plan Amendment Type 11,
specIfically a change to the plan diagram Pursuant to Spnngfield Development Code (SDC)
12020(1)(a), thIs Zone Map Amendment applIcatIOn IS a legislatIve decIsion that shall be
reviewed usmg the Type IV procedure Therefore, the cntena of SDC 12 030(3)( d) must be
addressed
With regard to SDC 12 030(3)(d)1 ,the first cntenon ofSDC 7 070(3) IS as follows
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SDC 7.070(3)(a), The amendment must be conmtent with the relevant Statewide Plannlllg
Goals adopted by the Land ConservatIOn and Development Commlswon;
Responses to each of the StatewIde Plall1l1ng Goals follow
Goal I - Citizen Involvement To develop a clllzen IIlvolvement program that IIlsures the
opportumty for citizens to be IIlvolved III all phases of the planmng process
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Resoonse
The CIty of Spnngfield has an acknowledged cItIzen mvolvement program and an acknowledged
process expressed m the Spnogfield Development Code for securIng cItIzen Input on all
proposed zone map amendments It msures the opportunIty for cItIzens to be Involved m all
phases of the plannmg process and sets out reqUIrements for such Involvement The amendments
proposed do not amend the acknowledged CItIzen mvolvement program The process for
adoptIng these amendments complIes with the requlIements of the CItIzen Involvement
provIsIOns
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The Metro Plan contaInS an acknowledged Citizen Involvement program satIsfymg Goal I The
cItIzen mvolvement program IS In Metro Plan Chapter III, pp III-K-I to III-K-4 The proposed
amendment complIes with and does not affect or amend the CItIzen mvolvement element In the
Metro Plan
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The VIllages at Marcola Meadows - Zonmg Map Amendment ApplIcatIOn
Wntlen Stalement - February 28, 2007
Page 140f41
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The Metro Plan dIagram amendment IS subject to the publIc notification and publIc heanng
processes provided for Type IV applIcation procedures as stipulated In SDC 3 100(1) through
(7), WhiCh, along with the remaInder of the Code and with Statewide Goals and state statutes,
proVide the provIsIOns for cItizen Involvement
The City's acknowledged program for Citizen Involvement, IncludIng publIc notice, publIc
heanngs at the level of the planmng commiSSIOn and city councIl, notification of deCISion and
notification of the nght of appeal, proVides cItizens the opportunity to review and make
recommendations In wntten and oral testimony on the proposed amendments to the Metro Plan
DIagram and on the proposed zone map amendment These acknowledged cItizen Involvement
provIsIOns afford ample opportunIty for cItizen Involvement consistent With Goal I
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For the reasons Cited, IncludIng the Metro Plan's and the City of Spnngfield's acknowledged
programs for Citizen Involvement, the amendment IS consistent With Goal I
Goal 2' Land Use Plannl1lg: To establIsh a land use plannmg process and polIcy fiamewOlk m
a baSIS for all deCISIOn and actIOn; I elated to use of land and to assure an adequate factual base
fa, such deCISIOns and actIOns
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Resnonse
Goal 2 reqUires that plans be coordinated With the plans of affected governmental umts and that
opportunIties be proVided for review and comment by affected governmental UnIts In order to
comply With the Goal 2 coordInatIOn reqUirement, the City Will be responsible for coordInatIng
the adoptIOn of thiS amendment by proVidIng notice to all affected governmental UnIts and
respondIng In ItS findmgs to the legitimate concerns of affected governmental UnIts There are no
requests m the applIcation that would reqUire exceptions to any StateWide Planmng Goals under
the Goal 2 ExceptIOns process
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The Eugene/Spnngfield Metro Area General Plan (Metro Plan), the Spnngfield Code, and the
StateWide Plannmg Goals and applIcable state statutes and admmlstratlve regulations, proVide
polICies and cntena for the evaluatIOn of plan amendments ComplIance With these measures
assures an adequate factual base for approval of the amendment As discussed elsewhere m thiS
document, the amendment IS consistent With the Metro Plan, the Spnngfield Code, and the
StateWide Goals Therefore, the amendment IS consistent With Goal 2
Goal 3 - Agricultural Land To pre~erve and mamtam agllculturalland;
Resnonse
Tills goal applIes to lands that are deSignated Agncultural ThiS amendment IS for property
located wlthm the city lImits of Spnngfield and does not affect land deSignated for agncultural
use Therefore, Goal 3 IS not applIcable or relevant to the amendment
Goal 4 - Fore~t Land. To conserve forest lands by maintaining the forest land base and to
protect the state's forest economy by making pOSSIble ewnonllcally effiCient forest practIces that
assure the contmuou; growlIlg and harvestmg offorest lIee specIes as the leadmg use onforest
land consl;tent wah sound management of sorl, air, water, and fish and wrldlife resoUJ ces and to
prOVIde for recreatIOnal opportumtles and agnculture
The VIllages a1 Marcola Meadows - Zonmg Map Amendment ApphcatIon
WnUen Slatement - February 28, 2007
Pagel5of41
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ResDonse
Tills amendment IS for property located wlthm the City lImIts of Spnngfield and does not affect
land desIgnated for forest use Therefore, Goal 4 IS not applIcable or relevant to the amendment
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Goal 5 - Open Spaas, Scenic and Historic Area, and Natural Resources. To conserve open
space and pi otect natural and scemc resources
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ResDonse
Pursuant of Goal 5, the City of Spnngfield has adopted the followmg documents
. Eugene-Springfield Metropolitan Area Gene/al Plan, revIsed 2004
. Cay ofSprzngfield, Local and NatIOnal Wetlands InventOlY Map, December 2005
. CIty ofSpnngfield Natural Resource Study, adopted, November 2005
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Oregon AdmmlstratIve Rule 660-023-0250 establIshes the applIcabIlIty 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 consIderatIOn of a PAPA unless
the PAPA affects a Goal 5 resource For purposes of thIs sectIon, a PAPA would affect a
Goal 5 resource only If
(c) The PAPA amends an acknowledged UGB and factual mformatIon IS subrmtted
demonstratmg that a resource SIte, or the Impact areas of such a SIte, IS mcluded m the
amended UGB area"
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(a) The PAPA creates or amends a resource lIst or a portIOn of an acknowledged plan or
land use regulatIOn adopted m order to protect a slgmficant Goal 5 resource or to
address speCific reqUIrements of Goal 5,
(b) The PAPA allows new uses that could be conflIctmg uses WIth a partIcular slgmficant
Goal 5 resource SIte on an acknowledged resource lIst, or
The followmg dISCUSSIOn WIll demonstrate that the proposed PAPA does not raise any Issues that
would reqUIre the CIty ofSpnngfield to apply Goal 5
FIrstly addressmg OAR 660-023-250(a) The changes sought by thIS applIcatIOn do not create or
amend a resource lIst or any portIOn of an acknowledged plan or land use regulatIOn adopted m
order to protect a slgmficant Goal 5 resource on the subject site
Secondly addressmg OAR 660-023-250(b) The changes sought by thIS applIcatIOn WIll not
allow new uses that could conflIct WIth a slgmficant Goal 5 resource site There are no
SIgnIficant Goal 5 resources on the site Itself None of the vanous studIes, mventones,
refinement plans, and faCIlItIes plans list thIS speCIfic site as a slgmficant resource, apply a
Goal 5 resource overlay, or otherwise regulate or lImIt the redevelopment of thIS sIte as a Goal 5
resource
The VIllages a1 Marcola Meadows - Zonmg Map Amendment ApplIcatIOn
Wn1ten Statement - February 28, 2007
Page 16 of 41
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There IS drainage dItch' on the site that was Inventoned dnd hsted (M32) by the Cay of
Spl/ngfield Natl/ral Resolll ce Stl/dy It was classIfied as a Low Quahty Wetland and dId not
meet the slgmficance cntena of the Oregon Freshwater Wetland Assessment Methodology The
closest Goal 5 resource IdentIfied by the Cay ofSprmgfield Natl/ral RewlIIGe Stl/dy IS the Irving
Slough located approxImately 550 feet to the east It IS hsted as both a HIgh Quahty RIpanan
Resource SIte (S20 and S21) and a Moderate Quahty Wetland (M16b and M16c) However, the
resource Impact area, defined by the study, does not reach the subject site Therefore, the uses
allowed by the proposed PAPA wIll not conflict WIth a Goal 5 resource
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Lastly addressing 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
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ConclUSIOn
Oregon Ad1mmstratlve Rule 660-023-0250 "Apphcablhty" 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 hsts 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 apphcatlOn IS consIstent WIth Statewide Planning Goal 5
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Goal 6 - AIr, Water and Land Resources Quality. To mamtmn and Improve the ql/allty of the
all, water and land reSOl/rces of the ~tate
ResDonse
Nothing In the proposal or the character of the site or potentIal uses indIcates a future
development that would compromIse air, water and land resources Future development of the
sIte will be In conformance WIth local, state and federdllaw lI1cludIng aspects of the Spnngfield
Code As indicated In findings regarding Goal II, Incorporated herein by reference, options for
accessing or provIding the necessary urban services are available Therefore, the amendment IS
consIstent WIth Goal 6
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Goal 6 reqUIres all waste and process dIscharges from eXisting and future development to be
consIstent With apphcable state for federal envIronmental quahty statutes SpecIfically, It
reqUIres local governments to estabhsh that there IS a reasonable expectatIOn that a proposed use
will be In comphance WIth the apphcable state and federal environmental quahty standards
(FI/ends of the Applegate v Josephme COl/nty, 44 Or LUBA)
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There are three federal envIronmental quahty acts relevant to Statewide Planning Goal 6 Clean
Water, Clean Air, and the Resource ConservatIOn and Recovery Acts I These acts are enforced
by the EnVironmental ProtectIOn Agency (EPA) to maintain air, water, and land resource quahty
I The Clean Water Ac1 estabhshes the baSIC regula10ry slructure for regulatmg discharges ofpollu1ants m 1he wa1ers
of the United States The Clean Water Act IS tmplemented 1hrough mdustry standards and reqUirements The Clean
Air Act regulates an emISSions from area, statIOnary, and mobIle sources ThiS Act sets maximum pollutant
standards and dIrects states to develop stale ImplementatIOn plans (SipS) apphcable 10 appropnate mdustnal sources
The Villages at Marcola Meadows - Zonmg Map Amendment Apphcalton Page 17 of41
Wntten Statement - February 28, 2007
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a Review of all major publtc capital expenditure projects for potential
air qualtty Impacts
b IntegratIOn of air qualzty concerns Into the comprehensive land use
plan
c Active partzclpatlOn In develoPing and zmplementlng additIOnal
controls, as needed
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The EPA delegates authonty to Oregon Department of EnvIronmental QualIty (DEQ) to enforce
federal envIronmental statutes In the State of Oregon (I e Clean Au Act, Clean Water Act, and
Resource ConservatIOn and Recovery Act) The DEQ admlmsters the federal statutes (acts)
through the Oregon AdmmlstratIve Rules (OAR), Oregon RevIsed Statutes (ORS), and
Department programs
The OARs regulate nOise control, groundwater qualIty protectIOn, solId waste, hazardous waste
management, ambIent air qualIty standards, and transportatIOn conformIty The ORSs proVide
procedures for compliance wIth sewage treatment and dIsposal systems, solId waste
management, reuse and recyclIng, hazardous waste and hazardous matenals, nOise control, and
aIr and water quality standards
At the local level, the Eugene-SprIngfield MetropolItan Area General Plan (Metro Plan) contaIns
polICies related to Goal 6 that mamtam air, water and land resource qualIty In the metropolItan
area and are as follows
C 25 Springfield, Lane County, and Eugene shall con~zder downstream ImpaGfs
when planmng for urbamzatlOn, flood control, urban :,torm runoff, recreatIOn,
and water qualtty along the Wzllamette and McKenZIe Rivers
C 26 Local governments shall continue to mom tor, to plan for, and to enforce
appltcable air and water qualtty standards and shall cooperate In meeting
appltcable federal, state, and local air and water qualtty standards
C 27 Local governments shall continue to cooperate In developing and
Implementing programs necessary to meet air qualzty standards ThiS effort
should Include but not be ltmzted to
Supplemental to the Metro Plan ]S the Central Lane MetropolItan Planmng OrgarnzatlOn
RegIOnal TransportatIon Plan (RTP) Tills 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 21st Century (TEA 21), NatIOnal AmbIent AIr Quality
Standards, and the State of Oregon TransportatIon PlannIng 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 plannIng applicatIOns
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The Villages al Marcola Meadows - Zonmg Map Amendmen1 AppilcallOn
Wntten Slatemen1- February 28, 2007
Page 18 of41
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Fmally, the Resource Conserva11On and Recovery Acl controls hazardous wasle ITom the "cradle-Io-grave", which
mcludes the generatIOn, transportatIOn, treatment, storage, and disposal of hazardous waste ThiS act also sets forth a
framework for the management of non-hazardous wastes
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(ConditIOnal Use Permit 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 lIme
the apphcant w1l1 obtam the relevant atr quahty permits from the Lane RegIOnal Air ProtectIOn
Agency (LRAPA) SpeCIfically, the applicant will obtam Air Contammant Discharge Permits as
needed and Indirect Source ConstructIOn Permits for the proposed parkmg facllltles
In the Eugene-Spnngfield metropolitan area, Lane County, Lane CouncIl of Governments
(Metropolitan Plannmg OrganIzatIOn), Lane RegIOnal Air Pollution Agency, and the City of
Eugene mamtam comphance With DEQ regulatIOns by the followmg
· Lane County provides residents wIth waste management services through a network of
disposal sites The County's waste reductIOn and recychng 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 plannIng
and protectIOn for the Eugene-Spnngfield Metropohtan Area AdditIOnally, the Lane
RegIOnal Air PollutIOn Agency regulates regional au quahty m Lane County through
regulatIOns, programs and pernuts for reSidents and busmesses
· The City of Sprmgfield Public Works Department mamtams water quality m the city through
metropohtan sewage stormwater treatment systems that are reqUIred to operate under specific
gUldehnes 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 Engmeermg 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 DIStnCt,
Article 27 - FP Floodplam Overlay DIStnCt, Article 32 - Public and Pnvate Improvements
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The proposed PAPA does not amcnd any ofthe Goal 6 related pohcles 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 avatlable
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Because the proposed PAPA docs not authonze any speCific development at thiS time, there can
be no direct Impact to atr, water, or land resource quahty When development occurs on the
subject Site, all development Will comply With all applicable local, state, and federal regulatIOns
that protect au, water and land resources As mdlcated m findmgs regardmg Goal I I,
mcorporated herem by reference, optIOns for accessmg or provldmg the necessary urban services
are avatlable Therefore the proposed amendments are consistent With Goal 6
In additIOn to the precedmg facts, the eVidence supports a reasonable expectatIOn that future
development resultmg from the proposed PAPA Will be consistent With Goal 6 reqUIrements
Therefore, the City of Spnngfield can reasonably expect that future oevelopment under the
proposed PAPA Will comply With applicable state and federal environmental quality standards
The proposed PAPA IS consistent With Goal 6
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The VIllages al Marcola Meadows - Zonmg Map Amendment ApphcatlOn
Wnllen Statemen1- February 28, 2007
Page 19 of41
The Metro Hazard Plan does not IdentIfy any known hazards w[thm the area of the subject site
AddItIOnally, the subject site IS outsIde of the 100 year and 500 year flood plams (ExhIbIt 7)
There are no adopted or non-adopted maps that IdentIfy the subject site to be wlthm a know
hazards area The proposed amendments do not affect any addItIonal geographIc area than the
subject sIte, nor IS any specific development proposed at thIs time [n due tIme, future
development of the subject sIte wIll mclude a full analysIs of hazard nsk and mitIgate the nsk
through appropnate constructIon As such this amendment IS m complIance with Goal 7
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Goal 7 - Areas Subject to Natural DI~asters and Hazards: To protect life and plOperty from
natural dIsasters and hazards
ResDonse
Goal 7 reqUIres that development subject to damage or that could result m loss of lIfe not be
planned or located In known areas of natural hazards and dIsasters wIthout appropnate
safeguards The goal also reqUIres that plans be based on an mventory of known areas of natural
dIsaster hazards (floods, landslIdes, earthquakes, wIldfires and other related hazards) The Mulll-
Hazard MlIlgallon Plan for the Eugene/Sprmgfield Metropolitan AI ea (Metro Hazard Plan) that
was adopted by the CIty of Sprmgfield IS a non-regulatory plan but provides an mventory of
known hazards
Goal 8 - RecreatIOn Needs' To satIsfy the recreatIOnal needs of the clllzens of the state and
vlsllors and, where appropnate, to provIde for the sllmg of necessary reaeatlOnal facl/lIles
mcludmg destmatlOn resorts
I In LoordmatlOn WIth pnvate enterpnse,
2 In appropnate proportIOns, and
3 In ~uch quantIty, quality and locatIOns as I~ consistent wllh the aVallabllity of the
resources to meet such reqUIrements "
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ResDonse
Regardmg recreatIOn, StatewIde Planmng Goal 8 states, "The reqUIrements fOl meetmg such
need~, now and m the future, shall be planned for by governmental agencIes havmg
responsIbIlity for recreatIOn area, faCilities and opportUnities
Pursuant to Goal 8 reqUIrements, the CIty of Spnngfield and other local junsd[ctlOns have
developed the followmg relevant plan documents
. Eugene-Spnngfield Metropolitan Area General Plan (Metlo Plan), ReVIsed 2004
. Rivers to RIdges, Metropolitan RegIOnal Parks and Open Space Study, 2003
. Lane County Parks Master Plan, 1980
. Willamalane 20-year Park and RecreatIOn Comprehensive Plan, 2004
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The proposed Metro Plan Land Use DIagram amendment Will not change the status of any
recreatIon area, faCIlIty or opportumty that has been lllventoned and deSIgnated by the Metro
Plan or any other relevant faCIlIty plans regardmg recreatIOnal needs None of the vanous
studies, mventones, and faCIlItIes plans have designated the subject site for parks and open space
m an adopted mventory, declared [t a sIgmficant resource, or slated thiS pnvately owned property
for acqulSltlOn
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The VIllages at Marcola Meadows - Zonmg Map Amendment ApphcatlOn
Wnllen Statement - February 28, 2007
Page 20 of41
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The WIllamalane Park and RecreatIon DIStnCt, responsible for parks and recreatIon plannIng In
the CIty of Spnngfield, has developed the Wi/lamalane 20-year Parks and RecreatIOn
Comprehensive Plan The City ofSpnngfield has adopted thIs plan as a refinement of the MetlO
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 utlhty 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 In 1993 and elsewhere IdentIfied wIth
adjacent parcels as the "Y 0landa/Bnggs/P1erce School Park" The plan observes that "there are
opportunitIes 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 20-year POI ks and RecreatIOn Comprehensive Plan, 'Table I Neighborhood
Parks" hsts actIon Items for neighborhood parks ActIon I 4 suggests, "InvestIgate expansIOn of
the park onto the vacant land to the south," the subject sIte However, such InvestIgations, If
they have been pursued, have led to no further defined actIon or pohcy ActIOn I 5 suggests,
"pursue opportunities to Improve the EWEB bIcycle path and develop park faclhtles on adjacent
land to help meet neIghborhood park needs "The prehmmary plan for the subject sIte mcludes
several pedestnan and bIcycle connections to the EWEB path and the proposed parks to the
north The subject sIte Itself wIll Include extensIve pubhc open spaces As a commentmg
agency, the Wlllamalane Parks and RecreatIon Dlstnct wIll have, through the prehmmary plan
and site plan revIew processes, the opportunity to coordInate plans wIth future development
Rivers to Ridges, MetropolItan RegIOnal POI ks and Open Space Study does not IdentIfy the
subject site as a resource The study maps the EWEB bIcycle path that borders the northern
boundary of the subject sIte as an element of the area's "Major Pubhc Parks and Open Space"
However, thIS bIcycle path IS outSIde the boundanes of the subject sIte
ConclusIOns
No part of the subject sIte IS desIgnated by the Metro Plan as Parks and Open Space The
Wi/lama lane 20-year POI k and ReGreatlOn 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 acqUIsitIOn Therefore, the proposed PAPA
IS consIstent WIth StatewIde PlannIng Goal 8
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Goal 9 - Economic- Development To prOVide adequate opportumtles throughout the state for a
vanety of economIc actlvllles VItal to the health, welfOl e, and prospenty of Oregon's CItizens
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Resoonse
StatewIde Plannmg Goal 9 - Economy of the State, reqUIres communitIes to Inventory, plan, and
zone enough commercIal and mdustnal land to support the dIversificatIOn and Improvement of
the economy Pursuant to thIS, the CIty of Spnngfield has adopted the followrng documents
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Eugene-Sprll1gfield MetropolItan Alea General Plan (Metro Plan), RevIsed 2004
Spllllgfield Commerual Lands Study, February 2000
MetropolItan Industnal Lands SpeclOI Study
MetropolItan Industnal Lands Inventory Report, July 1993
MetropolItan IndustllOl Lands PolIcy Report, July 1993
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The Villages al Marcola Meadows - Zomng Map Amendmen1 ApplIcatIOn
Wntten Slalemen! - February 28, 2007
Page 21 of41
The Metropohtan Industrial Lands Special Study (MILSS) commenced In 1989 and produced
two documents, the Metropolztan IndustrlOl Lands Inventory Report (MILlR) and the
Metropolztan Industrial Lands Polzcy Report (MILPR) In 1995, the Sprmgfield CommerclOl
Lands Study (SCLS) was Inltlated The City of Spnngfield adopted the study In 2000 and the
Oregon Department of Land ConservatIOn and Development (DLCD) acknowledged the SCLS
as a pen odic review task The study looked only at lands withIn Spnngfield's urban growth
boundary and did not make changes to either the Metro Plan or the Spnngfield Development
Code However, as an area specific pen odic review task, It updates the "Economic Element" of
the Metro Plan and Includes findIngs, pohcIes and ImplementatIOn strategies regardIng the
supply of commercial lands
Oregon AdmInlstratlve Rule (OAR) 660-009-000 et seq (DIVISIOn 9) estabhshes the
apphcab1hty 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 pertaining to Goal 9 In OAR-660-009-0010(4)
the rule discusses procedures relevant to tills apphcatlOn and states
Notwlfhstandmg paragraph (2), [660-009-0010(2)), ajUllsdlctlOn wh,ch changes Its plan
desIgnatIOns of land~ m exce~s of two acres to or from commerclOl or mdustrlOl use,
pur~uant to OAR 660-Dlvl~lOn 18 (a post acknowledgement plan amendment), must
address all applzcable planmng reqUIrements, and
(a) Demonstrate that the proposed amendment IS consIstent WIth the parts of ItS
acknowledged comprehensIve plan wh,ch address the reqUIrements of thIS dIVISIOn,
or
(b) Amend lfs comp' ehen~lve plan to explam the propo~ed 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 plan deSignatIOn changes antlclpated by the proposed PAPA will remove 56 0 acres of
Campus Industnal deSignatIOn In ItS stead, the supply ofland With CommerCial deSignatIOn wIll
Increase 37 0 acres and the remaInIng 19 0 acres will receive a MedIUm DenSity Resldentlal
deSignatIOn AdditIOnally, 26 0 acres of the Commercial land will also have a Nodal
Development Area overlay deSignatIOn See Exhibits 3 and 4 and Table I (above) for more
Informatlon The folloWIng facts will demonstrate that the proposed amendment IS consistent
WIth the most recent economic opportunities analYSIS and With the sectIOns ofthe acknowledged
Metro Plan which address the reqUIrements of DIVISIOn 9
The Metropolztan Industrial Lands Inventory Report (MILPR) estlmated that the 20-year
Industnalland supply was about 3,600 acres WithIn the Metro UGB and about 709 acres WithIn
the Spnngfield portlon of the UGB (MILPR, Table 5, p 47) It further estlmated that the most
hkely projected 20-year demand for Industnalland for the Metro UGB would be between 650
and 1,172 acres, one-fifth to one-thIrd of the supply (MILPR, p 7) The MILPR does not
estimate demand WithIn the Spnngfield UGB alone The subject site was Included In the hst of
short-term sites for new Industry (MILPR, p 20 and p 45, SubregIOn 7, Site 5) In response to
thiS study, the Metro Plan was amended deletIng a findIng that the supply was nol adequate to
meet the projected growth In the commercial and hght manufactunng segments of the economy
(MILPR, p II) The follOWIng pohcy was added to the Metro Plan
The Villages at Marcola Meadows - Zomng Map Amendmen1 AppltcatlOn
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EeOllOmlL Element Polley #8 12
DlsLOwage future Metlo Plan amendments that would change development-ready
lIldustnallands (sites defined as short-term III the Metropolltan Industnal Lands Special
Study, 1991) to non-lIldustna/ deSignatIOns
CURRENT LAND SUPPLY
The Lane County CommerCIal and Industnal BUIldable Lands Project (a collaboratIve effort of
Lane County, the cItIes of Eugene and Spnngfield and Lane Metro Partnership) contracted
ECONorthwest to create an updated database of Goal 9 lands A report entItled "The Supply of
CommerCIal and Industnal Land m Lane County A Database and PrelImmary AnalysIs" (ClBL)
was completed m September 2006 ThIS publIc document does not contam any adopted polIces
or recommendatIOns, but the data collected by It, to the degree that It can be assumed to be
accurate, IS referred to m thIS diSCUSSIOn
The MlLPR estImated the most lIkely 20-year demand for mdustnalland to be 650 acres (p 8,
MILPR) Table 2 shows absorptIOn rates for all lndustnalland, and for Campus lndustnalland,
thIrteen years mto the 20-year plannmg penod WhIle the Campus Industnal2 share of all vacant
unconstramed mdustnal land has remamed nearly constant (27% denved from Table 5 of the
MILJR, p 47 and 25% denved from Table 3-9 of the ClBL, p 17), the absorptIOn of all vacant
lndustnal land has exceeded projectIOns Companng the total of unconstramed vacant land m
the MlLPR to the ClBL, the lndustnalland Inventory has been reduced by approxImately 2,600
acres wlthm the Metro UGB (an absorptIon rate of 72%), though at least 155 acres were
converted to other uses (residentIal or commerCial) The 69% absorptIOn rate wlthm
Spnngfield's UGB IS SimIlar ThIS contrasts WIth the MlLPR predictIOn of 20% for the entire
planning penod
Table 2 Unconstramed Vacant Industrial 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%
Sprlnglleld (CI Only) 255 74 181 71%
Source Information dcnved from MILPR (1993) and CIBL (2006) analYSIS performed by Satre ASSOCiates PC
Note There IS a slight dIfference between reportmg methods for mdustrlal acres In the MILSS, which accounted for lands \\lthm Spnngfie!d s
UGB and the CIBL which did not
Table 3 shows the Impact of the proposed PAPA on Spnngfield's current mventones of Campus
Industnal, CommerCIal and CommerCial Mixed Use deSIgnatIOns (The CMU deSIgnatIOn
corresponds to the area of the project that WIll receIve the Nodal DeveloPJ11ent Area designatIOn)
The total supply of unconstramed Campus lndustnalland wlthm Spnngfield WIll be reduced by
75% The combmed overall supply of unconstramed CommerCIal and CommercIal Mixed-Use
land WIll mcrease by 50%
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2 The MllSS uses the tern! "SpeCIal lIght" whIch has smce been changed to "Campus Industrial" In thIS report we
will use the later tenn "Campus Industrial"
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Wntlen Statemen1- February 28, 2007
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Table 3 Spnn{!field Land Use ClaSSifications and Plan Desumatlons Affected bv the Proposal
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Plan Designation
Campus Industnal
Commercial
Commercial Mixed Use
TOTAL
Total
Acres
2129
5645
1578
9352
Vacant
1175
669
131
1975
Unconstrained
742
634
108
1484
Proposed
-560
110
260
Net
Unconstrained
182
744
368
Percent Change
Unconstrained
-75%
17%
241%
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Source Data from CommerCial and Industnal lands Database ECONorthwest, 2006, analysIs performed by Satre Associates, PC
FUTURE LAND SUPPLY
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The short and long term supphes of bUIldable CommefCIal and Campus Industnalland are both
cnl1cally madequate However, the draft Jasper Natron Specljic Development Plan proposes to
add about 20 acres ofCommercml and 118 acres ofCI land to Spnngfield's long-term supply by
the year 2015 Nonetheless, hlstonc mventory absorptIOn rates, when extrapolated mto the
future, predIct a deficIt of Commercial land m 2015 The resultmg mventones of bUIldable
Commercial and Campus IndustrIal lands are shown m the Table 4
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EXIsting
Campus Industnal (CI) 74 2
Commercial (C, CMU) 742
Source analysIs performed by Satre Associates, PC
Absorption rotes are from an analyst'> ofMILSS and ClBL !otudles, and SCLS data (SCLS, p 19)
2015
Jasper-Natron
1178
201
2015
Total
1920
943
AbsorptIon Rate
(acres per year)
139
170
2006-2015
AbsorptIon
1251
1530
2015
Acres
669
,-587
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Table 4 Absorption of SprlDgfield's Land Supply for Relevant DeSignatIOns
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Although the proposed PAP A will slgruficantly reduce the supply of bUIldable CI land,
proJecl1ons mdlcate a small mventory wIll remam m the plan year 2015 Through thIs proposed
PAPA, the supply of CommercIal land wIll be slgmficantly mcreased, yet there wIll sl1ll be a
plan year deficit m thIs mventory Spnngfield's 2015 supply of Commercial land will not meet
demand If the hlstonc rate of absorptIon contmues The effect the proposed PAPA will have on
future land supphes IS mcluded m Table 5
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Table 5 Absorption of Land Supply Under Proposed Amendment
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Post
PAPA
Campus Industnal (CI) 182
Commercial (C, CMU) 111 2
Source analysIs performed by Satre ASSOCiates PC
AbsorptIOn rates are from an analysIs ofMILSS and C1BL studies and SCLS data (SCLS, p 19)
2015
Jasper~Natron
1178
201
2015
Total
1360
1313
AbsorptIon Rate
(acres per year)
139
170
2006-2015
AbsorptIon
1251
1530
2015
Acres
109
-217
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These economIc land mventones m Spnngfield 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
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Lookmg farther mto the future, the relatIve growth predicted for the vanous sectors of the
economy can be analyzed The table below shows projected economic growth for the Southern
Wlllamette 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
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Page 24 of 41
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assocIated wIth commercially desIgnated land Manufactunng, whIle expenencmg a 30%
growth rate, will nonetheless reduce ItS share of the overall economy by 2%
Table 6 2000-2055 Employment Growth by Selected Indnstry Sectors, Sonthern WIllamette Valley
Industry 2000 2055 Growth
Emp Share Emp Share (2000-2055) Shift
Construction 6,586 490% 9,880 510% 50% 020%
Manufaclurlng 22,800 17 20% 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%
Source RcglOnall::.conOlTIlC Opportunities AnalysIs, ECONorthv.cst May 2006, page 13 ShIft calculated by Satre ASSOCIates, Pc.
COMPREHENSIVE PLAN POLICIES
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The Metro Plan has the followmg polIcies directly relevant to the proposed PAPA
EconomIc Element Pohcy #B 6
Inc/ease the amount of undeveloped land zoned for hght Industl/al and commercwl uses
correlating the effective supply In terms of sUltablhty and availablhty wIth the projectIOns of
demand
Econonllc Element PolIcy #B 12
Discourage futU! e Metro Plan amendments that would change development-ready Indu;tnal
lands (slles defined as shOlt-term In the metropohtan Industnal Lands Specwl Study, 1991) to
non-Induslrlal deSignatIOns
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Clearly, these two polIcIes often wIll be m conflict With a lImited supply of urbamzable land,
mcreasmg the amount of undeveloped commercial land WIll frequently be at the expense of the
mventory of mdustnalland The Metro Plan addresses the Issue of conflict between polIcIes
"The respectIVe junsdICtlOns recogmze that there are apparent conjhas and
inconsistencies between and among some goals and pohcles When making deCISIons
based on the Metro Plan, not all of the goals and pohCles can be met to the same degree
In every Instance Use of the Met/a Plan reqUires a balancing of lis varIOus components
on a case-by-case baSIS, as well as a selectIOn of those goals, objectIves, and pohcle;
most pertinent to the Issue at hand"
The Springfield Commerczal Lands Study, the most recent economIc opportumtIes analYSIS
regardmg land suppy, contams the followmg key polICies
"PolIcy I-A Mamtaln a mIxed supply of large and small commerCial sites through strategies
such as rezonmg or annexatIOn to serve Spnngfield' s future populatIOn"
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Wntten Statemen1- February 28, 2007
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"Policy I-C Malntam at least a five-year supply of commercIal land w1thm the Urban
Growth Boundary (UGB) that IS currently served or readIly serviceable wIth a range of urban
public facIlities and servIces"
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"Policy I-B Ensure that an adequate amount of commercIal land IS desIgnated m the
undeveloped IdentIfied nodes such as JasperINatron and McKenzIe/Gateway, to
accommodate a portIOn of the demand for commercIal acreage, and to Implement the policies
and objectIves of the TransPlan "
"Policy 3-A Redesignate and rezone portIOns of mdustnal land or reSIdentIal land wlthm
IdentIfied Employment Center, NeIghborhood Center, or CommercIal Center nodes to
Mixed-Use CommerCIal to achIeve the objectIves of TransPlan, TransportatIOn Plannmg
Rule 12, and to mcorporate hIgher mtenslty development m conjunctIon with reSIdentIal and
employment opportumtIes "
Metro Plan EconomIc Element "Policy #B 6" IS ImperatIve and prOVIdes clearer guIdance than
"Policy #B 12," whIch merely dIscourages The poliCIes of the Sprzngfield Commercwl Lands
Study, particularly "Policy 3-A," clearly trump "PolIcy #B 12" when consldenng the proposed
PAPA The proposed PAPA places the Nodal Development Area overlay deSIgnatIon on most of
the site, addressmg "PolIcy I-B," and "Policy 3-A "
However, the site and surroundmg areas are already subject to some of these Impacts, which may
partIally explam why the site has not yet been developed with CI uses The City'S pre-
applIcatIOn report lIsts "aIr pollutants from surroundmg heavy mdustnal uses, overhead electncal
lines and nearby rall lInes whIch cause problems for certam types of hIgh technologIcal
mdustnes Several hIgh tech firms had conSidered the Pierce Property for a potentIal locatIOn,
and all found It unSUItable because of these problems"
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The reqUIred mventones of Goal 9 lands are approxImate m extent, and there IS fleXibility 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, SUItability of the land for the current
deSIgnatIOn, the availabilIty of substItutes If the deSignatIon IS changed, economIc diversity, and
famIly wage employment
SUITABILITY
The site has been reserved as development ready Campus Industnal land smce 1995 The
majonty of It was deSignated as SpeCIal Light Industnal (the precursor of Campus Industnal) for
years before that DespIte the dwmdlmg supply of CI land, there has been no proposal for a
comprehenSIve development of the site The reasons the project sIte has not yet been developed
are complex However, the sIte IS not Ideal With regard to the qualItIes that the CI deSignatIon IS
mtended to foster and preserve To attract the desrred mdustnes, the zone Imposes performance
standards to reduce conflIcts With adjacent zonmg dlstncts and negatIve Impacts between sites
wltlun the CI district Itself From the Metro Plan, "The actIvItIes of such firms are enclosed
wlthm attractIve extenors and have mlmmal envIronmental Impacts, such as nOIse, pollutIOn, and
VIbratIOn, on other users and on surroundmg areas"
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Wnllen Statement - February 28, 2007
Page 26 of 41
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Lane Metro Partnership confirms this mformatlOn The agency provides economic development
and busmess mformatIon for Eugene, Spnngfield and Lane County, and mamtams a
computenzed mventory of vacant mdustnalland and bUlldmgs They report that while numerous
mqUlres about the subject site are receIved from busmesses consIdenng It as a locatIOn for new
faCIlIl1es, there are common ObjectIOns These mclude the site bemg too close to established
resldenl1al areas for mdustnal uses, and too close to the Kmgsford charcoal plant for high-end
office or research facIlIties
SUBSTITUTION
Despite whatever ImpedIments to campus mdustnal development the site may have, the City
should preserve the current desIgna110n 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 show that thIS strategy IS not as
effectIve as hoped
Commercial land IS SUItable for many hIgh-wage, economic export employers Although the
Campus Industnal zone allows certam manufactunng uses that are not allowed under the
proposed Commercial deslgnal1on, many uses that are penmtted proVide famIly wages New and
growmg sectors of the economy blur the lme between commercIal and mdustnalland use ThiS
IS discussed further m the next sectIon
ECONOMIC DIVERSITY
The Land ConservatIOn and Development CommISSIOn (LCDC) recently reported to the
Governor on the converSIOn of mdustnal land to non Industnalland The report was concerned
wIth mamtammg an adequate local supply of Industnalland and preventmg converSIOns of pnme
mdustnal land to non-mdustnal uses TheIr report was l1tled "Promotmg Prospenty Protectmg
Pnme Industnal Land for Job Growth" It made the followmg observatIOn
"The Issue of converSIOn of mdustnallands IS linked directly to the goal of provIdmg an
adequate supply of mdustnal and other employment land for a vanety of economic
actIvIl1es UntImely or undesIrable conversIOn of mdustnallands, particularly converSIOn
of strategic sites with umque market features, can mterfere With accompllslung the goal
of provldmg adequate land development opportuml1es for economIC growth and Job
creatIOn" (p 11)
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'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/dlstnbutIOn, mdustnal service and waste
management acl1vll1es should be protected from encroachment by mcompat1ble non-
mdustnal uses by placmg these areas m so-called mdustnal sanctuanes" (p 19)
However, the report also observed,
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"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
wIthm the greater Portland metropolitan region Committee members concurred With a
major findmg of GMELS that the line between mdustnal and non-mdustnal use IS
The VIllages aI Marcola Meadows - Zonmg Map Amendment ApphcaIIOn Page 27 of 41
Wollen SIa1ement- February 28, 2007
"New and emerging industrIal uses These are high-tech, bIOtech, some manufacturIng
and research and development and are often located In office and tech-flex settings They
are most productIve when adjacent to similar companIes and theIr non-industrIal
supplIers, lenders and support systems SUItable locatIOns for these actIvItIes Include
many mixed-use zones, as long as their scale, deSign and operatIOnal characterIstIcs are
compatible with surroundIng uses" (p 20)
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becoming increasingly blurred In the new economy because many traded-sector and
industrIal actIvItIes are now camed out In office and tech-flex settings The latter type of
Industnal uses IS perfectly compatIble With other employment actIvities and, thus, can be
accommodated In mixed-use zoning dIstrIcts that Include retaIl, office, instItutIOnal
and/or lIght Industnal and even reSidentIal uses" (p 18)
Although the conversIOn of CI land to other deSignatIOns may seem to have a negatIve effect on
the potentIal for economIc development, the net effect IS very pOSItive when conSiderIng the
benefits of adding to the extremely scarce supply of commercial land As the DLCD report to
the Governor pOints out, high-tech research and development firms are most productIve when
non-industrIal supplIers and supporting servIces are aVailable to them
FAMILY WAGE EMPLOYMENT
Table 7 SprIngfield, Oregon Average Honsehold and Famtly SIZe
Number of IndiViduals
255
303
Average Household
AveraQe Family
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The abilIty for SprIngfield to attract Jobs that proVide a family wage IS among concerns over
changing the CI deSignatIOn of the subject site Although there IS no precIse definItIOn of
"family wage," the term came Into use dUrIng the IndustrIal RevolutIOn when work was
separated from home to a degree not seen before The concern was that the breadWInner earn
enough to allow the spouse to stay home tendIng the house and children It became a somewhat
controversial term, some commentators assignIng sexist overtones to It The follOWing data
(Tables 7 and 8) creates a statIstIcal context for the diSCUSSIOn If "family wage" can be defined
as the gross Income needed to cover typical expenses of the average family, the tables below
estImate these figures In SprIngfield and Oregon
Source U S Census Bureau Census 2000 Summary File 3
Poverty In America 1
E P I'
Two Adults,
One Child
$34,905
$36,408
Two Adults,
Two Children
$43,862
$41,748
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Table 8 Sprmgfield, Oregon TypIcal 2004 Famtly Expenses
Source
1 Poverty In Amenca Project Penn State Umverslty
2 EconomiC Policy Institute
Figures are for tYPIcal expenses Figures for One Adult and Two Children
are WIthin approximately one percent of Two Parent One child expenses
Table 9 below gives U S Census data regarding the medIan Incomes of IndlVlduals and
households Note that the family household Income IS SIgnIficantly higher than the highest
The Vtllages at Marcola Meadows - Zomng Map Amendment ApplicatIOn
Wntten Statemenl- february 28, 2007
Page 28 of41
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Individual median Income Data about the proportIOn of two-Income households or the average
wage of pnnclple breadwInners IS not aVailable Heads of family households may be makIng
slgmficantly more than the average or many households may have two Incomes Some
combInatIOn of the two IS hkely Regardless, It Indicates cautIOn should be used when makIng
assumptIOns about family wages
Table 9 Springfield and Oregon MedIan Incomes
Oregon
Springfield, Oregon
Family Households $55,196 $43,539
Non-family households $29,209 $23,734
All Households $46,393 $37,452
Male full-lime, 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
To assess Impact of the PAPA on family wage Jobs, we can esl1mate the average wage of
employment 111 the relevant land use deSIgnatIOns The table below (Table 10) uses InformatIOn
from the Lane County Council of Governments and the Oregon Labor Market InformatIOn
Service to correlate the esl1mated number of people employed by each Industry sector witrun a
plan deSignatIOn, and the Lane County average pay WithIn each sector, to denve an estimated
average pay for employment In a land use deSignatIOn
Table 10 Plan Deslgnahon Average Wage
CommercIal
Employment
676 2%
779 2%
767 2%
585 2%
8,890 25%
2,455 7%
Industry
Conslructlon
Manufacturing
Trans, Comm , and Utilities
Wholesale Trade
Relall Trade
Finance, Insurance and Real
Eslate
Services
Governmerlt
Total
WeIghted Average Pay
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20,348 57%
1,218 3%
35.718 100%
$25,73213
Comm Mixed Use
Employment
107 4%
99 4%
128 5%
68 3%
332 13%
342 13%
1,252 48%
279 11%
2.607 100%
$30,905 80
Average Pay
$37,751 00
$38,05721
$35,09020
$40,622 86
$19,30919
$34,737 05
$27,34014
$37,239 00
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
Source of Industry sector employment by plan deSignation LCOG - 2004
To better understand the Impact of the PAPA on conditIOns In Spnngfield, Table 11 below
provides an overview of the types of bUSInesses and the approximate number of employees
currently located In the Gateway area (the only other CI zone In Spnngfield with slgmficant
development Most of the bUSInesses lIsted In the table would be allowed WithIn the proposed
PAPA redeslgnatlOns
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Page 29 0141
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Table 11 Types of Busmesses and Approximate Employees for Gateway De\Olopment
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Gateway Businesses Address Type ApproxImate Number
of Employees
Royal Canbbean CruIse Lines 1000 Royal Canbbean Way Travel sales call center 250-500
(3900 Sports Way)
Symantec 555 International Way Computer Support Call 1200
Center Comp Tech
PacrficSource Health Plans 110 International Way Health Insurance 275
Headquarters
Oregon Medical Laboratones/ 123 I nternal,onal Way Medical Laboratones 300
Oregon Vetennary Laboratory
Sacred Heart Medical Center Financial services 260
Foundallon
123 Internallonal Way
Sacred Heart Medical Center Matenals (Supply 30
Matenals Management handlers)
Shorewood PackaglOg Inc 500 International Way Manufacture paperboard 60
packag,ng products
Wholesale dlstnbutlon
Global'ndustnes 950 International Way automotive parts and 10-19
accessones
Grand Slam USA 921 International Way Indoor recreation Batting 1-4
cages, basketball, etc
McKenzie Athletics 909 International Way Uniforms screen prlntlng 10-19
and embrOIdery
PacifiC Office Automation 911 International Way Copier sales and copy'n9 20-49
services
Rex Myers Transfer 915 1 nternatlonal Way Moving and storage 5-9
FedEx 700 Intematlonal Way Couners and messengers 20-49
Learnrng Tree 100 International Way Child Day Care N/A
Planned Busmesses A
ProfessIonal Credit Service Collecllon Agency 177
McKenzie Leasmg and Finance Heavy equipment leaslOg 13
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Source Information gathered from Dex Lane Metro PartnershIp and GLMIS mfo and links
A Professional Credit SeNlce and McKenzie Leasmg and Fmance purchased 7 acres m Gateway and will move headquarters
there Source The Register Guard - Tuesday, November 14 2006
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Table 12 below shows the estImated wages for employment tYPical of the busInesses III the
above table Companng thIs data WIth Table 10 IndIcates that the average pay for employment
III the deslgnatlOns proposed by the PAPA are sImIlar to the average pay III Spnngfield's CI
deSIgnated lands
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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%
OccupatIon
B,II and account collectors
Billing and Posting Clerks
Computer Support SpeCialist
Medical and Clinical Laboratory
T echmclans
Miscellaneous Manufacturing
Travel Customer Service
Representative
Total employees
Weighted Average Pay
Ayerafle Pay
$30,06000
$26,95600
$34,87400
$27,083 00
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60 2 20%
500 1800%
$32,29200
$22,88000
2,772 100%
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$29,97594
Source Wage data for Lane County 2004 from OlMlS webslte except Travel Customer Service Rep starting
pay published In Portland Busmess Journal v November 18 2004
Source Employment data from Lane Metro Partner ship and from mfoUSA webslte
ConclusIon
Economic trends Illdlcate that by the year 2015, Spnngfield's supplies of CommerCIal and
Campus Industnallands wIll be depleted WhIle the Inventory of CI land wIll be small, a deficIt
IS projected for CommerCIal land The proposed PAPA wIll bnng Inventones of these lands
closer to balance, though stIllleavmg a deficit, albeit a smaller deficIt, of CommercIal land
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Metro Plan Policy #B 6 directs the CIty to correlate the effectIve supply III terms of sUitabIlity
and avaIlabIlity wIth the projectIons of demand The sUitabIlIty of the subject sIte for ItS current
CI deSIgnatIon IS questlOnable III lIght of ItS long-standIng undeveloped status despIte the
dWllldlmg supply of CI land By the planmng year 2015 and III the absence of the proposed
PAPA, CI land wIll be In relatIve abundance compared to CommerCIal land If past demand
trends contInue Most of the types of bUSInesses currently III developed Campus Industnal areas
can also locate In CommercIal areas There IS a synergistIc relatIonshIp between Illdustnal and
commercIal uses that reqUires a balance between them m order to sustalll economIc dIverSIty
FInally, analYZIng average wages III the dIfferent land use deslgnatlOns shows that pay rates In
the proposed deslgnatlOns are SImIlar to those III Spnngfield's currently developed Campus
Industnal area
ThIS redeslgnatIon of Campus Industnal land for CommerCIal, and CommerCIal MIxed-Use
development land WIll support the dIversIficatIon and Improvement of the economy It IS
consIstent WIth the pnontIes establIshed by adopted and acknowledged polICies Therefore, the
amendment IS consIstent With statewide plannmg Goal 9
The Villages at Marcola Meadows - Zonmg Map Amendment ApphcatlOn
Wnllen Slatement - February 28, 2007
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GoalIO - Houslltg: To provIde for the housing needs of cItIzens of the state
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ResDonse
Goal 10 reqUires bUildable lands for residentIal use to be mventoned and reqUires plans to
encourage the avallablltty of adequate numbers of needed housmg uruts at pnce ranges and rent
levels commensurate With the financIal capabilities of Oregon households Oregon
Admlmstral1ve Rule 660 DlVlSlOn 8 defines standards for compliance With Goal 10 OAR 660-
008-00 I 0 reqUires that
Sufficient bUIldable land shall be designated on the comprehenSIve plan map to satIsfY
housing needs by type and density range as determined In the houszng needs projectIOn The
local buzldable lands znventory must document the amount of bUIldable land zn each
resldentwl plan desIgnatIOn
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Approval of the applicant's proposed PAPA changmg approXimately 19 acres from Campus
Industrial to MedIUm Density Resldenl1al on the Metro Plan dIagram and zomng map, reqUires
compliance With statewide plannmg Goal 10, Housmg (OAR 660, DlVlslOn 8) (The total acreage
of MedIUm Density Resldenl1alland IS proposed to mcrease from 35 7 to 547 acres) The Post
Acknowledgement Plan Amendment (PAPA) IS consistent With the parts of the Metro Plan
wluch address the reqUirements of Goal 10
The Eugene-Sprzngfield Resldentwl Lands Study (RLS) was completed m 1999 as a techmcal
document mfonmng policy changes to the Metro Plan as part of the area's penodlc review
reqUirements The RLS was acknowledged by the state Land ConservatIOn and Development
COIrumsslOn 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
parl1cular densll1es or numbers ofumts on specific sites or wlthm the metro area as a whole
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The RLS contams a detailed site mventory m the Techmcal AnalYSIS, whICh IS summanzed
below (Table 13) as It pertams to the subject sIte
Table 13 ReSldent131 Land Stndy SIte Inventory Mareola Meadows Property
SIte (Subarea 18\ Total Acres UnbUlldable Acres Constrained BUIldable Acres
2 37 1 0 4 0 0 36 7
Source ReSIdentIal Lands and Housmg Study Drafllnventory Document 1999 page 64
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Of the subject site's total bUildable reSidential gross acreage that was mcluded m the
mventory, all 37 I acres IS designated for MedIUm Density Resldenl1al development The
RLS assumes that 32% of reSidentIal lands Will be developed With non-resldenl1al uses,
mcludmg public and CIVIC uses, roads, etc Subtractmg thiS 32% leaves 25 2 net acres that
one can reasonably assume was considered available for development m the RLS
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DensIty AssumptIOns
The RLS does not specIfY an assumed average density m the MDR deslgnal10n Rather, It
outlines 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 ofhousmg types wlthm each reSidentIal designatIOn (page 21)
and the assumed density by housmg type (page 22)
The VIllages at Mareola Meadows - Zomng Map Amendment Application Page 32 of 41
Wntlen Statement - February 28, 2007
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The RLS also contains data summanzlng actual bUIlt densItIes In the metro area However, only
limIted data was avmlable, and bUIlt densItIes were assumed based upon data from years 1986,
1992, and 1994 USing these three years, the data show bUIlt denSItIes between 21 and 23 umts
per net acre for multI-famIly development (RLS Techmcal AnalysIs, p 21) No longer-term
trend analysIs IS avaIlable
These figures reflect bUIlt densIty for multI-famIly projects only, not all development bUIlt In the
MDR desIgnatIOn Since Single famIly houses and duplexes are allowed In MDR, the average
densIty across the desIgnatIOn IS likely slgmficantly lower WhIle average densIty figures have
not been calculated for MDR areas due to the dIfficulty of obtaining the data, Single famIly
development occurred at roughly 4 umts per net acre and duplex development at 10 umts per net
acre dunng the same years (RLS TechnIcal AnalYSIS, Page 21)
Surplus of Resldentlal Land
There IS documented a net surplus ofresldentIalland to serve metro hOUSing needs through 2015,
for all reSIdentIal land categones combined, and medIUm denSIty reSIdentIal land In partIcular
The companson of resIdentIal land supply and demand IS shown In Table 14 below
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Table 14 Compamon of ReSidential Land Snpply and Demand, In Acres
Medium DenSity ReSidential
Supply 828
Demand 589
Surplus . 239
SOUlce RLS Technical Analym, J999, page 52
All ReSidential
5,802
4,564
1,238
The supply figures also do not Include mIxed-use and commerCIal deslgndtlOns that can
accommodate reSIdentIal development In addItIOn to calculating supply and demand In acres,
the RLS consIdered the supply and demand for hOUSing umts ThIS companson also shows a net
surplus across all reSIdentIally deSIgnated land, and WIthin the MDR deSIgnatIon In partIcular, as
shown In Table 15 below
Table 15 Compamon of ReSIdential Land Snpply and Demand, In DUlts
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Medium DenSity ReSidential
Supply 13,078
Demand 9,432
Surplus 3,646
SOUl ce fiLS Technical Analyw, 1999 page 53
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All ReSidential
48,519
40,406
7,913
If the assumed surplus of medIUm denSIty umts (3,646) IS dIVIded by the assumed number of
surplus medIUm denSIty acres (239), the denved denSIty for MDR land IS 15 25 umts per net
acre ThIS IS not, however, an adopted denSIty assumptIon
The RLS does not specIfy how to determine expected denSIty or number of umts on a partIcular
sIte One source of expectatIOn IS the McKenZIe Gateway MDR sIte Conceptual Development
Plan, whIch accommodates a total of 1,195 umts across 185 acres, at an average denSity of II
umts per acre, In ItS preferred alternatIve (Scenano E) AlternatIvely, one can estImate the
The VIllages aI Marcola Meadows - Zonmg Map Amendment Apphcallon
Wnllen Slatemen1- February 28, 2007
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Page 33 of41
amount of expected development on the site by extrapolatmg assumptIOns contamed wlthm the
Residential Lands Study itself
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In fact, the applIcant's proposal retams a surplus m the residential housmg mventory, wlule
mcreasmg the mtenslty of residential development This strategy supports nodal development
and fulfills the reqUirements of Goal 10 by accommodatmg a quantity of Units that can be
reasonably defended given the adopted findmgs, analysIs, and polIcies contained In the RLS
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DensIties will In fact be Increased over what would otherwise lIkely be bUilt The Residential
Lands Study concluded that through the planning honzon (2015), the area would have a surplus
of land In all types of residential land use categories The study was adopted and Incorporated
Into the Metro Plan In 1999, and was acknowledged by LCDC as meeting the area's Goal 10
reqUirements Specifically, the RLS concluded that there was a surplus of 239 acres and 3,646
Units In the MDR category (Metro Plan, pages IIl-A-3 and II-A-4)
In addition, the applicant's proposal IS supported by applicable Metro Plan housing polIcies,
including those m the residential land supply and demand, resIdential density, and design and
nuxed-use areas, as outlined In the Metro Plan SpecIfic Elements sectIOn, (beginning at page
32 below)
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OAR - DIvIsion 8 does not prohibit creatmg additional residential land after a local government
has established an adequate supply Therefore, for the purposes of DIVISion 8, It IS not necessary
to establish a maximum acreage or to JUStify the designatIOn of residential land In excess of
projected land needs The Resldentzal Lands and HouslIlg Study estimates of the long term
projected land needs, and the determinatIOn that there IS an adequate Inventory, served to
demonstrate that the minimum 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 planning goal, there would be a
greater burden of JustificatIOn for the expansIOn of residential lands The exacting standards for
taking 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 660-004-00 I 0(2), such an exceptIOn IS not reqUired m tlus case Once the
suffiCiency of the land supply IS established, determining the extent of the Goal 10 land supply
above that level IS merely a matter of polIcy for the local JUrisdictIOn
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In summary, our analySiS finds that the applIcant's plan amendment proposal meets the
reqUirements of stateWide planning Goal 10, supports applicable adopted poliCIes, and furthers
the objectives of nodal development
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The VIllages at Marcola Meadows - Zomng Map Amendment ApphcatlOn
Wntten Statement - February 28, 2007
Page 34 of 41
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Goal 11 - Publtc Faclllues and Services: To plan and develop a tImely, orderly and efficIent
arrangement ofpublzcfacllztles and servIces as aframeworkfor wban and rural development
OAR 660-011-0005(7)(a)-(d) DefiJlltlOn of Publtc Facllttle'
(a) Water
(b) Sanztary Sewer
(c) Storm sewer
(d) TransportatIOn
Pursuant of statewIde planmng goal II, the City of Spnngfield has adopted or endorsed the
following documents
. Eugene-Sprzngfield Metropolztan Area General Plan, revIsed 2004
. CIty of Sprzngfield Zomng Map, May 2006
. Eugene-Sprzngfield Metropolztan Area Publzc Facllztles and ServIces Plan, 2001
. CIty of Springfield Storm water Management Plan, RevIew Draft January, 2004
. CIty of Sprzngfield Storm water Management Plan, Major Basins/Sub Basins Map,
RevIew Draft, January, 2004
. CIty of Springfield Conceptual Road Netwo, k Map, Updated July, 2005
· CIty of Springfield Drznkzng Water ProtectIOn Plan, adopted May, 1999
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ResDonse
The Eugene-Spnngfield Metropolztan Area General Plan DIagram and the CIty of Spnngfield
Zonzng Map shows that the subject sIte IS inSIde of the CIty of Spnngfield Urban Growth
Boundary StatewIde Planning Goal 11 ensures that publ1c faCIlItIes and servIces are provIded In
a timely, orderly, and effiCIent manner ThIS apphcatlon proposes to amend the Eugene-
Splzngfield Metropoiltan Area General Plan Dzagram and wIll not affect proVISIOn and
arrangement of pubhc facllltles and servIces The followmg findIngs demonstrate that the
eXlstmg pubhc faclhtles and servIces have the capacIty to serve future development on the
subject sIte and will be provided In a timely, orderly, and effiCient manner Subsequent plannIng
actIOns hmlted to the subject sIte (I e Master Plan and SIte Plan apphcatlOns) In due time wIll
address the arrangement of pubhc faclhtles and servIces on the subject sIte See ExhIbIts Sand 9
for more InformatIOn
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Potable Water ServIce
The subject sIte WIll be served by connectIng to eXIstIng Spnngfield Utlhty Board (SUB) water
lInes adjacent to the sIte There are SIX potential water hnes adjacent to the subject sIte to have
the capacIty to serve future development There are two 12" PYC water lInes along 2Sth street
have the capacity to serve development In the southwest portion of the subject sIte There IS an
IS" water lIne In the RIght -of-Way of 31" street that has the capacIty to serve future
development Currently, there are two ]0" water hnes that can serve future development on the
west portIOn of the subject sIte One of these water hnes In located approxImately 100' north of
the center line of/Bonnie Lane and the other IS approxImately 120' south of the center lIne of
Bonrue Lane AdditIOnally, there IS a 16" water lIne on the south SIde of Marcola Road
approxImately 1075 ft west of the IntersectIOn of Marcola Road and 2Sth street that has the
ablhty to serve development In the southern portIOn of the subject sIte The water hnes In
Marcola Road and 31 ,t Street contaIn suffiCient capacIty to serve the sIte Therefore, thIS key
urban servIce WIll be prOVIded In an orderly and effiCient manner
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The VIllages at Marcola Meadows - Zoning Map Amendment ApplicatIOn
WntIen Slatemen1- February 28, 2007
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Sanitary Sewer
The City of Spnngfield provides sarutary 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 lInes 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 Ime for the City of Sprmgfield traverses the lower third of the subject site that flows east to
west and collects all samtary sewer water for the subject site with some fill reqUIred m the north
The northeast corner of the project Will be served by an eXlstmg sewer m 31 st Street Currently,
thiS mam Ime has the capacity to faCIlItate the proposed development's sanitary sewer needs
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TransportatIOn
The project area IS currently served by Marcola Road, 28'\ and 31 st streets Marcola Road, the
southern border of the subject site, IS fully Improved and IS deSignated as a Mmor Artenal 28'h
and 31 st streets border the eastern boundary of the subject site The City of Spnngfield's
Conceptual Road Network Map Identifies 28'h and 31 st streets as the "31 st Street Connector" The
28'h street portion of the 31 s, Street Connector IS fully Improved and claSSified as a Collector
street Thlrty-FlfSt Street IS not fully Improved and also IS claSSified as a Collector street
Currently, 31 s, street IS a two-lane asphalt paved road that does not have gutters, curbs, or
Sidewalks, although there IS a City of Spnngfield 10' utilIty and Sidewalk easement on the west
Side of 31 s, street to faCIlItate road Improvements m the future
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There are three sewer hnes that connect to the mam trunk Ime on the subject Site, an 8" PVC Ime
connects to the mam trunk Ime from the south, approximately 250' west of the mtersectlon of
28'h street and Pierce Parkway, an 8" PVC Ime runnmg north and south along 31s' street connects
to the mam trunk Ime from the north m the pubhc Right-of-Way for 31s' street, an 10" concrete
Ime 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, tlus key urban service Will be
proVided m an orderly and effiCient manner
In thiS sectIOn of thiS statement addressmg Statewide Plannmg Goal 12 - "Transportation" there
are additIOnal findmgs regardmg pubhc faclhtles and services, and those diSCUSSIOns are hereby
referenced and mcorporated
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Storm Water Control
The subject site IS located m #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 pohcles and regulatIOns Prehmmary 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 mfonnatlOn
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ConclUSIOn
The subject site IS mSlde of the Eugene-Spnngfield Metropohtan Urban Growth Boundary and
City of Spnngfield city hmIts ThiS enables pubhc faclhtles and services to be extended to the
site m a timely, orderly, and effiCient manner The subject site has eXlstmg pubhc faclhtles and
servIces adjacent to the site which also have the capacity to serve future development Therefore,
thiS amendment IS m comphance WIth Goal II
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The VIllages at Marcola Meadows - Zonmg Map Amendment Apphcatton
Wntten Statement - February 28, 2007
Page 36 of 41
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Goal 12 - TransportatIOn' To provide and enwUl age a safe, convement and ewnonllC
transportatiOn system
ResDonse
Goal 12 IS Implemented through DlVlSlOn 12, OAR 660-012-0000 et seq The goal and dlVlslOn
are Implemented at the local level by the Eugene-Springfield MetropolItan Area TransportatiOn
Plan (TransPlan) acknowledged for complIance with Goal 12 m 2001
Plan amendments and land use regulatIOn amendments are regulated under OAR 660-012-0060,
the "TransportatIOn Planmng Rule" If an amendment slgmficantly affects a transportatIOn
facIlIty, a local government must provide a form of mItIgatIOn OAR 660-012-0060(1) states
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"A plan or land use regulatIon amendment slgmficantly affects a transportatIOn facIlIty If It
would
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(a) Change the functIOnal classIficatIOn of an eXlstmg or planned transportatIOn faCIlIty
(exclusIve of correctIOn of map errors m an adopted plan),
(b) Change standards Implementmg a functIOnal classIficatIOn system, or
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(c) As measured at the end of the planmng 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
mlmmum 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 mmlmum acceptable performance standard
IdentIfied m the TSP or comprehenSive plan"
OAR 660-012-0060(1),
WIth regard to OAR 660-012-0060(1)(a) and (b), the proposed Post Acknowledgement Plan
Amendment (PAPA) would not change the functIOnal classIficatIon of any transportatIon faCIlIty,
nor would It change the standards for Implementmg a functIOnal classIficatIOn system
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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 City of Sprlllgfield 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
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The VIllages at Marcola Meadows - Zonmg Map Amendment ApplicatIOn
Wnllen Stalement - February 28, 2007
Page 37 of41
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demonstratIOn of comphance wIth the provIsIons of the acknowledged comprehensIve plan and
Implementing regulatIOns
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WIth regard to OAR 660-0l2-0060(1)(c)(B) and (C), a Traffic Impact AnalysIs (TIA) evaluatmg
the performance of eXIstmg and planned faclhtIes as a result of the development proposed by tlus
apphcatlOn has been performed That TIA (Attachment 1) IS submItted concurrently wIth thIS
wntten statement and the findmgs of that analysIs are hereby mcorporated by reference
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TIA Scoam!!
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 AccordIng to OAR 660-0 I 2-0660(4)(b)(C), transportatIon faClhtles,
Improvements or servIces Included In a metropolItan planmng orgamzatlOn's federally-approved,
financIally constraIned regIonal transportatIOn system plan must be Included In tlIe analysIs The
MetropolItan PlannIng CommIttee adopted the Central Lane Metropolltan Planmng
OrgamzatlOn RegIOnal TransportatIOn Plan on December 9, 2004 The MPO-RTP estabhshed a
plannIng honzon of2025 Tlus IS the plannIng honzon used by the TIA The follOWIng projects
(Tables 16, 17 and 18) are wIthIn the study area of the TIA and are hsted In MPO-RTP "Table la
- FInancIally ConstraIned CapItal Investment ActIons Roadway ProJects"
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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 Spnngfleld $248 000 0 712
Improvements
42nd Street at 42nd SVHwy 126 T raffle control Springfield $200 000 0 799
H,ghway 126 Improvements
Eugene-Springfield @ Mohawk Boulevard Add lanes on ODOT $310,000 068 821
H,qhwav (SR-1261 Interchanqe ramps
Table 17 Project Category New Collectors
Name Geographic Limits Descnptlon JUrisdiction Estimated Length Number
Cost
V Street 31st Street to Marcola New 2 to 3Mlane Springfield $2 173,000 065 777
collector
Table 18 Project Category Urban Standards
Name Geographic limits Desen pllon JUriSdiction Estimated Length Number
Cost
42nd Street Marcola Road to Reconstruct to 3 Springfield $2,551,000 103 713
RaIlroad Tracks lane urban
facility
315t Street Hayden Bridge Road to Upgrade to 2 to Springfield $1,300,000 085 765
U Street 3-lane urban
facllltv
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Because the ultimate purpose of the proposed PAPA IS to gaIn approval of a master planned
development, transportatIOn modelIng of post-development tnp generatIOn IS based on the
prelImInary plan (see Attachment 2) In addItIOn to calculatIng the maxImum Impact of future
development restrIcted only by the regulatIOns of the proposed plan deSignatIOn, the TIA
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Wntlen Statement - February 28, 2007
Page 38 of41
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employed an altematlve 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 stlll results III fewer velucle tnps than the unrestncted worst-case The TIA
compared the Impacts of future development under the eXlstrng plan designations, under the
proposed plan designatIOns without restnctlons, and under the restncted proposed plan
designatIOns The mtegnty of the post-development transportatlon modehng assumptions can be
assured by the condItIOnal approval of the proposed PAPA and mamtamed by subsequent site
plan review and development constramts
Traffic Imoact
OAR 660-012-0060(1)(c)(B) Though some faclhtles w1thIll the scope of the study are projected
to operate below the performance standard III the plan year, none will do so as a result of the
proposed PAP A Those facilItIes projected to operate below the performance standard III the
plan year will do so regardless of the proposal under review Therefore, no faCIlitIes are
slgmficantly affected under tlus defimtlon
OAR 660-012-0060(l)(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 faclhty IS Significantly affected under this defimtlOn
. Mohawk Blvd @ Eugene-Spnngfield Hwy eastbound ramps
OAR 660-012-0060(3) permIts local governments to approve a PAPA that slgmficantly affects a
faclhty without requmng that mltlgatlOns bnng the faclhty up to the apphcable performance
standards ThIs IS allowed only where the faclhty IS currently operatmg below the performance
standard and, despite any planned faclhtles as defined m SectIOn (4) of the TPR, It IS also
projected to operate below the performance standard III the plan year Takmg IlltO account the
planned facilitIes preVIOusly discussed, the TIA demonstrates that these condJt1ons are met for
the faclhty hsted above OAR 660-012-0060(3) reqUires transportatIOn Improvements that
mltlgate the net Impact and aVOid further degradatIOn III the development (openmg) year To
address Impacts at the eastbound ramps of the Mohawk Blvd @ Eugene-Spnngfield Hwy
IlltersectlOn the TIA proposes the followmg mitIgatIOn
. Traffic control changes allowmg left-turns form the eastbound ramp center lane
WIth regard to OAR 660-012-0060(l)(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 faclhtles below the mlmmum acceptable performance
standards Identified m TwnsPlan nor worsen the performance of transportatIOn faclhtIes 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
faclhty The TIA proposes to mitIgate the degradatIon of the faclhty 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 comphance WIth OAR 660-012-0060 Therefore,
The Villages at Marcola Meadows - Zonmg Map Amendment ApphcatlOn
WrItten Statement - February 28, 2007
Page 39 of4]
ReSDonse
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the City of Spnngfield can find that the proposed PAPA IS consistent with Statewide Planning
Goal 12
Goal 13 - Energy ConservatIOn' To conserve energy Land and uses developed on the land
,hall be managed and controlled so as to maXlInlze the conservatIon of all forms of energy,
based upon sound economiC prmclples
The purpose of thiS Metro Plan Diagram Amendment (PAPA) applIcatIOn IS to alter the Metro
Plan Diagram designatIOns for the subject Site, elIminating the Campus lndustnal deslgnal1on,
then applYing and reconfigunng Commercial and MedIUm-DenSity ReSidential designatIOns on
the subject Site, and applYing the Nodal Development Area designation overlay to portIOns of the
subject site
The Metro Plan IS an acknowledged plan by the Oregon Department of Land ConservatIOn and
Development Therefore, the Metro Plan IS currently consistent With the provIsions of Statewide
Planmng Goal 13 The City of Spnngfield adopted the Metro Plan (Ordinance No 6087) on
May 17, 2004 ThiS applIcatIOn does not amend any component of the Metro Plan that IS related
to Goal 13 as adopted by Spnngfield City councIl on May 17, 2004 Therefore, thiS PAPA
applIcal10n IS consistent With the Metro Plan and Statewide Planrung Goal 13
ResDonse
All of the parcels affected by thiS applicatIOn are currently Within the Urban Growth Boundary
and were annexed Into the City of Spnngfield The annexatIOn was made In complIance With an
acknowledged comprehenSive plan and Implementing ordinances, and establIshed the aVailabilIty
of urban faCilities and services Therefore the amendment IS consistent With Statewide Planning
Goal 14
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Goal 14 - UrbanizatIOn: To prOVIde for an orderly and effiCIent twnsztwnfrom rural to urban
land use
Goal 15 - Wlllamette River Greenway To protect, conserve, enhance and maintain the natural,
scenzc, hlstorzcal, agrzcultural, economIc and recreatIOnal quahtles of lands along the
WIllamette R,ver as the WIllamette River Greenway
ResDonse
The subject site IS not Within the WIllamette River Greenway Therefore, thiS goal IS not
relevant and the amendment Will not affect complIance With Goal 15
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Goal 16 through 19' (Estuarine 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
Involved In the amendment Therefore, these goals are not relevant and the amendment Will not
affect complIance With Goals 16 through 19
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The VIllages al Marcola Meadows - Zonmg Map Amendment ApphcatlOn
Wntten Statement - February 28, 2007
Page 40 of 41
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W,th regard to SDC 12 030(3)(d)1 ,the second cntenon ofSDC 7 070(3) IS as follows
SDC 7070(3)(b) AdoptIOn of the amendment must not make the Metro Plan lIlternally
lIlCOnslstent
Responses were presented earher m thIS wntten statement to address the cntenon of SDC
12030(3)(a), "ConsIstency wIth apphcable Metro Plan polIcIes and the Metro Plan dIagram"
Those responses are here mcorporated by reference
SDC 12.030(3)(d) Legislative ZOlllng Map amendments that lIlvolve a Metro Plan Dzagram
amendment shall
1 Meet the approval crzterza specified III ArtIcle 7 oftlus Code, and
2 Comply with Oregon Administrative Rule (OAR) 660-012-0060, where applzcable
SDC 12030(3)(d)1 was addressed prevIOusly WIth regard to SDC 12 030(3)(d)2, responses
were presented earher m thIS wntten statement to address the cntenon of SDC 12 030(3)(d)(l)
whIch referred m turn to SDC 7 070(3)(a), "The amendment must be consIstent wIth the relevant
StatewIde Planmng Goals adopted by the Land ConservatIOn and Development CommIssIOn"
Oregon Admmlstral1ve Rule (OAR) 660-012-0060 sl1pu1ates how apphcal10ns such as thIS must
address StatewIde Planmng Goal 12 The prevIOus sectIOn of thIS wntten statement addressmg
StatewIde P1annmg Goal 12 IS here mcorporated by reference
VI CONCLUSION
Based on the above analysIs and findmgs of comphance wIth approval cntena and adopted plans
and pohcles, the requested Zonmg Map Amendment 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 Marcola Meadows - Zonmg Map Amendment ApphcalIon
Wntten Statement - Febmary 28, 2007
Page 41 of41
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EXHIBIT 1
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K & D ENGINEERING, Inc
Engmeers . Planners. Surveyors
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Legal descriptIOn
For
"Mal cola Meadows" Comp Plan and Zone Change,
,
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Two (2) Parcel. ofland located 111 Spullgfield, Olegon that ate 1110le pattlcularly
dCSCllbcd as follow,
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Pal cell
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Beglnnlng at a pOlnt on the North marg~n of Marcola Road, sald pOlnt belng North 89
57' 3011 East 2611 60 feet and North 00 021 00" Webt 45 00 feet from the Southwest
corner of the Felix Scott Jr D L C No 51 In Townshlp 17 South, Range 3 Neat of the
Wl11amette Merl.dl.<ln, thence along the North marglD of Man.ala Road South 99 571 3D"
West 1419 22 feeL to the SoutheasL corner of Parcell of Land ParLitlon Plat No 94-
P0491, Lhence leavlng Lhe North margl11 of Marcola Road and rurmlug along Lhe Cast'
boundary of Bald parcell and the Northerly cxtensl0n thereof North 00 02 I 00 If Weot
516 00 feet to a p01nt on lhe South boundary o[ NICOLE PARK as platted and recorded ~n
F1.1e 74, b11des 30-33 of the Lane County Oregon plat Records, Lhenee along the South
boundary of said NIC.OLE :PARK NorLh 09 571 3011 East 99 62 feet to the Southeast corner
of sald NICOLE PARK, thence along the East boundary of satd NICOLE PARK North 00 021
00" Went 259 82 feet to the Northeast corner of saId NICOLE PARK, thence along the
North boundary of sa1d NICOLE PARK South 89 58' 0011 WesL 6 20 feet to the SoutheclElt
corner of LOCH LaMOND TERRACE FIRST ADDITION) as platted and recorded 111 Book 46, Page
20 of the Lane County oregon Plat Records, thence. along the Easl boundary of saJ.d LOCH
LOMOND leRRACE li'IRST ADDITtON North 00 O? I 00" West 112 BS feet to the Southwest
corner of AUSTIN PARK SOUTH as platted and recorded 1n Io1.1e 74, S11des 132-134 of the
Lane County PIal Records, thence along the South boundary of sald AUSTIN PARK South
North OS 58' 0011 East 260 00 feet to lhe SouLheast corner of ~u~d AUSTIN PARK SouLh
lhence along lhe Fast boundary of ea~d AUSTIN PARK South North UO 02' 0011 WebL 909 69
feet to the Northeast corner of &a1d Aust~n Park SouLh, said p01.nt be1ng on the South
boundary of that certa~n tract of land dcscr1bed 1n a deed recorded July 31, lS41, ~n
Book 359, Page ')BS of the Lane County Oregon Deed Records, thence along the South
boundary of Sdld lust descr~bed LLact North 79' 41' 54" Cast JOB3 15 feet Lo the
Lntersection of the South 11.ne of the last descrlbed tract and the cdsl I1ne oi that
cer~a1.n tract of land conveyed to R H P1erce and Elizabeth C P1erce and recorded 1D
Book 238, Page 464 of the Lane County Oregon Deed Recordsl thenc...e along the Cabt l1.ne
of sa1.d last descr:Jbed trac...L South 00 021 00" Cast 1991 20 feet to the po~nt o[
be9~nning, all ~n Lane County, Oregon
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Page 1 of 2
276 N W IhckolY Street. POBox 725. Albany, OR 97321 . (541) 928-2583 . Pax (541) 967-3458
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K & D ENGINEERING, Ine
Ellgilleers . Plallllel s . Surveyors
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Pal eel 2
Beg~nn~ng aL a YOlnt tD the center of CounLy Road No 753, 3170 24 teet SouLh and
1319 9 feeL East of the Northwebt ~orner o( the Felix Scott Donatlon land Cla~m No
82, lU Townshlp 11 South, Range 7 West of the Wl11amette Merldlan, and belng 866 feet
South of the Southe.ast c.orner of tract of land conveyed by The Travelers Insurance
Company to R 0 Kercher by deed recorded J.n Book 109, Page 260, Lane County Oregon
Deed Records, thence WesL 1310 feel to a pOlnt 15 links East at Lhe West 11n8 of the
Fellx Scott Donatlon Land ClaJ.m No 82, NotJ.fJ.catlon No 3255, J.O Township 17 South,
Range 2 West of the WJ.llamette MerJ.dian, and runnJ.ng lhence South parallel WJ.Lh and 15
IJ.nks dlstant from saLd WesL l~ne of sa~d Donat~on Land Cla~m a distance of 2304 76
feet to a pOlnt 15 links Easl of the Southwest corner ot sald Donat~pn Land Cla~m,
Lhence Baal [ollow~ng along the cenLer IJ.ne of County Road No 278 a dlstance of IJI0
feet La a pOlnt ~n the center of sa~d County Road No 270 due South of the place of
beg1nnJ.ng, thence North following the center lJ.ne of said County Road No 753 to the
pOlnt of beglnnlng, all In Lane County, Oregon,
EXCEPI the rlght of way of Lhc Dugenc~Wcndllng Branch of the Southern P~Gl[LC
Rallroad,
ALSO EXCEPT LhaL portlon descr1bed ~n deed to The Clty of Eugene, recorded 1n
Book 359, Page 285, I,ane County oregon Deed RecordE,
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ALSO EXCEPT beginnlng at a pOlnt WhlCh 18 lS89 47 teet South and 1327 33 feet
East of the SouLhwesL corner of Seetlon 19, Townshlp 17 South, Range 2 West,
Wlllamette Merldlan Lane County, Oregon, Ba~d point also belng Opposlte and
20 feet Easterly from Stat10n 39+59 43 P 0 S T , sa1d SlaL~on belog 1n the
center line of the old route of County Road No 112-5 (formerly 11753), thencE'"
South 0 II 1 Wes~ 183 75 feet Lo th~ ~ntersecL~on wlth Lhe Northerly Rallroad
R1ght of Way l~ne, Lhence SouLh 84 45' W~st 117 33 feet, Lhence SouLh 79 301
Wesr 48 37 feet to Lhe lntersectlon of sald Ra~lroad Rlght of way 11ne wlth
the Southerly Rlght of Way l~ne of the relocated sald County Road No 742-5,
thence along the arc or a 316 48 foot radlus eurve left (the chord of WhlC.h
bears NorLh 39 03 I 3511 East ~61 83 feet) a d.J.Eltance of 269 94 feet to the
place of beglnning, in Lane County, Oregon,
AI.sa EXCEPT that porL~on described in deed to Ldne County recorded October 19,
19!.>5, RecepL1..on No 68852, I,ane County Oregon Deed Records,
ALSO EXCEPT that portlon described ln deed La Lane County rccolded January 20,
1986, Rpcept~on No 86022] " Lane County Offlc~al Records,
ALSO EXCEPT that porLion descrlbed J.n Lhat Deed to lhllamalane Park and
ReereatJ.on Distrlct recorded December 4, 1992, ReceptIon No 9268749, and
Correctlon Deed recorded February 9, 1993, RecepLion No 9308469, Lane County
Offlc~al Records,
ALSO hXCDPT that port~on descrlbed 1n Fxhlblt A of Lhat Deed Lo the Clty of
SprlngfJ.eld, recorded September 22, 1993. Rcceptlon No 9360016, Lane County
O[flc~al Records
nLSO EXCEPT Marcola Road Indubtrlal Park, as platted and recorded In Flle 75.
S11des 897, 898 and 899, Lane County Plat Recordst Lane County, Oregon
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Page 2 0/2
276 N W HIckory Street' PO Box 725' Albany, OR 97321' (541) 928-2583' Fax (541) 967-3458
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S~P-28-2006 14 14
541 485 03( EXHIBIT 2
d Cordell
(f)
cr 2,l.tt..4 z.z4
R&TURN TO CASCADE TITLe CO
... t.;vDS~ ()3'i'-l6~
~ \1-D~-~-Il"ZSoO
11-Cl:t.~~-Q"~ 1800
Afterreoo~d\IJ
1111 Wlllam~tta Street
_l'lInQnP. OR ~7401.3107
( Dlvlslo~ 0' Chi.' Depyly Olerk
L.... Counly D..... ...d R.......d.
Until a change is requested,
mall aU lIIX statements to:
sn sIlr:l.nefiald. LLC
-5440 LouteLn ste 102
Ileno, NV
2006-024293 '\
UU I ~m IIII~ U~IIIIII[m $51,00
.. 29 04/101Z006 03 :55: OS pn
RI'R-DEED Cftl=l Stn=9 CASHIER C4
$30,00 $11.00 $10.00
Tax Account No,
TRUSTEJtS' DEED
(Statutory Bargain and Sale Deed)
Allan Millar Pierce and Nonnon J. LeCompte, Jr, as Co-Trustees pUfll\lllllt to the
wi win and Testament of Elizabeth C. PIerce, a deceased person, and Allan Hillar Pierce and
Nonnan 1 LeCompte, Jr., as Co-Trustees pursuant to the Last Will wad Testament of
Ralph H Pierce, a deceased person (colleotively, "Grantor"), convey to SC Springfield LLC. a
Delaware lunited \lability company ("Grantee'? the real property descnbed on the attached
Exlnblt A, together with all of the rigbt, till.. and interesl of Grantor tn, to end under adjoining
st:l'eel8. rights of way lI11d easements.
The true consideration for this conveyance is Ei,\lht Million Dollars ($8,000,000), plUd by
lUl 8ecommodator P\lf!j\l8l\t to Section 1031 of the United States Intema1 Revenue Code
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON
TRANSFERRINO FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF
ANY. UNDER ORS 197.352, THIS INSTRUMENT DOES NOT AI.J..OW USE OF TIlE
PROPERTY DESCRD3ED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE
LAND USE LAWS AND REGULATIONS. BEPORE SIGNING OR ACCEPTING TIllS
INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD
CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO
VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AOAINST
FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30930 AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, If' ANY, UNDER ORS
197 352.
SIGNATURE PAGE FOLLOWS
TRUSTEES' DEED. Page I
o \u,rlNJL\CllCll~Ple"," TrustIMarlln Saloldoodl\ll 060331.&.0
SEP-Z8-2006 14 14
Cr ;orda 11
641 486 0307
.. .
DATED: AprilL, 2006.
D
~J
Allan Hdlar lerce, Co-Trustee pumlllJlt to the
Last WlIl and Testament of Elizabeth C. Pierce,
a d~ased pmon
Norman J. LeCompte, Jr., .Trusl p\ll'S\lant
to the Last Will and Testament of
BIIz C. PIerce, a deceased person
Allan HllIar Pierce. Co. Trustee pursuant to the
Last Win and Testlm1ent of Ralph H. PIerce, a
deceased person
~-
NOllDan J LeCompte, Jr., C Truster pursuant
to the Last Will and Testammt of
Ralph H. PIerce, a deceased person
STATBOFOREOON )
) 88.
COUNTY OF LANE )
This inslnlment was acknowledged before me on Aprll/() . 2006, by Allan HiIlar
Pierce, Co-Trustee pursuant to the Last Will and Testament of Eb~ C. l'ieroe. a deceased
pel'$on, and Co. Trustee pursuant to the Last Will and Testament of Ralph . a deceased
person ,
r-u...."." .
~. ~HIi.=_
~ f)I>IPSI/l.G.IST2&,.....
,,1M',
TRUSTEES' DEEP -l'age 2
G \usr\NI~\Cllo:fttll'l"",,, T",stIMlll\In Saleldeed 1\11060331 d..
P 02
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srATEOFOREGON )
) as.
COUNTY OF LANE )
ThIs II\Stnmlent was acknowledged before me on April L2-., 2006, by Nonnan J.
LeCompte, Jr., Co-Trustee pursuant to the Last Will and Testlunent of Elizabeth C. Pierce, a
deceased person, and CQ-Tmstee pursuant to the Last Will and Teatament of h H. Pierce, a
deceased pernon.
'I .II JI,I,..,.1aoJl"I~.II i..I' ;." 110.1
.,.;Il.:'I.II;'''I"''.'oIj''''''''~
. NIml\'(i'\lMJ!l.~
Ul ,,~~s=-~\_
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SEP-2B-2006 14 14
ad Corde 11
." .
TRUS'fEES' DEED - Page 3
G:\U,FlNILlCllonllPlorcc 1\'U.,IM.ttib Salold... nil 000331.aoc
.
541 485 0307
P.03
..
SEP-28-2006 14.14
:ordell
5U 485 0307
P.04
CI
(1;:-' "
EX""""," A
Real Property Detlllrlptlon
TRUSTEES' DEED - Exhibit A
G lu.r\NIL\ClleruIPlefCl'TtIlSfIMottln s.lcldocd njl Q6(l33 \'doo
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SEP-28-2006 14 14
ld Cordall
541 485 0307
P 05
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"", ,
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PMCI!L 1;
1l0g1Ming at a point On the North l.'ight"ot-WIl" Un, of Hutoh 1I111d.. adell'Dint ~lng
~e~th 88' f7' 30' Ea.t 2'11.'0 Cta. and ND~th 00' OZ' 00' Heot .'.00 r..t f~om the
Southwell.' oorner of the "BUll' S<lon ill.'. !l.II.C. 110. 51 in 'l'OwDahip 17 1l000th. Il4ngo 3
Waet of the Wll1amotte ",oridlon, tbence along the Ko~th right.or-way l1ne of Marcola
Road Ilouth 8" 57' JO' Noet 1.1',22 feet to the Southeast oornar of pa~cel I of Land
Partltlon plat NO. 84-PO.'l, thance 10aV1"i the No~th rlght,of-way line Qf Mal.'oQlo Road
and. """"ing along the Eut bWM4>:y of said parcel 1 ""d the 1I0rthe;ly axtens10n
thereot 1I0rth 00' 02' 00' Weet 518.00 feat to a polnt on the South boundary of >>:COLB
PMlt as pllltted and recorded ln PU" 7t. Slides 30.3) of the Lane (:OUllty Orogon Plat
ll,floordG, thoono. alollg the lli:Juth lx>lInclary 02 add II1COLll PAAl; Ilar;h U' $7' 30' Il&st
99 U hat: to the 80llaheut ""rnel: of sald HIC01.ll PA1l.K, the""e alon; the BUt bounda.,.
of said HleOkS PARK Nerth 00' 02' 00' Weet 289.82 feet to the Northeast "i:Jrne~ of sa~d
"~C01Jl PMII. thon". alon!f ehe North I)Ounda.,. of oaid NICOL! ~AR1I: South 8t' n' 00' WeGe
~.20 fClet to the $outheut cornel.' of ~ LQ"OllP TImlU\CB PIRST Aww"'''''' ... platted and
re"o...s"d in Book 4~. palle 20 02 the t.tmo County oregon Plat Recordal thence .10nll thl!
BUt boUndS.,. of said LOCH ~Im TWIlW:Il FIRSt' AlIDI'I'IOII NOrth 00' 02' 00' He.; lU. se
feet to the Southwaat corner of AUS1'IN P~ SOOTH, 418 platted end reco~..d in pilo 74,
glidee 132-13. Df the ~en. County Plat ReCOrds, th~c" along the South boundary Ot eaid
AUSTlIl I'MI\ >lPtmlllorth s,' 58' 00' Eaet 2'0.00 feet to th.. SOIll>h...st cornel: of /raid
)lUST:" PI\llK 1l0ll'l'll. thence al.llIS the Sast bo\ll\cla>:y of "aid IIIlS'i1N pMIt SOtml Nor:t:h 00'
02' OQ' ~eet 90f.59 feet to tne Noraheaa; corn"r of aalQ AUSTIN p~ SOOTK, ~ald point
belng on ~b.e South boundary of that ontein tract of 1"1'111 d..soribed in .. oI0B. "".o>:ded
~uly 31, 1941. in Book 399. Page 285 02 the Lone County O~e9on Deod Rccords; thence
along the south lx>uncl&ry of n1d last desetibed tract NQrtb 79' 41' 54' ltaet: 1083 .15
fcet to th.. interlleatii:J1l of the South line of the laet de.o~lbed ~ract and the 24St
11M of tM.t ell'rt$ tnct of ~"nd eonvaylld 00 R. H. pierce anl1I1Uaahetl\ <:. pierae anel
l."ocorded in Book 2)8, page .64 of tile Lane eounty O~egon Deell aeoQrds, th8ll<la alQng the
East line Of said laet described traet South 00' 02' 00' East 1991.28 feet to the po~nt
of be9iMi.ng. all in Lane CO\ll1tl'. Oreion.
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PIUlC~ 2 I
aeginning lit .. pol.r1t l.r1 th" <lent..- at e<oll1\ty Ro-" 110. 753, ~~70.2. feet souah and
1319. 9 ~....t !last of t:ho NDrthw.... OO""eT of tho polix Scett DD....thn LaM Cl..1.. 110. ea,
in Townsbip ~7 south, Renge 2 Hcat of the Wil1am.tt.. Morldian. ..~ being 888 feet south
of tho 1l0000theAlIt oomer of tract of land oonvo)'4e1 by The Trave1e"e l""urance ColnplUly tQ
R. I). KeTohor Ily deed raoordad in Book 189. Page ua. Lane CUunty o...son Ileed RcOOr<l"
tbllnee Heet 1310 t"lle te .. foint 18 llnks Bast ot thO We.o lillO of the Pal1x 'gott
Ponatian Land Cla~m ~c. 8~, Noo1!10ation No, 3255. in Town.blp 17 Bouth, Ranga 2 Weat
of the HL11amette Merid1an. en~ ~1ng thenee South parallel with ano 15 linke di.tant
fr~ o"id Weet line of lIaid Donat10n LAnd Claim a dlatanca of 2304.75 feat to a point
15 linke ra.t of the Southweat corn.r at ellid Donation Land Clalm, thene. aatt
following alone tha cootor llne Of cOUnty aoa~ 110, ~78 . di"tanoe of 111~ foat to a
~oint In the cent.~ of sal~ County RoAd No. 2?8 due South of tne pla.. at begi~lng,
thenoe 1I0l.'th following the oenter ling of said County Rood NO. 753 to the point Of
beginnlng, !Ill in loane CoWlty, Or"iOn I
IlXCIll'T the riglle of way of the Iu,ene-H..ndling Branoh of th.. SDuthern Pacifio
RaUrDad;
ALSO BXC2n thU portion described in deo~ to The City of EUgen8. recorded 1:>
l/Iook 35', PAll" ~8S. Lan.. couney QreQ'on Veed Records:
oonr:inued-
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l;lCHtBIT A, Page 1
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SEP-28-2006 14 14
c
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Ml 4~b U~U (
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P~opa~ty D8sc~ip~lon eontinued.[PARc!u 2)
~o RXeK~ b.~innin~ at . point whion is 1,B9 4' fee. South anQ 1327.33 feet
East of the Southwest corae~ of seation 19. Township 17 South, RInge ~ weat,
WUliUl10tte Meridian, Lafta (lounty, Ongen. .aid. polnt alma bdp,1J OpJlosil:cl and
2D feot saete~ly fro~ station 39.~9,e3 p,o,s.1" paid StatiOR beins in the
.en~.r line of the old route 0' county Road No. 142-B (fofm.~ly "'B31, t~.n.e
SOUth O' 11' We.t lB3.'S fe.t to the int,r,eetion with tb9 NortharlY Railroad
Rieht of way line, thenee south 8e' el' W.e. 117.33 '..t, thenoe South ,,' 30'
Weet 40.31 feet to tn. lnter.e.~ion of I,id Railrold Right of way line with
the southerly R19ht of Way line of the r'loeated ..id county Road No, 14~-S,
thenoe elong the ata of a 31G.48 fDO~ radiuD eurve left (~h. ohord Df which
~'ars No~th 39' 03' 35' EAvt 261.81 feetl . d.istance Of 269.94 feet to the
pl.ell Of he~innin9. in J,oane CQ\It\ty. Ore'iO'"
ALSO EXCEPT ~h.t portion sC8cr1bed in de~ ~O Leoe ~ounty re.orded Oc~o~er 19,
US5. ReOePtion No. ,U8I2, Lana CO\lnty ORgon Deed Reaordll,
I\I,lilO ElI\lBl'T that poreion llucrl.llod in deed to 1oI\ne COWley raaorl1ed JlUmary 20.
1985, ReceptiDn NIO. 86102217. Lana County OfficLal RAcords;
ALSO Uc:zn chllt porel011 clIl.c~ib$\ in .hac Deed to WUl...alane parK and
Reo~eaticn Dieerio! ree~dsll Decsbher 4, 1992. Reoeption No. 9268749. and
eo:t""ectlon De4!d E'Olilo:t:delcl a?ebnaaxy " 1993, Rel!ept.ton NO. 9~a.4G', LAne COunty
Offioial Recerds.
JU,SO Dan that pore ion described in 1IxIl1l>it A Of tMt lIead to thll City of
sprinVf1cld, reoorded aept~.r 22, 1993, aeoeption No. '360016, Lan. Cgonty
Official Reoorcla,
ALSO IXO!PT Kareola Road ~ndu.trial Park, &0 plattlld and reclOrded in Vile 7S.
Slidee 897, ,Be and 899, Lalle county Plat RecordS. Z.ne Caunty, o~.gon.
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^" e..ement fDr ililJ"UO and egress, pa~King anel dp PUlIPOe... IlO deleribed in tbat
certaln aDaip~o..l BQSe~nt Agreoment, recorded Apr11 22. 1994, Reel Nc. 1943,
R~.~pCion No. '42'~~3. Lan. CQUQty Olli~lal Roca~..
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An easement for ingress, egreae on4 parl<ll1\l II d.....1I>cd. 1" thee certaio Deolaration of
RG8t~ig~1ona and Grant of la..menta, teggrded March ~1, 1989, Re=l NOy 1&11, R.cep~icn
No. Ul),162, as am.neled !:Iy t~t corcain Fiut llIIIendnlenc to ~"clal;'at.i= ..t R<oacrlctl01la
"lid Grant of &aeemen~e. recorded Octaber 3L. t"', Re..l ND. 1600, ROo.peioD No.
0949059, as modified by th,t cereaio Restated ~alsration of Restrictien, Jn4 Grant of
l!:uell\ente. J.'(/ao~eel ~y la, 1"1, Reel Ne. 16llS, R"cepti..n No. 9L21698. IUId lly that
oe~tel.. 1lIII0ignment Jn4 A,sumption at 0~119.tl~B, reGorclecl November 2. 1994, Reel No.
20~', RaceDt10n No. 947'981, all of ~ne ~ty Of!iaial B.co~e.
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12I20I06
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0609
12/20.U6
MH
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02/28/07
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EXHIBIT 7
LEGEND
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FIRM
floon IHSURAHC[ RUf YAP
LANE COUNTY
ORECON AND
INCORPORATED AREAS
jf~~~~r ~Sl'...~,.... ....,
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il~11 ;;-'
f MAPIIUMBER
lIt 4 41Q39CIl$Jl
~ EfJECn'tIDATE
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EXHIBIT 8
Septembel 28, 2006
RICk SatIe, AICP
Satre Associates
321 East BlOadway, Smte 536
Eugene, OR 97401
RE, Malcola Meadows Utilities
Deal Rick
We have pel formed plehmlllalY mvestIgatIon on utIlity aVailability fOl the Marcola
Meadows PlOject We find that theIe ale suffiCient utilities avatlable at 01 neal the site to
serve the plOposed ploject "Wtll Serve" lettels have not been requested
Storm Drainal!c
A dramage ditch luns through the property that dlams the site and some upstream off-Site
developed plOpelty Some mdustnal flows (cooling water) are leleased tluough the ditch
durmg summel months The ditch dlschalges to a public storm dralllage system
Watel qual1ty and quantity mItIgation measmes Will need to be deSigned mto the system
Sheet 11 shows a conceptual plall to Implement water quality and quantity measmes
Watel qual1ty mitigatIOn measmes Will be Implemented m accordance With adopted City
01 dmances (Portland Standards) The proposed features mclude use of grassy swales,
loweled planter stnps, vegetated bas1l1s, pelmeable paVl11g, wet detentIOn and dry
detentIOn ponds A sample of the details aVailable from our menu of optIOns fOl use m
final deSign of watel qual1ty featules IS attached
The mam dlamage swale tluough the SIte will be Ie-routed tluough the SltC As part of
thiS wOlk thiS dramage featUle will be Widened, planted, mealldeled an utll1zed as a water
quality feature as well as an amelllty fOl the usels of the project
ThiS enhanced dlamage will also be constlUcted seI ve as a detentIOn faCIlity to mitigate
runoff quantity flOm the site
Sewer
I
A large sewel mam, 42 mches diameter, runs tluough the project site and IS deep enough
to serve the SIte With some fill reqUired 111 the nOlth The northeast COlnel of the project
will be served by an eXlstmg sewel 111 31 st SlI eet I
Water
SUB watelll11es eXist m Marcola Road, 16 mch diameter, and 31st SlIeet, 18mch
dIameter These lines aI e of suffiCient capacity to sel ve the proj ect
Smcelely,
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Elect! ieal
SUB has planned fOl and has sufficlCut capacity at the site to sel ve the plOposed project
Natural Gas
Northwest Natmal Gas Company has a high pressme gas lme located at the mtelsectlOn
of 281h Street and Marcola This Ime has capacity to serve the plOJect
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
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SIMPUFIED APPROACH DESIGN CRITERIA
Side Swale - Cross Section
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OPEN CHANNEL IN \
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\
,. 24" I.
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2" - 6" ROUND
RIVER ROCK
SURFACE lAYER, 6"
THICK, WI CHECK
DAMS EVERY 1 Z
6- PERF PVC PIPE -
SIMPLIFIED APPROACH DESIGN CRITERIA
Lowered Planter Strip - Parking Allowed
718102
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6- DEEP CHECK
DAMS
2:1 MAX SIDE
SLOPES TYPICAL
[SIDEWAlK
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SLOPE TO DRAIN
AWAY FROM ::>IIU:EOJ'
-r
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"j
PERF PIPE
7'Mlrl
SIMPUFIED APPROACH DESIGN CRITERIA
Lowered Planter Strip - Private Street Design
7/8/fU
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Pl.ANTINGS:
See BES Recommended
Plant Un
6" DEEP CHECK
DAMS AT 12'
INTERVALS
Vegetated Infiltration Basin
1/26/02
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Wet and Extended Wet Ponds
The plan below Illustrntes a hJPlcal plantmg plan for an appronmat!!ly 3,.5UO squar!! foot wet or
extended wet pond. Tlus plan IS diagrammatIc use only, Tlte actual project SIte ccmdltio1T Illay
requIre desIgners to consider numerous oUter pond amfiguratJ(1T1s aITd planting layouts
Grasses Of Groundcov~
A rc-a to ('over cnh rc pond
sidc-slopcs and Buffer 7.onc
Plant 12" on center, WIth
tnangular ~paClng
Wetland Plants covermg at
least 25% of total we-t porhon
a,ea of pond Plant 1 wetland
plant per 2 square feet of
emergent plant area
J"and Buffer LlOe: outhnes
the area used 10 calcula fe
the number of planungs
req wred
Fxtend...-l Detenllon Hu.h
Water Mark or edge of pond
gradmg
Le2:enq
,
Evergreen Tree
DecIduous Tree
~-Upl.md 1<> Dry Condihoru. .
5ohrub~ MCJ~t to Dry Cond!buru:. e
Shrub- Mo>& Lo We' Conditions ~
G~ dJ'ld GttJundcO'\. ere
N
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MOlSt/Saturntcd PI:mhngs ~
Aquahc/Emergent Plantmgs ~
[nlet/Outlet S:ru"ture
.~~...
Appro. Scale J" =20
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Drv Detention Ponds
The plan below Illustrates a typIcal plantmg plan for an appro-anuliely 3,500 square foot dry
detentIOn pond ThIS plan IS dl1lgralllmatze use only. The actual proJect SIte condItIon may
req/llre desIgners to cOnsuter numerous other pond configuraholTs and plantlllg layouts
Extended Detentmn HI,,}
Water Mark or edge of pond
grading
Le!1:eng I
Evergreen Tree
Oeoduous Tree r ~
Shrub-Upland to Dry Condlhons .
Shrub- MOISt to Dry Condlhons .
Shrub- MOISt to Wet CondlhOns '@
G~ and Groundcovers
~-::W?:0'< ~
r.;:.:{;;'?-r..'\.~ ..~
Inlet/Outlet Structure
..>>:> .~
Grasses or GroundcoveI'
Area to cover entire pond
SIde-slopes and Buffer Zone
Plant 12"on center, WIth
tnangular spaang
N
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Approx- Scale 1"=20'
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LEGEND
DECIDUOUS
TREE
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SHRUB OR lARGE
GRASS UKE PlANT
*' SMAl.L GRASS
UKE PLANT
~ GROUNDCOVER
EVERGREEN
TREE
number of pfantings
Notes
t. At least 50% of the facility $hall be
plante<! with grasses or grass-like
plants, pnmarily in the flow path, or
Dasin Dottom.
sware Area = Aopmx. ] 000 s9- It.
INot to Scale}
2 Large grass like pJants can be
consi<:lerea as: shrUbS. See BES
r-ec:ommended plant lISt and parking
lot tree list.
Vegetated Infiltration Basin or
Detention Pond - Plan
712W02
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PLANTlNGS:
See BES Recommended
Plant Ust
"'"
;6" DEEP CHECK
DAMS
r- LOW PLANTlNGS
I
UNDER CAR
OVERHANG
Vegetated Swale
Parking Lot Application
1126/02
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LEGEND
DEODUOUS " SHRUB OR LARGE ~ SMALL GRASS
GRASS UKE PlANT UKE PLANT
TREE -
. GROUNDCOVER
EVERGREEN
TREE
Notes'
1 At feast 50% of the f<lality $11"" be
planted with ::r~"'" or grass-like
plants, pnmanly in the flow path
Swale Area = ADprox. 400 59 ft.
(Not to Scale)
2, Large grass like plants can be consIdered
as shrubs.
see BES recommended plant list and
parking lot tree list and plant quanti1;y
requirements.
Vegetated Swale - Plan
Parking Lot Application
712610'