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HomeMy WebLinkAbout2014 03 19 AIS RS DPW Wildish Greeway Setback LineAGENDA ITEM SUMMARY Meeting Date: 3/19/2014 Meeting Type: Regular Meeting Staff Contact/Dept.: Mark Metzger/DPW Staff Phone No: 541-726-3775 Estimated Time: 30 Minutes S P R I N G F I E L D PLANNING COMMISSION Council Goals: Mandate ITEM TITLE: ESTABLISHMENT OF THE WILLAMETTE RIVER GREENWAY SETBACK LINE FOR PROPERTY IN GLENWOOD ACTION REQUESTED: Conduct a joint public hearing with the Springfield Hearings Official and approve, approve with modifications or deny a request to establish the Willamette River Greenway Setback Line on property owned by Wildish land Company in Glenwood. ISSUE STATEMENT: Wildish Land Company has submitted a request to establish the Willamette River Greenway Setback Line for property it owns in Glenwood. The standards for establishing the Greenway Setback are found in SDC Section 3.3-325. Tax lot 2800 is outside the city limits, requiring the Hearings Official’s participation. The same standards for establishing the setback will be applied by the Hearings Official as the Commission. ATTACHMENTS: 1. Staff Report and Recommendation 2. “Report on the Establishment of a Draft Willamette River Greenway Setback Line… Glenwood;” Salix Associates, 2004 3. Applicant’s Statement and Application 4. “Wildish Land Co. Natural Resources Inventory;” Brian Meiering, Schirmer/Satre, December 2013. DISCUSSION: Wildish Land Company proposes to establish the Greenway Setback Line on properties it owns in Glenwood. The applicant proposes to draw the setback line “at the upland extent of the riparian vegetation (Riparian Edge, or ten feet 10’) from top of bank, which ever is greater.” Wildish commissioned an environmental inventory of the site (Attachment 4), employing a wildlife biologist to address key standards found in SDC Section 3.3-325 for setback establishment. The applicant has submitted a statement (Attachment 3) responding to each of the standards in Section 3.3-325. In 2004, Salix Associates, an environmental consultancy, was contracted to recommend a Greenway Setback Line for Glenwood based on the standards found in SDC 3.3-325. The Salix report (Attachment 2) includes a series of aerial photos with the recommended setback line drawn in. Photos 14-20 are applicable to the Wildish property. The setback recommended by Salix for the Wildish site is consistent with the setback proposed by the applicant. In addition to protecting scenic values and habitat along the Willamette, the Greenway Setback is intended to allow appropriate public access based on the designated uses approved for the site. The Wildish properties are designated for employment uses by the 1999 Glenwood Refinement Plan. The applicant has dedicated a 20-wide strip of land along the river for a multi-use path as part of an annexation agreement which will allow for public access to the river. The Staff Report and Recommendation (Attachment 1), includes findings which support approval of the proposed Willamette River Greenway Setback Line as submitted. 1 Type III Willamette Greenway Setback Determination, Without Development Staff Report and Recommendation Project Name: Wildish Greenway Setback Determination File No.: TYP314-00001 Applicant: James Wildish, Wildish Land Company Applicant’s Representative: Law Office of Bill Kloos Subject Properties: A largely vacant 46 acre site composed of six lots. The lots located between Franklin Blvd. (McVay Hwy) and the Willamette River. Tax lot 2800 is separated from the remaining five lots by a trailer park. Subject Properties Map Number Taxlot Acres Zoning Glenwood Refinement Plan (1999) 18-03-02-20 2800* 5.96 GO C, C/I MU 3000 .16 LMI C, C/I MU 3100 4.94 LMI LMI 3200 23.72 LMI LMI 3300 1.13 LMI LMI 18-03-02-32 3800 10.04 LMI LMI *Tax lot 2800 has not been annexed to the city. The remaining taxlots were annexed in 2009. GO= General Office LMI= Light-Medium Industrial C= Commercial, C/I MU= Commercial/Industrial Mixed Use Applicant’s Proposed Setback: “The applicant proposes to draw the setback line at the upland extent of the riparian vegetation (Riparian Edge, or ten feet 10’) from top of bank, which ever is greater1.” The proposed line is depicted in the annotated aerial photo derived from the applicant’s “Figure 82” which depicts the setback line defined above. Date of Application: January 24, 2014 1 Written Statement of the Applicant submitted by the Law Office of Bill Kloos, January 22, 2014, page 2. 2 Figure 8, Wildish Land Co. Natural Resources Inventory, Schirmer/Satre Group, Appendix 1. Figure 1. Aerial photo with proposed Willamette Greenway Setback shown. Lot 2800 Lot 3100 Proposed Greenway Setback Lot 3800 Lot 3200 Riverside Mobile Home Park Lot 3300 Lot 3000 Attachment 1, Page 1 of 22 2 Date of Hearing: March 19, 2014 I. Executive Summary The applicant proposes to “draw the setback line at the upland extent of the riparian vegetation (Riparian Edge, or ten feet 10’) from top of bank, which ever is greater3.” This application is intended to establish the Willamette Greenway Setback Line within the boundaries of the subject property prior to development. The applicable standard which apply to the alignment of the Greenway Setback Line for the subject properties focus on allowing appropriate recreational access, minimalization of vandalism and tresspass, protection and enhancement of the riparian fringe and protection of significant fish and wildlife habitat. The subject site is highly disturbed, with a broad plain of compacted gravel and soils that support non- native grasses and forbs. What riparian fringe that exists along the river is very narrow. The applicant indicates the width of the riparian vegetation ranges between 20 and 90 feet with a 10-foot minimum setback from top-of-bank. The applicant’s proposed setback line protects the existing vegetation, but does little to enhance the existing vegetation as required by standard F. The Glenwood Refinement Plan and the Metro Plan each have policies calling for enhancement of the vegetated fringe along the river at the time of development. The applicant employed a wildlife and fisheries biologist to walk the site and to develop a natural resources inventory and report for the subject properties. The biologist’s report found that the site has minimal habitat value, particularly for supporting listed species known to be found within a two mile radius. The report made specific findings regarding the presence of the pond turtle and habitat supportive of the turtle, concluding that the subject properties are not viable turtle habitat. The proposed Greenway Setback line provides minimal protection to the existing narrow band of vegetation along the river. The established development setback of 75-feet for riparian protection and enhancement that will not be altered or negated by the proposed greenway setback line. Prior action by the applicant to dedicate a 20-foot wide strip of land for a multi-use path within the 75-foot riparian setback allows for appropriate access to the river by the public in the context of the planned employment development of the subject properties. In 2004, the City contracted with Salix Associates, an environmental consultancy, to conduct an analysis of the Glenwood riverfront using the standards found in SDC Section 3.3-325 for establishing the Greenway Setback Line. The Salix report produced a descriptive inventory of the flora and fauna along the riverfront and included a series of aerial photos with a recommended Greenway Boundary drawn in. Aerial Photos 13-20 from the Salix Study address the Wildish properties. The applicant’s proposed Willamette Greenway Setback Line is consistent with the setback recommended by Salix. The proposed sestback is found by staff to be consistent with the standards for establishing the setback. II. Site Context: The subject property includes multiple tax lots on two non-contiguous parcels owned by the applicants, Wildish Land Co. and Eugene Allen Corp., which are affiliated companies. The subject properties can be identified as the larger undeveloped lots located north and south of the Riverside Mobile Home Court, 3 Written Statement of the Applicant submitted by the Law Office of Bill Kloos, January 22, 2014, page 2. Attachment 1, Page 2 of 22 3 with Franklin Blvd/McVay Hwy forming the western boundary, and the Willamette River forming the eastern boundary. An aerial photo with the subject properties highlighted in blue are attached as Applicant’s Exhibit A. The subject property is within Springfield’s Urban Growth Boundary. The northern portion of the subject property (tax lot 2800) is not within the city limits, but the larger southern portion (tax lots, 3100, 3200, 3300 and 3800) have been annexed into the city. Collectively, the subject property consists of approximately 46 acres, all of which are predominantly vacant. This includes a 5.96 acre tax lot on the north side of the Riverside Mobile Home Court, and five tax lots totaling 40.35 acres south of the mobile home park. Tax lot 2800, which is north of the Riverside Mobile Home Court, is zoned “General Office,” while the remainder of the subject property, south of the mobile home park, is zoned Light Medium Industrial (“LMI”). See Applicant’s Exhibit B, Zoning Map Detail. The property is also subject to the City's Willamette Greenway Overlay District and the Floodplain Overlay District. Portions of the subject property are within the floodplain, and only a small sliver of the subject property is within the FEMA-mapped floodway. See Applicant’s Exhibit C, FEMA letter of map revision and accompanying maps. The current physical condition of the subject property is described in more detail in the Natural Resources Inventory: Historic and Current Conditions prepared by the Schirmer/Satre Group and included in the applicant’s submittal. In general, the subject property is vacant. The northern portion of the subject property (tax lot 2800) is a cleared grassy lot that has received a Figure 2. This photo shows landscape features that are typical of the site. In the foreground is a broad compacted gravel field with a narrow band of vegetation along the Willamette River (located just beyond the trees). Figure 3. This photo illustrates how narrow the width of the vegetated fringe is along some segments of the riverbank. This photo is not typical. The width of the vegetation ranges between 20 and 90 feet, with the average being about 45 feet. This photo was taken on Tax lot 3800 near the southern end of the subject area. Attachment 1, Page 3 of 22 4 significant amount of fill material over the years, with a strip of trees and riparian vegetation near the river. The larger southern portion of the subject property (tax lots 3000, 3100, 3200, 3300 and 3800) was historically used as a gravel processing site. The site is now predominantly an open graveled lot, with the exception of an office/shop building that is not currently in active use. Tractor trailers and heavy equipment are stored on site at times. This southern portion also has a narrow band of riparian vegetation along the river’s edge, dominated by cottonwood and willow with some interspersed Douglas fir, blackberry, ivy and other plants. The riverbank is characterized by steep slopes, and the river current at this location is quite swift. The Natural Resources Inventory provides photos of the site and additional detail. III. Procedural Criteria: Section 3.3-315 of the Springfield Development Code (SDC) states that development proposals within the Willamette Greenway Boundary shall be reviewed as a Discretionary Use procedure. SDC Section 5.9-115 states that Discretionary Uses are to be processed as a Type III review procedure that comes before the Planning Commission for sites within the city limits or the Lane County Hearings Official for those sites outside of the city limits but within the Springfield Urban Growth Boundary (UGB). Type III processing steps are described in 5.1-135 and 5.9-115. The following processing steps are required: 1. The Director must determine that the application is complete. 2. Newspaper notice must be provided and mailed notice to property owners and occupants within 300 feet of the project area. 3. The Director shall distribute the application to the Development Review Committee or the Historical Commission for comments, where applicable. 4. Notice shall be given to the Oregon Department of Transportation by forwarding a copy of the application by certified mail, return receipt requested. Notice of final City action shall also be provided to the Oregon Department of Transportation. Procedural Findings and Conclusion Finding #1. Notice was sent to participants in the Development Review Committee and a meeting was held on February 11, 2014 to review issues of compliance of the proposal with applicable development policies and standards. No comments were received from the Development Review Committee. Finding #2. Staff issued a letter affirming the completeness of the submission for processing the Discretionary Use application on February 5, 2014. Finding #3. Mailed notice was sent to affected property owners and occupants within 300-feet of the project on February 20, 2014 as attested by affidavit. The mailing allowed more than the required 20-day notice and complied with the content requirements for Type III public hearings listed in SDC Section 5.2-115 (A). Attachment 1, Page 4 of 22 5 Finding #4. Published notice of the hearing appeared in the Register Guard on February 18, 2014. The published notice complied with the content requirements for Type III public hearings listed in SDC Section 5.2-115 (B). Finding #5. The project area does not fall within the Springfield Historical District and as such the proposal does not warrant Design Review Committee review. Finding #6. Notice of the proposed setback line was forwarded to Savannah Crawford at the Oregon Department of Transportation on February 11, 2014 as required by SDC 5.1-135. Conclusion The procedural requirements detailed in SDC Section 5.9-115, SDC Section 5.2-115 (A) and (B) and SDC 5.1-135 have been followed. IV. Review Criteria and Findings: No development is proposed as part of this application to establish the Greenway Setback Line. The standards for establishing the Greenway Setback Line and are found in SDC Section 3.3-325. These standards are shown below. Willamette Greenway Setback Standards (SDC 3.3-325) “…The location of the Greenway Setback Line shall be determined consistent with the following standards derived from Section C.3 of the Willamette River Greenway Goal 15: A. Local, regional and State recreational needs shall be provided for consistent with the carrying capacity of the land. The possibility that public recreation use might disturb adjacent property shall be considered and minimized to the greatest extent possible. B. Adequate public access to the river shall be provided. C. Significant fish and wildlife habitats shall be protected. D. Identified scenic qualities and view-points shall be preserved. E. The maintenance of public safety and protection of public and private property, especially from vandalism and trespass shall be provided for, to the maximum extent practicable. F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. G. The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. Attachment 1, Page 5 of 22 6 H. Developments shall be directed away from the river to the greatest possible degree; provided, however, lands committed to urban uses shall be permitted to continue as urban uses, including port, public, industrial, commercial and residential uses, uses pertaining to navigational requirements, water and land access needs and related facilities.” “A. Local, regional and State recreational needs shall be provided for consistent with the carrying capacity of the land. The possibility that public recreation use might disturb adjacent property shall be considered and minimized to the greatest extent possible.” Applicant’s Statement: The applicable functional plan for recreation in this area is the "Willamalane Park and Recreation Comprehensive Plan,” (hereinafter the “Willamalane Parks Plan”) which was adopted by the Willamalane Board of Directors on Oct. 10, 2012 and was subsequently adopted as an element of the Metro Area General Plan by Springfield (Ord. No. 6303 (Nov., 4, 2013) and Lane County (Ord. No. PA 1302 (Oct. 5, 2013). The portion of the Willamalane Parks Plan that is most relevant to the current proposal deals with the creation of a riverfront linear park. The Highlights and Improvements section in Chapter 3 provides: Actions 4.13 and 4.14, Glenwood Riverfront Linear Park A and B: As the Glenwood area is redeveloped, Willamalane has an opportunity to work with public and private partners to develop a riverfront linear park and multiuse path, and expand the popular Willamette River path system. Section A (Action 4.13) would travel from the Viaduct Path underneath the I-5 bridge, east to the Springfield Bridge; Section B (Action 4.14) would travel from the Springfield Bridge south to Seavey Loop Road. The proposed linear park will include multiuse paths, picnic areas, and river overlooks, and will be a significant regional recreation and river overlooks, and will be a significant regional recreation and alternative transportation resource. The park will also expand recreation opportunities for Glenwood area residents, who currently have limited access to close-to-home parks. In addition, the Strategies and Actions section in Chapter 4 includes a map showing a planned multi-use path along the riverfront of the subject properties. Willamalane Parks Plan, Map 2. That map includes two symbols over the subject property, with the numbers 4.14 and 4.24. These numbers correspond to planned actions, as described in tables. Action 4.14 is described in this table as: “Glenwood Riverfront Linear Park B. Work with partners to develop a riverfront linear park and multiuse path from the Springfield Bridge to Seavey Loop Road.” Action 4.24 is described as: “Glenwood to Dorris Ranch (Bridge). Work with partners to explore the feasibility of developing a bicycle and pedestrian bridge across the Willamette River, connecting the Glenwood Riverfront Linear Park B to Dorris Ranch and the Middle Fork Path.” When the portion of the subject property that is in the city was annexed in 2009, the annexation agreement included a provision that granted a 20-foot wide easement to the city for the purposes of establishing a bike path. 1.6.5 Upon annexation, APPLICANT shall dedicate a 20-foot wide public easement along the Willamette River riverfront within the 75 foot riparian setback sufficient for that portion of the Glenwood Riverfront Path required and depicted on the annexing property in the Glenwood Attachment 1, Page 6 of 22 7 Refinement Plan, the Willamalane Comprehensive Plan and TransPlan. It is the City's intent to acquire the right of way for the Glenwood Riverfront Path from the Applicant and other property owners abutting the river at time of annexations. The Applicant will not be required to pay for the construction of the bike path on the Glenwood Riverfront Path. It is the City's intent to locate the path as close to the river as is feasible, consistent with topography and requirements of the Clean Water Act and other land use and environmental restrictions and requirements so as not to unduly impede APPLICANT's ability to use the land within the riparian setback for uses permitted therein. For the northern portion of the subject property (tax lot 2800), the city has not obtained any property rights for the public path. This will likely be negotiated in the context of annexation or redevelopment of this area, as anticipated by the quoted text above. The establishment of a Greenway setback is a necessary first step before that development process can unfold. This application for determination of the Greenway Setback will bring the city one step closer towards being in a position to implement these policies from the Willamalane Parks Plan. Several functional and refinement plans also reference the multi-use trail along the south bank of the Willamette River. TransPlan (July 2002) identifies a South Bank Trail to run from I-5 to the Springfield Bridge, but not any farther upstream. The Glenwood Refinement Plan shows, at page 53, a "Proposed Off-Street Path" as a continuation of the path shown in the TransPlan. In regard to tax lot 2800, which has not been annexed, the public access rights will need to be obtained through purchase or voluntary donation, as part of future annexation proceeding or as part of a subsequent development review process. In a similar application for a Willamette Greenway Setback determination for a property downstream of the subject property, the Hearings Official noted "The best time to provide for the bike path is when development is proposed for the subject property." A copy of that Hearings Official’s decision is attached hereto as Exhibit D. There is some flexibility in the ultimate location of the path, as the Glenwood Refinement Plan states that the path diagram is a conceptual alignment. See Glenwood Refinement Plan 54. Because the property will remain within the Willamette Greenway Overlay District after the Willamette Greenway Setback Line is established, development proposals for the property will be subject to Discretionary Use procedures (SDC 5.9-100) and Site Plan Review (SDC 5.17-100). See SDC 3.3-315. Those procedures will ensure the city has ample opportunity to secure the public rights for a riverfront trail in the context of a redevelopment application. In regard to the larger southern portion of the subject property, the applicant has already agreed to convey a 20-foot easement for a riverfront path. In summary, the requested determination of the Greenway Setback is consistent with these relevant plan policies that pertain to recreation. In addition, this approval standard directs the city to consider and minimize the possibility that public recreation might disturb adjacent property. Currently, there is some public recreation that occurs on the river (rafting, fishing) but, given the current use of the subject property includes operation and parking of heavy trucks and equipment, no public access is afforded to the subject property. Establishing the Greenway Setback line will not change the existing situation in regard to public recreation on and adjacent to the subject property. Attachment 1, Page 7 of 22 8 Staff Findings: Finding #7. Tax lots 2800 and 3000 are designated “Commerical /Industrial Mixed Use in the Glenwood Refinement Plan that was adopted in 1999. The remaining lots south of the Riverside Mobile Home Court are designated Light Medium Industrial. The 2013 Glenwood Riverfront Plan designates the subject properties “Employment Mixed Use.” At this writing, the Glenwood Riverfront Plan is under appeal and as such 1999 plan designations are the ones in force at this time. Under both plans, the planned use of the land is for employment uses and not recreational use. Finding #8. The Willamalane Park and Recreation District provides park services for the City of Springfield. This includes park planning and development. The 2012 Willamalane Park and Recreation Plan lists current and planned park facilities for the Springfield area. Finding #9. The 2012 Willamalane Park and Recreation Comprehensive Plan indicates that no community or regional parks are planned within the subject area. The Plan calls for three neighborhood parks to be developed in the Glenwood area. Projects 1.24, 1.25 and 1.26 are neighborhood parks planned for residential areas in Glenwood. Each of these will be located outside of the subject area as shown on Map 2-1 of the Willamalane Plan. Finding #10. The 2012 Willamalane Comprehensive Plan calls for the development of the Glenwood Riverfront Linear Park (Project 4.14) and the associated Glenwood to Dorris Ranch Bridge (Project 4.24) along the eastern edge of the subject property near the river. Project 4.14 is a continuation of the multi-use path planned for Glenwood. Project 4.14 will extend from the Springfield Bridge to Seavey Loop Rd (See Figure 3.). Project 4.24 would link the Glenwood path to the Middle Fork Path which terminates across the river at Dorris Ranch Park. Finding #11. The Willamalane Plan explains that linear parks and trails are intended to preserve open space and provide opportunities for trail-oriented activities, such as walking, running, bicycling, skating, etc. Typically, linear parks are developed within a 20-foot easement or dedicated right-of-way that is secured through negotiation with property owners. The Willamalane Plan indicates that facility design will be “sensitive to issues such as privacy, security, and property rights when planning and developing linear parks and pathways” (Strategies A.53 and A.54 Willamalane Comprehensive Plan, page 45). Finding #12. SDC Section 4.3-115 (A.)(1.) states, “Along all watercourses shown on the WQLW Map with average annual stream flow greater than 1,000 cubic feet per second (CFS), the riparian area boundary shall be 75 feet landward from the top of the bank. Existing native vegetative ground cover and trees shall be preserved, conserved, and maintained between the ordinary low water line and the top of bank and 75 feet landward from the top of bank.” The standard effectively establishes a 75-foot Figure 3. Projects 4.14 and 4.24 are shown above on this excerpt from Map 2-4 of the 2012 Willamalane Comprehensive Plan. Attachment 1, Page 8 of 22 9 development setback from the top-of-bank for the Willamette River. This development setback allows for construction of multi-use paths and some stormwater treatment facilities within the setback boundary. The applicant’s properties are subject to this setback. It should be noted that the 75-foot setback was established to accomplish water quality and resource protection goals. The Greenway Setback Line is different from this water quality/resource setback. The Greenway Setback is intended to accomplish broader goals including recreation and access. Finding #13. The applicant dedicated a strip land for the Glenwood Riverfront Linear Park (Project 4.14) as part of a 2009 annexation agreement for the southern properties (Tax lots 3100, 3200, 3300 and 3800). The strip is 20-feet wide and is located within the 75-foot riparian setback along the river as mentioned in Finding #12. A similar negotiation to acquire land for the path will likely accompany any future annexation of tax lot 2800. Finding #14. Establishment of the Willamette Greenway Setback line “at the upland extent of the riparian vegetation (Riparian Edge), or ten feet 10’ from top of bank, which ever is greater,” as proposed by the applicant would not interfere with establishment of the multi-use path planned for location on the subject properties. The narrow corridor required for the path should not negatively impact development of the subject properties. Conclusion: Willamalane has planned for parks of various types to serve the Glenwood area. The subject properties are planned for development of employment uses, i.e. industrial and some office uses and not for parks. That said, a multi-use path is planned for placement along the Willamette River which impacts the applicant’s properties. The applicant has already dedicated land for path across the majority of its properties. The recreational needs of the Springfield area and for Glenwood in particular have been planned or provided for. That portion of the recreational plan that affects the subject properties will not be affected by the proposed delineation of the Greenway Setback Line. The location of the Greenway Setback Line proposed by the applicant is consistent with this standard. “B. Adequate public access to the river shall be provided.” Applicant’s Statement: Currently, the subject property is predominantly vacant. Public access is not granted to or across the subject property. As the Glenwood Refinement Plan implementing strategy 4.5 notes, the Greenway Goal protects existing uses. Consequently, the existing level of public access to the river is consistent with the Goal and this standard. The question of what type of public access is “adequate” in this particular setting is answered in part by long-range planning documents, such as the Metro Plan, the Glenwood Refinement Plan, and the Willamalane Parks Plan. As noted above, several refinement plans indicate that a public multi-use path is planned to eventually run along this bank of the Willamette River. The precise location of this path has not been established, nor have all of the necessary easements been acquired for it. The steep bank and swift current in this area will present challenges for direct public access to the river. However, as noted above, the larger southern portion of the subject property has already dedicated a 20-foot wide public easement for the purpose of establishing this path in the future. In regard to the tax lot 2800, which has not granted a public easement for the path, any significant development on that part of the property will likely require annexation, followed by Discretionary Use Attachment 1, Page 9 of 22 10 and Site Plan Review. This will provide the City with the opportunity to consider acquiring public access along the river. As discussed above, establishment of the proposed Willamette Greenway Setback Line is a necessary prerequisite for future redevelopment. The application process for future development will provide an opportunity to ensure that public access to the river is either maintained or increased from the status quo, consistent with the Metro Plan and applicable parks and transportation plans. Staff Findings: Finding #15. As mentioned in Finding #13, the applicant has dedicated a 20-foot wide easement within the established 75-foot riparian setback for the construction of a multi-use path. The path will provide visual access to the river for cyclists and pedestrians. It is likely that as future streets and businesses are developed in the area, pedestrian connections from these developments will link to the path. Finding #16. The public currently has direct access to the river at Island Park and along the Middle Fork Path. In addition, there are boat launches at the eastern most end of Island Park, and at D Street, near where Island Park meets Alton Baker Park. Finding #17. The established plan designations for the subject properties intend the subject properties to be developed for employment uses. Public recreation is not the primary use. The multi- use path envisioned by the Willamalane Comprehensive Plan will provide an appropriate level of river access consistent with the adopted plan designations for the area. Conclusion: The proposed Greenway Setback Boundary is consistent with this standard. “C. Significant fish and wildlife habitats shall be protected.” Applicant’s Statement: The Glenwood Refinement Plan, at page 39, recognizes that there are no significant fish or wildlife habitat areas identified within the Glenwood portion of the Willamette River Greenway. This conclusion is confirmed on page 4 of the Site Inventory, which explains: “Current records obtained from Oregon Biodiversity Information Center (ORBIC) show no rare species known on the lots of interest, with the exception of fish species within the Willamette River.” In addition, the Inventory concludes that Tax Lots 3000, 3100, 3200, 3800 and 3300 are poor habitat for all the species studied, including turtles. This Inventory concluded: “Dominance of fill/earthwork on the site which has led to dense non-native grasses and forbs and a narrow riparian fringe with steep banks. Fill material and a lack of significant ponding water don’t provide significant habitat for the turtle species listed. Despite the proximity to other significant turtle use, there is only one insignificant (0.5 acres) portion within the southern part of lot 3800 which could be utilized by nesting turtles (e.g. a nest could physically be excavated). This area has no documented turtle use and is unlikely to support nesting turtles because it is an isolated feature. The velocity of waters and steep, linear nature of the banks along these lots is Attachment 1, Page 10 of 22 11 not conducive as a stopping point for species (such as pond turtles) which utilize slow moving water.(Site Inventory, page 12-13).” The Inventory observed a somewhat different set of habitat and physical conditions on Tax Lot 2800, but found this area to be similarly lacking in overall habitat values, with the exception of the Riparian Edge that is proposed to be included in the Greenway setback. The Inventory explains: “While Lot 2800 may exhibit characteristics of fair habitat for the nesting life stage of both turtle species listed in Table 2, the lack of documented evidence of turtle use, lack of ponding water, presence of imported fill material, velocity of the river, isolated nature of the lot and surrounding urban uses negate this habitat value beyond the proposed setbacks (Figure 8). Although the soils within lot 2800 do not appear to be as disturbed as the remainder of the Study Area and provide the basic habitat characteristics necessary for nesting turtles, the site contains 2-6 feet of imported fill material, is isolated between two mobile home parks and bordered on the west by a major road. Therefore, unlike habitat elsewhere where turtle use is known, this site is unlikely to encounter nesting individuals. The Riparian Fringe along lot 2800 (between the top of bank/riparian vegetation and the river) is expected to provide benefits such as refugia for different life stages of fish during high water and allow some cooling value during the hotter months which also benefits different life stages of the listed salmonids. The proposed location of the Greenway Setback would retain these values. Some of the more mature cottonwoods within the Riparian Edge may have potential use by Townsend’s big-eared bats and/or Purple martins although this is unlikely. (Site Inventory, page 13).” “The proposed setback area would conserve all of the existing riparian vegetation. Because this proposal protects all of the riparian vegetation on the subject property, it affords the greatest degree of protection for fish and wildlife habitat, even though that habitat is not considered significant.” Staff Findings: This photo is taken from the Wildish Natural Resources Inventory Report that was prepared by Schirmer/Satre Group for the applicant. The photo captures the aggregate extraction that took place on the subject site. The photo is courtesy of the Wildish Land Company. Attachment 1, Page 11 of 22 12 Finding #18. The subject properties are heavily disturbed. Past aggregate extraction and related activities have degraded the habitat value of the site. There is a narrow vegetated fringe adjacent to the river. The proposed Greenway Setback Line protects that existing fringe. The photos in Figures 2 and 3 illustrate the minimal habitat value and narrow vegetated fringe found on the subject site. Finding #19. The Glenwood Refinement Plan (1999), speaking of Glenwood portion of the Greenway, states, “No significant fish or wildlife habitat areas have been identified to date.” The Glenwood Refinement Plan was originally developed and adopted by the City of Eugene. The Glenwood Plan was adopted as a Springfield document for administrative purposes in 1999, when planning authority for Glenwood was transferred from Eugene to Springfield. Finding #20. In 2002, The Willamette River was included on Springfield’s Map of Water Quality Limited Watercourses as part of Springfield’s response to the Federal Clean Water Act. In addition, in 2005, the Springfield Natural Resources Study listed the Willamette River as a “locally significant” riparian corridor under Statewide Planning Goal 5. A program for protecting the Willamette River was developed as part of Springfield’s response to the Federal Clean Water Act, and to Goal 5. The adopted protections include a 75-foot development setback from the top-of-bank.4 Finding #21. The applicant cites records obtained from Oregon Biodiversity Information Center (ORBIC) which show no rare species are known to inhabit the subject lots, with the exception of fish species within the adjacent Willamette River. ORBIC is an authoritative resource, but the data provided does not affirm categorically that there are no sensitive or threatened species inhabiting the subject sites. The database captures reported occurrences of various species. Finding #22. Table 2 (below) from the Wildish Land Co. Natural Resources Inventory lists the species known to occur within two miles of the subject site. The information was part of the ORBIC data provided by the applicant. Finding #23. The applicant hired Schirmer/Satre Group used a qualified staff biologist5 to walk the subject sites and evaluate the existing habitat. The Schirmer/Satre report states, “Several site visits were made between November 27th and Late December 2013. The entireties (un-built) of all of the lots were walked to establish boundaries and allocate different habitat types…”6 The on-the-ground survey conducted by Schirmer/Satre, coupled with the report provided by ORBIC lends confidence to the information provided by the applicant. 4 Springfield Development Code Section 4.3-115 A (1). 5 The Wildish Land Co. Natural Resources Inventory was prepared by Brian Meiering of Schirmer Satre Group. He is a professional wildlife biologist with 15 years’ experience working for the Oregon Department of Fish and Wildlife, the Bureau of Land Management and the US Forest Service. His experience includes both fisheries and wildlife management. He is qualified to evaluate regulatory compliance regarding aquatic and terrestrial environments. 6 Wildish Land Co. Natural Resources Inventory, 2.2 Field Methodology, page 6. Attachment 1, Page 12 of 22 13 LE: Listed Endangered; LT: Listed Threatened; SC: Sensitive Critical; SOC: Species of Concern. Oregon Biodiversity Information Center December 2013. Finding #24. Section 4.2.1 of the Schirmer/Satre report states: “Lots 3000, 3100, 3200, 3800 and 3300 were considered poor habitat for all species within Table 2. This determination resulted from; 1) Dominance of fill/earthwork on the site which has led to dense non-native grasses and forbs and a narrow riparian fringe with steep banks. Fill material and a lack of significant ponding water don’t provide significant habitat for the turtle species listed. Despite the proximity to other significant turtle use, there is only one insignificant (0.5 acres) portion within the southern part of lot 3800 which could be utilized by nesting turtles (e.g. a nest could physically be excavated).This area has no Attachment 1, Page 13 of 22 14 documented turtle use and is unlikely to support nesting turtles because it is an isolated feature. The velocity of waters and steep, linear nature of the banks along these lots is not conducive as a stopping point for species (such as pond turtles) which utilize slow moving water. 2) These lots don’t currently maintain significant trees, cliffs, caves or bridges which could be utilized by Townsend’s big-eared bats or Purple Martins. These lots don’t maintain significant riparian forest capable of cooling waters or providing resting areas or cover for the cold water aquatic species listed in Table 2. 3) These lots don’t provide any backwaters conducive to Oregon Chub and turtle use. While Lot 2800 may exhibit characteristics of fair habitat for the nesting life stage of both turtle species listed in Table 2, the lack of documented evidence of turtle use, lack of ponding water, presence of imported fill material, velocity of the river, isolated nature of the lot and surrounding urban uses negate this habitat value beyond the proposed setbacks (Figure 8). Although the soils within lot 2800 do not appear to be as disturbed as the remainder of the Study Area and provide the basic habitat characteristics necessary for nesting turtles, the site contains 2-6 feet of imported fill material, is isolated between two mobile home parks and bordered on the west by a major road. Therefore, unlike habitat elsewhere where turtle use is known, this site is unlikely to encounter nesting individuals. The Riparian Fringe along lot 2800 (between the top of bank/riparian vegetation and the river) is expected to provide benefits such as refugia for different life stages of fish during high water and allow some cooling value during the hotter months which also benefits different life stages of the listed salmonids. The proposed location of the Greenway Setback would retain these values. Some of the more mature cottonwoods within the Riparian Edge may have potential use by Townsend’s big-eared bats and/or Purple martins although this is unlikely. Finding #25. The Schirmer/Satre Group report is consistent with the findings of Mike Shippey and Chad Hoffman of Coyote Creek Ecological Services, in Eugene. Shippey and Hoffman prepared a similar report7 for the purpose of establishing the Greenway Setback for a 10-acre property located immediately north of the subject site (north of Tax lot 2800). This report is included in the applicant’s submittal and was part of the record submitted for the establishment of the Greenway Setback Line for the Shamrock Village Mobile Home Park in 2012 (File No. TYP312-00003). Finding #26. In 2004, the City of Springfield commissioned Salix Associates, an environmental consultancy, to recommend a Greenway Setback Line for the Glenwood riverfront. When completed, the recommended setback was not adopted, but not for lack of the report’s credibility. Political considerations left the report on the shelf. The Salix Associates report8 addressed the standards for establishing the Greenway Setback in Glenwood. In doing so, the report included a series of aerial photographs showing their recommended Greenway Setback alignment hand-drawn on the photos. The Salix report (page 4) states, “We have 7 Site Inventory of Natural Resources, Shamrock Village Mobile Home Park, Coyote Ecological Services, August 2008, page 7. 8 Report on Establishment of a Draft Willamette River Greenway Setback Line on the South and West Sides of the Willamette River, Glenwood (Springfield), Oregon; Salix Associates, November 23, 2004. Attachment 1, Page 14 of 22 15 made a draft delineation of our best interpretation of the location of the GSL [Greenway Setback Line] within the study area, based on Springfield’s Development Code guidelines. It is included here as Attachment C, Photos 1-21.” Photos 14-20 of the Salix report pertain to the Wildish properties. The recommended boundaries for the Greenway Setback Line closely follow the riparian fringe along the river, similar to the line proposed by the applicant. The Salix Associates report is attached to the Agenda Item Statement (AIS) as Attachment 2 and is incorporated into this record by reference. Finding #27. The Glenwood Refinement Plan (1999) identifies the Willamette River as a natural asset and discusses the vegetative fringe along the Willamette (pages 87-90). Environmental Design Element Policy 1. of the Plan (page 89) states: “The City shall review development proposals within the Willamette River Greenway to ensure that all greenway criteria are met and, in particular, to ensure that there is provision of adequate access to and along the river; protection and enhancement of the natural vegetative fringe along the river; and assurances that the development has adequate buffering, setbacks, and is compatible with greenway concerns.” The policy is focused on protection and enhancement of the vegetative fringe at the time of development. No development is proposed by this application. Enhancement of the narrow vegetative fringe for habitat and recreational values will be a required part of future development. Finding #28. The Glenwood Refinement Plan references the Willamette Greenway Element of the Metro Plan. Policies D.5 and D.6 (Metro Plan page III-D-4.) are relevant to the proposed greenway setback and the role of future development in protecting and enhancing the natural and scenic values of the river. These policies state: Photos 15 and 16 below are from the 2004 Salix Associates Greenway Setback study showing the recommended setback for portions of tax lots 3100 and 3200. The recommended Salix setback line closely follows the visible vegetative fringe along the river. Setback line Setback line Attachment 1, Page 15 of 22 16 D.5 New development that locates along river corridors and waterways shall be limited to uses that are compatible with the natural, scenic, and environmental qualities of those water features. D.6 New industrial development that locates along the Willamette and McKenzie Rivers shall enhance natural, scenic, and environmental qualities. Policies D.5 and D.6 are tied to future development and not to the present establishment of the setback line. Finding #29. The Springfield Natural Resources Study (2011) is Springfield’s acknowledged Goal 5 inventory and protection program. Site WA/WB (Willamette River) provides a general description of the natural functions and values of the river. With respect to protecting the Willamette River within Springfield’s planning jurisdiction, the following policy was adopted: “Limit conflicting uses and employ low impact development practices when developing within 150 feet of the resource site. The Willamette River (WA/WB) is a water quality limited watercourse and is protected by a 75-foot development setback and site plan review standards described in SDC Section 4.3-115. No additional setbacks are necessary. The documented presence of a state and federally listed species requires coordination with the Oregon Department of Fish and Wildlife and appropriate federal agencies to determine what (if any) additional measures may be needed.” (Springfield Natural Resources Study, page 297) The prescribed protection allows for development employing “low impact development” practices within 150-feet of the river. These practices are built into the stormwater best management practices that are part of the Springfield Development Code and the Engineering Design Standards and Procedures Manual. Protection of state and federal listed species that are listed will be coordinated with ODFW if and when occurrences of these species are confirmed within the subject property. The standards for establishing the Greenway Setback are different that those used to establish the 75- foot development setback for Goal 5. The proposed setback line will not alter the existing 75-foot protection. Conclusion: The subject properties are comprised largely of compacted gravel and fill. There is a narrow vegetative fringe along the Willamette which will be protected by the proposed alignment of the Greenway Setback Line. ORBIC and other authoritative natural resource databases have indicated that there are few state or federally listed terrestrial species known to live within a 2-mile radius of the site. A more careful ground survey and report by Brian Meiring of Schirmer/Satre confirmed that there is little habitat on the properties which would support the species identified in the ORBIC report. The proposed setback line is generally consistent with the setback line recommended by Salix Associates in their 2004 report. Photos 14-20 of the Salix report show a setback line that closely hugs the vegetative fringe that can be seen in the photo. The applicant proposes to draw the setback line “at the upland extent of the riparian vegetation (Riparian Edge, or ten feet 10’) from top of bank, which ever is greater9.” Such an alignment for the Setback line is consistent with the Salix recommendation. The proposed Greenway Setback Line does not alter or negate other existing protections for the Glenwood riverfront. The proposed setback and does not negate the habitat enhancement that will be 9 Written Statement of the Applicant submitted by the Law Office of Bill Kloos, January 22, 2014, page 2. Attachment 1, Page 16 of 22 17 required as development occurs. The proposed Greenway Setback is consistent with this standard in its protection of existing fish and wildlife habitat. “D. Identified scenic qualities and view-points shall be preserved.” Applicant’s Statement: The Glenwood Refinement Plan, at page 39, recognizes that there are no identified scenic qualities or viewpoints within the Glenwood portion of the Willamette River Greenway. Although there are no identified scenic qualities or view-points on the property, the photos included in the Site Inventory reveal that the existing Riparian Edge assists in providing visual identification and definition to the river and riparian system as well as providing limited filtered views of the river from the site. See photo pages at page 39 – 61 of Site Inventory. Staff Findings: Finding #30. The Glenwood Refinement Plan (1999) states, “There are no significant scenic qualities or view points within the Glenwood portion of the Greenway.” The Glenwood Refinement Plan was originally developed and adopted by the City of Eugene. The Glenwood Plan was adopted as a Springfield document for administrative purposes in 1999, when planning authority for Glenwood was transferred from Eugene to Springfield. Finding #31. OAR 660-023-0230—Scenic Views and Sites, defines “scenic views and sites” as “lands that are valued for their aesthetic appearance.” The rule goes on to state that “Local governments are not required to amend their comprehensive plans in order to identify scenic views and sites.” Finding #32. Springfield does not have an inventory of scenic views or sites. Scenic qualities are inherently associated with the Willamette River corridor, even in the Glenwood corridor. The proposed Greenway Setback Line will effectively protect scenic qualities and view-points along the river from future development, as will the permanent easement for the proposed Willamalane multi-use path. The proposed Greenway Setback Line provides for a continuous vegetative buffer between the path and the river, in order to protect scenic qualities associated with views from the river as well as to protect the scenic qualities and viewpoints within the river corridor itself. In addition, as noted in Findings #27 and #28, development will facilitate enhancement of the existing narrow vegetative fringe. Conclusion: The proposed Greenway Setback is consistent with this standard. “E. The maintenance of public safety and protection of public and private property, especially from vandalism and trespass shall be provided for, to the maximum extent practicable.” Applicant’s Statement: This standard does not appear to apply to the present application. The subject property is closed to the public, and that will remain the case following this Greenway Setback determination. Existing fences and gates adequately prevent trespass and avoid the safety concerns this standard appears to be focused on. Concerns for public safety and the protection of public and private property may arise as part of future development activity on the site, especially if a pedestrian/bike path is established. However, because that development will undergo Discretionary Use and Site Plan Review, public safety considerations will be invoked at that time. Attachment 1, Page 17 of 22 18 Staff Findings: Finding #33. Illegal trespass (camping) and vandalism are problems that occur on both sides of the Willamette River through the Glenwood area. This is particularly true of undeveloped areas along the river, including public parks and private property. The establishment of the proposed Greenway Setback Line is not likely to exacerbate the problem since the setback width is relatively narrow. Camping, vandalism and trespass are more likely to occur in locations that are secluded. An overly broad Greenway setback line could support undesirable activity by providing a large area that is isolated from public view and access. Finding #34. The applicant has made efforts to secure the subject properties and will continue to do so. Future development of the area will likely reduce unwanted activity, displacing it to other areas where there is less visibility. Conclusion: The proposed Greenway Setback Line will protect the vegetated fringe along the river without inviting unwanted trespass or other illegal activities which may occur in secluded areas. This standard is met. “F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable.” Applicant’s Statement: In the context of this specific site, the applicant views this standard as the most substantive and crucial element for establishing the Greenway Setback line. This standard uses the term “natural vegetative fringe along the river,” which the Site Inventory refers to as the “Riparian Edge,” characterized by the presence of riparian vegetation such as cottonwood and willow species. See page 4 of the Site Inventory. See also page 10, section C, of the Site Inventory, which describes the Riparian Edge as: The area directly adjacent [to] the Willamette River dominated by riparian vegetation (including canopy edge) extending to the eastern lot lines. See Field Methodology (Section 4) for methods used to determine riparian vegetation dominance. Approximately 2 acres of the Study Area was mapped as this habitat type. Dominant vegetation within the Riparian Edge include Populus balsamifera, Fraxinus latifolia, Salix spp., Alnus rhombifolia, Cornus sericea, Acer macrophyllum, Robinia pseudoacacia, Spirea douglasii and Carex obnupta. The mean slope within the Riparian Edge was calculated to be 149% (0.67H:1V). The Riparian Edge, in particular the area between top of bank and the river, is the most significant fish and wildlife habitat type, provides the most significant scenic qualities and has been mapped to encompass the natural vegetative fringe within the Study Area. Figure 8 of the Site Inventory shows the extent of the Riparian Edge. It is this line, following the upland extent of the natural riparian vegetation, that the applicant proposes should be used to establish the Greenway setback. For the northern parcel at tax lot 2800, where the existing riparian vegetation is most extensive, this setback would be approximately 90 feet wide at its widest. For the larger southern parcel, the width of the proposed setback averages about 20 feet wide, and is approximately 45 feet wide at its widest. Additionally, the proposal includes a minimum width for the Greenway Setback Line of ten feet (10'). This will provide an opportunity to enhance the natural vegetative fringe along the river in those areas Attachment 1, Page 18 of 22 19 where vegetation is currently lacking or nonexistent. This minimum setback distance is consistent with previous Greenway Setback determinations. See, e.g., previous decisions contained in Exhibit D. The proposed Willamette Greenway Setback Line will provide for the protection and enhancement of the natural vegetative fringe along the river. Staff Findings: Finding #35. The phrase “maximum extent practicable” in this standard is not defined in the Springfield Development Code or in the Oregon Administrative Rules for Goal 15, the Willamette River Greenway. Text drawn from Oregon Statewide Planning Goal 15 (F.3.b.) implies the term is intended to require a balancing of factors so that each of the identified Willamette Greenway criteria is met to the greatest extent possible without precluding the use approved under the applicable Comprehensive Plan designation and zoning. Planning Goal 15, Section F provides direction for implementing the Greenway Program. Section (F.3.b.) states: “b. The review of intensification, changes of use and developments as authorized by the Comprehensive Plan and zoning ordinance to insure their compatibility with the Greenway statutes and to insure that the best possible appearance, landscaping and public access are provided. Such review shall include the following findings, that to the greatest possible degree: (1) The intensification, change of use or development will provide the maximum possible landscaped area, open space or vegetation between the activity and the river; (2) Necessary public access will be provided to and along the river by appropriate legal means;” Finding #36. The applicant proposes to draw the setback line at the upland extent of the riparian vegetation (Riparian Edge, or ten feet 10’) from top of bank, which ever is greater10.” This is a minimal setback, however it does incorporate and protect the relatively narrow vegetated fringe that exists on the subject properties. The applicant’s submittal states, “For the northern parcel at tax lot 2800, where the existing riparian vegetation is most extensive, this setback would be approximately 90 feet wide at its widest. For the larger southern parcel, the width of the proposed setback averages about 20 feet wide, and is approximately 45 feet wide at its widest. Additionally, the proposal includes a minimum width for the Greenway Setback Line of ten feet (10')11.” Finding #37. Section 6.110 of the Springfield Development Code defines “top-of-bank” as follows: For a given watercourse, the top of bank is the same as the “bankfull stage.” The “bankfull stage” is defined as the stage or elevation at which water overflows the natural banks of streams or other waters of the State and begins to inundate the upland. Finding #38. The proposed Greenway Setback Line will protect the existing vegetated fringe along the river. Past disturbance on the subject properties have created conditions within the interior of the site which provide little habitat. Outside of the setback, the land is largely composed of compacted fill and gravel. What vegetation that exists in the interior areas is mostly non-native grasses and forbs. 10 Written Statement of the Applicant submitted by the Law Office of Bill Kloos, January 22, 2014, page 2. 11 Written Statement of the Applicant submitted by the Law Office of Bill Kloos, January 22, 2014, pages 9, 10. Attachment 1, Page 19 of 22 20 Finding #39. No new development is proposed as part of this application. Future development will provide opportunities to enhance the habitat within the proposed greenway setback and within the required 75-foot riparian setback established by SDC Section 4.3-115 (A) (1). Current best practices for stormwater pretreatment make use of vegetated swales and other natural facilities to remove sediments and contaminants before stormwater is released to receiving streams and rivers. These natural treatment facilities can be built into the landscape within the 75-foot setback, creating enhanced habitat and making for a more aesthetically pleasing landscape. Finding #40. As noted in Finding #27, the Glenwood Refinement Plan Environmental Design Policy 1. requires “protection and enhancement” of the vegetative fringe at the time of development. Conclusion: The proposed Greenway Setback is consistent with this standard. “G. The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation.” Applicant’s Statement: In the past, much of this site involved aggregate extraction or processing. This site has been decommissioned as an aggregate processing facility, and has been reclaimed. The surface is largely composed of river rock fill. The Glenwood Refinement Plan states at page 39 that aggregate extraction is not anticipated in the area. In regard to the acknowledged Goal 5 inventory of aggregate resources, there are no aggregate resources within the Metro Plan UGB. Staff Findings: Finding #41. The proposed Greenway Setback Line does not affect any properties currently in use for quarry or mine operations. The subject site has been mined for its aggregate resources and has been reclaimed. The site is designated for employment uses, primarily industrial development. No future mining is likely to be allowed in this urban setting. Conclusion: This standard is met. “H. Developments shall be directed away from the river to the greatest possible degree; provided, however, lands committed to urban uses shall be permitted to continue as urban uses, including port, public, industrial, commercial and residential uses, uses pertaining to navigational requirements, water and land access needs and related facilities.” Applicant’s Statement: There is no development proposed with this application; therefore the standard is not presently applicable. Even after the Greenway Setback line is established, the subject property will still be subject to the Willamette Greenway Overlay District development standards, which, as noted above, invoke the Discretionary Use standards under SDC 5.9-120 and the Site Plan Review standards under SDC 5.17-100, as well as the SDC 3.3-325 standards invoked above for any change or intensification of use, or construction that has a significant visual impact. When development is ultimately proposed for the subject property, these procedures will ensure this standard is met. Attachment 1, Page 20 of 22 21 Staff Finding: Finding #42. No development is proposed as part of this application. Future development will be guided by the Greenway Setback Line and by the established 75-foot riparian setback found in the Springfield Development Code (SDC 4.3-115 and 4.3-117) Conclusion: This criterion does not apply. V. Conclusion and Recommendation The applicant proposes to “draw the setback line at the upland extent of the riparian vegetation (Riparian Edge, or ten feet 10’) from top of bank, which ever is greater12.” This application is intended to establish the Willamette Greenway Setback Line within the boundaries of the subject property prior to development. The applicable standard which apply to the alignment of the Greenway Setback lIne for the subject properties focus on appropriate recreational access, minimalization of vandalism and tresspass, protection and enhancement of the riparian fringe and protection of significant fish and wildlife habitat. The subject site is highly disturbed, with a broad plain of compacted gravel and soils that support non- native grasses and forbs. What riparian fringe that exists along the river is very narrow. The applicant indicates the width of the protecting the riparian vegetation ranges between 20 and 90 feet with a 10- foot minimum setback from top-of-bank. The applicant’s proposed setback line protects the existing vegetation, but does little to enhance the existing vegetation as required by SDC 3.3-325 (F). The Glenwood Refinement Plan and the Metro Plan each have policies calling for enhancement of the vegetated fringe along the river at the time of development. The applicant employed a wildlife and fisheries biologist to walk the site and to develop a natural resources inventory and report for the subject properties. The biologist’s report found that the site has minimal habitat value, particularly for supporting listed species known to be found within a two mile radius. The report made specific findings regarding the presence of the pond turtle and habitat supportive of the turtle, concluding that the subject properties are not viable turtle habitat. The proposed Greenway Setback line provides minimal protection to the existing narrow band of vegetation along the river. The Wildish proposal is consistent with the alignment recommended by Salix Associates in their 2004 report to the City. The established development setback of 75-feet for riparian protection and enhancement that will not be altered or negated by the proposed greenway setback line. Prior action by the applicant to dedicate a 20-foot wide strip of land for a multi-use path within the 75-foot riparian setback allows for appropriate access to the river by the public in the context of the planned employment development of the subject properties. In 2004, the City contracted with Salix Associates, an environmental consultancy, to conduct an analysis of the Glenwood riverfront using the standards found in SDC Section 3.3-325 for establishing the Greenway Setback Line. The Salix report produced a descriptive inventory of the flora and fauna along the riverfront and included a series of aerial photos with a recommended Greenway Boundary drawn in. 12 Written Statement of the Applicant submitted by the Law Office of Bill Kloos, January 22, 2014, page 2. Attachment 1, Page 21 of 22 22 Aerial Photos 14-20 from the Salix Study address the Wildish properties. The applicant’s proposed Willamette Greenway Setback Line is consistent with the setback recommended by Salix. The proposed sestback is found by staff to be consistent with the standards for establishing the setback. Attachment 1, Page 22 of 22 Attachment 2, Page 1 of 14 Attachment 2, Page 2 of 14 Attachment 2, Page 3 of 14 Attachment 2, Page 4 of 14 Attachment 2, Page 5 of 14 Attachment 2, Page 6 of 14 Attachment 2, Page 7 of 14 Attachment 2, Page 8 of 14 Attachment 2, Page 9 of 14 Attachment 2, Page 10 of 14 Attachment 2, Page 11 of 14 Attachment 2, Page 12 of 14 Attachment 2, Page 13 of 14 Attachment 2, Page 14 of 14 LAW OFFICE OF BILL KLOOS, PC OREGON LAND USE LAW 375 W. 4th St., SUITE 204 EUGENE, OR 97440 TEL (541) 954-1260 FAX (541) 343-8702 E-MAIL BILLKLOOS@LANDUSEOREGON.COM January 22, 2014 WILLAMETTE GREENWAY SETBACK LINE APPLICATION Property Location: Map 18-03-02-20, Tax Lots 2800, 3000, 3100, 3200, 3300 and Map 18-03-02-32, Tax Lot 3800 Applicant: Wildish Land Co. 3600 Wildish Lane Eugene, Oregon 97408 WRITTEN STATEMENT: Applicants: Wildish Land Co. & Eugene Allen Corp. Applicant's Bill Kloos Representative: Law Office of Bill Kloos, PC 375 W. 4th Avenue, Suite 204 Eugene, OR 97401 Billkloos@landuseoregon.com Phone: (541) 343-8596 I. LAND USE REQUEST The subject property is identified as Map 18-03-02-20, Tax Lots 2800, 3000, 3100, 3200, 3300, and Map 18-03-02-32, Tax Lot 38001 Based upon all of the submitted application materials, this application requests the City to establish the Greenway Setback line, as provided for in Springfield Development Code (SDC) 3.3-325. The applicant understands that the approval standards grant the City some discretion in where to draw the setback line. Some of the factors are legal standards, some constitute factual standards, and some of the factors involve policy choices. This application narrative focuses on the standards that are of a legal or factual nature. 1 The applicants also own other parcels in the vicinity (such as Map 18-03-03-11, Tax Lots 1500, 1700 and 1800), but the parcels described above are the only ones within the 150-foot Willamette Greenway Overlay Zone. Attachment 3, Page 1 of 116 This application is supported by the following enclosures: application form; filing fee; this written narrative with exhibits; a Site Inventory of Natural Resources prepared by the Schirmer Satre Group; and a map showing the Proposed Willamette River Greenway Setback for this property (Figure 8 of the Site Inventory). The applicant is proposing an appropriate Greenway Setback Line based upon the Site Inventory, prepared by the Schirmer Satre Group. The applicant proposes to draw the setback line at the upland extent of riparian vegetation (the "Riparian Edge"), or ten feet (10') from the top of high bank, whichever is greater. The proposed setback line is depicted in Figure 8 of the Site Inventory. II. SITE CONTEXT The subject property involves multiple tax lots on two non-contiguous parcels owned by the applicants, Wildlish Land Co. and Eugene Allen Corp., which are affiliated companies. In shorthand, the subject properties can be identified as the larger undeveloped lots on either side of the Riverside Mobile Home Court, with Franklin Blvd/McVay Hwy forming the western boundary, and the Willamette River forming the eastern boundary. An aerial photo with the subject properties highlighted in blue is attached here as Exhibit A. The subject property is within Springfield’s Urban Growth Boundary. The northern portion of the subject property (tax lot 2800) is not within the city limits, but the larger southern portion (tax lots, 3100, 3200, 3300 and 3800) have been annexed into the city. Collectively, the subject property consists of approximately 46 acres, all of which are predominantly vacant. This includes a 5.96 acre tax lot2 on the north side of the Riverside Mobile Home Court, and five tax lots3 totaling 40.35 acres on the south side of the mobile home park. Tax lot 2800, which is north of the Riverside Mobile Home Court, is zoned “General Office,” while the remainder of the subject property, south of the mobile home park, is zoned Light Medium Industrial (“LMI”).4 See Exhibit B, Zoning Map Detail. The property is also subject to the City's Willamette Greenway Overlay District and the Floodplain Overlay District. Portions of the subject property are within the floodplain, and only a small 2 Map 18-03-02-20 tax lot 2800. 3 Map 18-03-02-20 tax lot 3000 (0.16 acres); tax lot 3100 (4.94 acres); tax lot 3200 (23.72 acres); tax lot 3300 (1.13 acres) and map 18-03-02-32 tax lot 3800 (10.03 acres). 4 The zoning map currently available on the City of Springfield’s website shows the subject property as being zoned “Employment M.U. (Glenwood)”. This zoning designation is derived from the 2012 Glenwood Refinement Plan revisions. Those revisions were adopted by Ordinance 6279 on June 18, 2012. However, the Glenwood Refinement Plan revisions were found to be legally deficient on appeal, and were remanded to the city. Shamrock Homes, LLC v. City of Springfield, __Or LUBA __ (LUBA No. 2012-077/078/079) (July 12, 2013). Accordingly, the refinement plan revisions, including the new zones they would create, and the implementing zoning regulations, are not currently in effect. This application is filed under the regulations and zoning classifications that predate the recent refinement plan revisions. Attachment 3, Page 2 of 116 sliver of the subject property is within the FEMA-mapped floodway. See Exhibit C, FEMA letter of map revision and accompanying maps. The current physical condition of the subject property is described in more detail in the attached natural resources study and report. In general, the subject property is vacant. The northern portion of the subject property (tax lot 2800) is a cleared grassy lot that has received a significant amount of fill material over the years, with a strip of trees and riparian vegetation near the river. The larger southern portion of the subject property (tax lots 3000, 3100, 3200, 3300 and 3800) was historically used as a gravel processing site, and is now predominantly an open graveled lot, with the exception of an office/shop building that is not currently in active use. Tractor trailers and heavy equipment are stored on site at times. This southern portion also has a narrow band of riparian vegetation along the river’s edge, dominated by cottonwood and willow with some interspersed Douglas fir, blackberry, ivy and other plants. The riverbank is characterized by steep slopes, and the river current at this location is quite swift. The Site Inventory provides much greater detail. III. CRITERIA FOR APPROVAL The application must be consistent with the standards provided in SDC 3.3-325. Approval criteria are presented below in bold, with the applicant's proposed findings and conclusions following in plain text. A. Local, regional and State recreational needs shall be provided for consistent with the carrying capacity of the land. The possibility that public recreation use might disturb adjacent property shall be considered and minimized to the greatest extent possible. Proposed findings: The applicable functional plan for recreation in this area is the "Willamalane Park and Recreation Comprehensive Plan,” (hereinafter the “Willamalane Parks Plan”) which was adopted by the Willamalane Board of Directors on Oct. 10, 2012 and was subsequently adopted as an element of the Metro Area General Plan by Springfield (Ord. No. 6303 (Nov., 4, 2013) and Lane County (Ord. No. PA 1302 (Oct. 5, 2013). The portion of the Willamalane Parks Plan that is most relevant to the current proposal deals with the creation of a riverfront linear park. The Highlights and Improvements section in Chapter 3 provides: Actions 4.13 and 4.14, Glenwood Riverfront Linear Park A and B: As the Glenwood area is redeveloped, Willamalane has an opportunity to work with public and private partners to develop a riverfront linear park and multiuse path, and expand the popular Willamette River path system. Section A (Action 4.13) would travel from the Viaduct Path underneath the I-5 bridge, east to the Springfield Bridge; Section B (Action 4.14) would travel from the Springfield Bridge south to Seavey Loop Road. The proposed linear park will include multiuse paths, picnic areas, and river overlooks, and will be a significant regional recreation and Attachment 3, Page 3 of 116 alternative transportation resource. The park will also expand recreation opportunities for Glenwood area residents, who currently have limited access to close-to-home parks. In addition, the Strategies and Actions section in Chapter 4 includes a map showing a planned multi-use path along the riverfront of the subject properties. Willamalane Parks Plan, Map 2. That map includes two symbols over the subject property, with the numbers 4.14 and 4.24. These numbers correspond to planned actions, as described in tables. Action 4.14 is described in this table as: “Glenwood Riverfront Linear Park B. Work with partners to develop a riverfront linear park and multiuse path from the Springfield Bridge to Seavey Loop Road.” Action 4.24 is described as: “Glenwood to Dorris Ranch (Bridge). Work with partners to explore the feasibility of developing a bicycle and pedestrian bridge across the Willamette River, connecting the Glenwood Riverfront Linear Park B to Dorris Ranch and the Middle Fork Path.” When the portion of the subject property that is in the city was annexed in 2009, the annexation agreement included a provision that granted a 20-foot wide easement to the city for the purposes of establishing a bike path. 1.6.5 Upon annexation, APPLICANT shall dedicate a 20-foot wide public easement along the Willamette River riverfront within the 75 foot riparian setback sufficient for that portion of the Glenwood Riverfront Path required and depicted on the annexing property in the Glenwood Refinement Plan, the Willamalane Comprehensive Plan and TransPlan. It is the City's intent to acquire the right of way for the Glenwood Riverfront Path from the Applicant and other property owners abutting the river at time of annexations. The Applicant will not be required to pay for the construction of the bike path on the Glenwood Riverfront Path. It is the City's intent to locate the path as close to the river as is feasible, consistent with topography and requirements of the Clean Water Act and other land use and environmental restrictions and requirements so as not to unduly impede APPLICANT's ability to use the land within the riparian setback for uses permitted therein. For the northern portion of the subject property (tax lot 2800), the city has not obtained any property rights for the public path. This will likely be negotiated in the context of annexation or redevelopment of this area, as anticipated by the quoted text above. The establishment of a Greenway setback is a necessary first step before that development process can unfold. This application for determination of the Greenway Setback will bring the city one step closer towards being in a position to implement these policies from the Willamalane Parks Plan. Several functional and refinement plans also reference the multi-use trail along the south bank of the Willamette River. TransPlan (July 2002) identifies a South Bank Trail to run Attachment 3, Page 4 of 116 from I-5 to the Springfield Bridge, but not any farther upstream. The Glenwood Refinement Plan shows, at page 53, a "Proposed Off-Street Path" as a continuation of the path shown in the TransPlan. In regard to tax lot 2800, which has not been annexed, the public access rights will need to be obtained through purchase or voluntary donation, as part of future annexation proceeding or as part of a subsequent development review process. In a similar application for a Willamette Greenway Setback determination for a property downstream of the subject property, the Hearings Official noted "The best time to provide for the bike path is when development is proposed for the subject property." A copy of that Hearings Official’s decision is attached hereto as Exhibit D. There is some flexibility in the ultimate location of the path, as the Glenwood Refinement Plan states that the path diagram is a conceptual alignment. See Glenwood Refinement Plan 54. Because the property will remain within the Willamette Greenway Overlay District after the Willamette Greenway Setback Line is established, development proposals for the property will be subject to Discretionary Use procedures (SDC 5.9-100) and Site Plan Review (SDC 5.17-100). See SDC 3.3-315. Those procedures will ensure the city has ample opportunity to secure the public rights for a riverfront trail in the context of a redevelopment application. In regard to the larger southern portion of the subject property, the applicant has already agreed to convey a 20-foot easement for a riverfront path. In summary, the requested determination of the Greenway Setback is consistent with these relevant plan policies that pertain to recreation. In addition, this approval criterion directs the city to consider and minimize the possibility that public recreation might disturb adjacent property. Currently, there is some public recreation that occurs on the river (rafting, fishing) but, given the current use of the subject property includes operation and parking of heavy trucks and equipment, no public access is afforded to the subject property. Establishing the Greenway Setback line will not change the existing situation in regard to public recreation on and adjacent to the subject property. Conclusion: The proposal is consistent with this approval standard. B. Adequate public access to the river shall be provided. Proposed Findings: Currently, the subject property is predominantly vacant. Public access is not granted to or across the subject property. As the Glenwood Refinement Plan implementing strategy 4.5 notes, the Greenway Goal protects existing uses. Consequently, the existing level of public access to the river is consistent with the Goal and this standard. The question of what type of public access is “adequate” in this particular setting is answered in part by long-range planning documents, such as the Metro Plan, the Glenwood Refinement Plan, and the Willamalane Parks Plan. As noted above, several refinement plans indicate that a public multi-use path is planned to eventually run along this bank of the Willamette River. The precise location of this path has not been established, nor have all of the necessary easements been acquired for it. The steep bank and swift current in this area Attachment 3, Page 5 of 116 will present challenges for direct public access to the river. However, as noted above, the larger southern portion of the subject property has already dedicated a 20-foot wide public easement for the purpose of establishing this path in the future. In regard to the tax lot 2800, which has not granted a public easement for the path, any significant development on that part of the property will likely require annexation, followed by Discretionary Use and Site Plan Review. This will provide the City with the opportunity to consider acquiring public access along the river. As discussed above, establishment of the proposed Willamette Greenway Setback Line is a necessary prerequisite for future redevelopment. The application process for future development will provide an opportunity to ensure that public access to the river is either maintained or increased from the status quo, consistent with the Metro Plan and applicable parks and transportation plans. Conclusion: The proposal is consistent with this approval standard. C. Significant fish and wildlife habitats shall be protected. Proposed Findings: The Glenwood Refinement Plan, at page 39, recognizes that there are no significant fish or wildlife habitat areas identified within the Glenwood portion of the Willamette River Greenway. This conclusion is confirmed on page 4 of the Site Inventory, which explains: Current records obtained from Oregon Biodiversity Information Center (ORBIC) show no rare species known on the lots of interest, with the exception of fish species within the Willamette River. In addition, the Inventory concludes that Tax Lots 3000, 3100, 3200, 3800 and 3300 are poor habitat for all the species studied, including turtles. This Inventory concluded: Dominance of fill/earthwork on the site which has led to dense non-native grasses and forbs and a narrow riparian fringe with steep banks. Fill material and a lack of significant ponding water don’t provide significant habitat for the turtle species listed. Despite the proximity to other significant turtle use, there is only one insignificant (0.5 acres) portion within the southern part of lot 3800 which could be utilized by nesting turtles (e.g. a nest could physically be excavated). This area has no documented turtle use and is unlikely to support nesting turtles because it is an isolated feature. The velocity of waters and steep, linear nature of the banks along these lots is not conducive as a stopping point for species (such as pond turtles) which utilize slow moving water. (Site Inventory, page 12-13). The Inventory observed a somewhat different set of habitat and physical conditions on Tax Lot 2800, but found this area to be similarly lacking in overall habitat values, with the Attachment 3, Page 6 of 116 exception of the Riparian Edge that is proposed to be included in the Greenway setback. The Inventory explains: While Lot 2800 may exhibit characteristics of fair habitat for the nesting life stage of both turtle species listed in Table 2, the lack of documented evidence of turtle use, lack of ponding water, presence of imported fill material, velocity of the river, isolated nature of the lot and surrounding urban uses negate this habitat value beyond the proposed setbacks (Figure 8). Although the soils within lot 2800 do not appear to be as disturbed as the remainder of the Study Area and provide the basic habitat characteristics necessary for nesting turtles, the site contains 2-6 feet of imported fill material, is isolated between two mobile home parks and bordered on the west by a major road. Therefore, unlike habitat elsewhere where turtle use is known, this site is unlikely to encounter nesting individuals. The Riparian Fringe along lot 2800 (between the top of bank/riparian vegetation and the river) is expected to provide benefits such as refugia for different life stages of fish during high water and allow some cooling value during the hotter months which also benefits different life stages of the listed salmonids. The proposed location of the Greenway Setback would retain these values. Some of the more mature cottonwoods within the Riparian Edge may have potential use by Townsend’s big-eared bats and/or Purple martins although this is unlikely. (Site Inventory, page 13). The proposed setback area would conserve all of the existing riparian vegetation. Because this proposal protects all of the riparian vegetation on the subject property, it affords the greatest degree of protection for fish and wildlife habitat, even though that habitat is not considered significant. Conclusion: The proposal is consistent with this approval standard. D. Identified scenic qualities and view-points shall be preserved. Proposed Findings: The Glenwood Refinement Plan, at page 39, recognizes that there are no identified scenic qualities or viewpoints within the Glenwood portion of the Willamette River Greenway. Although there are no identified scenic qualities or view-points on the property, the photos included in the Site Inventory reveal that the existing Riparian Edge assists in providing visual identification and definition to the river and riparian system as well as providing limited filtered views of the river from the site. See photo pages at page 39 – 61 of Site Inventory. Conclusion: The proposal is consistent with this approval standard. Attachment 3, Page 7 of 116 E. The maintenance of public safety and protection of public and private property, especially from vandalism and trespass shall be provided for, to the maximum extent practicable. Findings: This standard does not appear to apply to the present application. The subject property is closed to the public, and that will remain the case following this Greenway Setback determination. Existing fences and gates adequately prevent trespass and avoid the safety concerns this standard appears to be focused on. Concerns for public safety and the protection of public and private property may arise as part of future development activity on the site, especially if a pedestrian/bike path is established. However, because that development will undergo Discretionary Use and Site Plan Review, public safety considerations will be invoked at that time. Conclusion: The proposal is consistent with this approval standard. F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. Findings: In the context of this specific site, the applicant views this standard as the most substantive and crucial element for establishing the Greenway Setback line. This standard uses the term “natural vegetative fringe along the river,” which the Site Inventory refers to as the “Riparian Edge,” characterized by the presence of riparian vegetation such as cottonwood and willow species. See page 4 of the Site Inventory. See also page 10, section C, of the Site Inventory, which describes the Riparian Edge as: The area directly adjacent [to] the Willamette River dominated by riparian vegetation (including canopy edge) extending to the eastern lot lines. See Field Methodology (Section 4) for methods used to determine riparian vegetation dominance. Approximately 2 acres of the Study Area was mapped as this habitat type. Dominant vegetation within the Riparian Edge include Populus balsamifera, Fraxinus latifolia, Salix spp., Alnus rhombifolia, Cornus sericea, Acer macrophyllum, Robinia pseudoacacia, Spirea douglasii and Carex obnupta. The mean slope within the Riparian Edge was calculated to be 149% (0.67H:1V). The Riparian Edge, in particular the area between top of bank and the river, is the most significant fish and wildlife habitat type, provides the most significant scenic qualities and has been mapped to encompass the natural vegetative fringe within the Study Area. Figure 8 of the Site Inventory shows the extent of the Riparian Edge. It is this line, following the upland extent of the natural riparian vegetation, that the applicant proposes should be used to establish the Greenway setback. For the northern parcel at tax lot 2800, where the existing riparian vegetation is most Attachment 3, Page 8 of 116 extensive, this setback would be approximately 90 feet wide at its widest. For the larger southern parcel, the width of the proposed setback averages about 20 feet wide, and is approximately 45 feet wide at its widest. Additionally, the proposal includes a minimum width for the Greenway Setback Line of ten feet (10'). This will provide an opportunity to enhance the natural vegetative fringe along the river in those areas where vegetation is currently lacking or nonexistent. This minimum setback distance is consistent with previous Greenway Setback determinations. See, e.g., previous decisions contained in Exhibit D. The proposed Willamette Greenway Setback Line will provide for the protection and enhancement of the natural vegetative fringe along the river. Conclusion: The proposal is consistent with this approval standard. G. The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. Findings: In the past, much of this site involved aggregate extraction or processing. This site has been decommissioned as an aggregate processing facility, and has been reclaimed. The surface is largely composed of river rock fill. The Glenwood Refinement Plan states at page 39 that aggregate extraction is not anticipated in the area. In regard to the acknowledged Goal 5 inventory of aggregate resources, there are no aggregate resources within the Metro Plan UGB. Conclusion: The proposal is consistent with this approval standard. H. Developments shall be directed away from the river to the greatest possible degree; provided, however, lands committed to urban uses shall be permitted to continue as urban uses, including port, public, industrial, commercial and residential uses, uses pertaining to navigational requirements, water and land access needs and related facilities. Proposed Findings: There is no development proposed with this application; therefore the criterion is not presently applicable. Even after the Greenway Setback line is established, the subject property will still be subject to the Willamette Greenway Overlay District development standards, which, as noted above, invoke the Discretionary Use standards under SDC 5.9-120 and the Site Plan Review standards under SDC 5.17-100, as well as the SDC 3.3-325 standards invoked above for any change or intensification of use, or construction that has a significant visual impact. When development is ultimately proposed for the subject property, these procedures will ensure this standard is met. Conclusion: The proposal is consistent with this approval standard. Attachment 3, Page 9 of 116 III. CONCLUSION The applicant requests the city to conclude, based upon this written narrative and supporting exhibits, that the Willamette Greenway Setback Line for the subject property should correspond to the "Riparian Edge" established herein and described in detail by the Site Inventory of Natural Resources. Exhibits: Exhibit A Site Identification Aerial Overview Exhibit B Zoning Map Detail Exhibit C Aerial Photo of Subject Property Exhibit D Previous decision applying Greenway Setback provisions; Marvin property inside UGB, September 26, 2005 Exhibit E Previous decision applying Greenway Setback provisions; Shamrock Homes, LLC, November 7, 2012 Exhibit F Legal description and title report for subject property Attachment 3, Page 10 of 116 Attachment 3, Page 11 of 116 Exhibit B - detail from zoning mapAttachment 3, Page 12 of 116 Attachment 3, Page 13 of 116 Attachment 3, Page 14 of 116 Attachment 3, Page 15 of 116 Attachment 3, Page 16 of 116 Attachment 3, Page 17 of 116 Attachment 3, Page 18 of 116 Attachment 3, Page 19 of 116 Attachment 3, Page 20 of 116 Attachment 3, Page 21 of 116 Attachment 3, Page 22 of 116 Attachment 3, Page 23 of 116 Attachment 3, Page 24 of 116 Attachment 3, Page 25 of 116 Attachment 3, Page 26 of 116 Attachment 3, Page 27 of 116 Attachment 3, Page 28 of 116 Attachment 3, Page 29 of 116 Attachment 3, Page 30 of 116 Attachment 3, Page 31 of 116 Attachment 3, Page 32 of 116 Attachment 3, Page 33 of 116 Attachment 3, Page 34 of 116 Attachment 3, Page 35 of 116 AGENDA ITEM SUMMARY Meeting Date: 11/6/2012 Meeting Type: Regular Meeting Staff Contact/Dept.: Andy Limbird/DPW Staff Phone No: 726-3784 S P R I N G F I E L D PLANNING COMMISSION Estimated Time: 30 Minutes ITEM TITLE: Request for Willamette Greenway Setback Determination for Shamrock Mobile Home Park; Yoon Hwan Shin, Applicant ACTION REQUESTED: Planning Commission approval of this Willamette Greenway Setback Determination request (TYP312-00003) by motion. ISSUE STATEMENT: The Planning Commission is requested to conduct a public hearing and decide whether or not to approve a Willamette Greenway Setback Determination request for the property at 4531 Franklin Boulevard (Map 17-03-34-44, Tax Lot 301). ATTACHMENTS: Attachment 1: Staff Report and Findings Exhibit A: Site Context Map Exhibit B: Application Form and Applicant’s Project Narrative Exhibit C: Applicant’s Site Inventory of Natural Resources Exhibit D: Hearings Official’s Decision – Case SHR2005-00004 Attachment 2: Planning Commission Final Order DISCUSSION: The applicant is requesting the Willamette Greenway Setback Determination for approximately 3.1 acres of a 10.85 acre parcel on the west bank of the Willamette River in Glenwood, just upstream of the Southern Pacific Railway bridge. The current zoning for the subject area is Low Density Residential (LDR) and the property is designated Employment Mixed Use in the adopted Glenwood Refinement Plan. The property is developed with a residential mobile home park and the applicant is not proposing any specific development with this request. A Site Inventory of Natural Resources report was prepared and submitted for the site, which indicates the existing riparian vegetation occupies a narrow, variable-width ribbon along the eastern edge of the property. Staff conducted a site visit on October 17, 2012 and do not challenge the findings in the applicant’s Site Inventory. Staff recommends approval based on findings contained in the attached Staff Report. Attachment 3, Page 36 of 116 TYPE III – WILLAMETTE GREENWAY SETBACK DETERMINATION, WITHOUT DEVELOPMENT STAFF REPORT AND RECOMMENDATION ______________________________________________________________________________ File Name: Shamrock Homes Willamette Greenway Setback Determination Owner: Yoon Hwan Shin, Shamrock Homes LLC Applicant: Nick Klingensmith, Law Office of Bill Kloos PC Case Number: TYP312-00003 Proposal Location: 4531 Franklin Blvd (Map 17-03-34-44, TL 301) Existing Zoning: Low Density Residential (LDR) Comprehensive Plan: Glenwood Refinement Plan Refinement Plan Designation: Employment Mixed-Use Initial Submittal Date: July 17, 2012 Application Considered Complete: Sept. 7, 2012 Date of Public Hearing: November 6, 2012 Associated Applications: None CITY OF SPRINGFIELD’S DEVELOPMENT REVIEW COMMITTEE POSITION REVIEW OF NAME PHONE Project Manager Planning Andy Limbird 541-726-3784 Transportation Planning Engineer Transportation Michael Liebler 541-736-1034 Public Works Civil Engineer Streets and Utilities Clayton McEachern 541-736-1036 Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 541-726-2293 Building Official Building David Bowlsby 541-736-1029 APPLICANT’S DEVELOPMENT REVIEW TEAM POSITION NAME PHONE MAILING ADDRESS Owner Yoon Hwan Shin 541-431-1079 Shamrock Homes LLC 389 W. 6th Avenue Eugene OR 97401 Applicant Nick Klingensmith 541-912-5280 Law Office of Bill Kloos PC 375 W. 4th Avenue Eugene, OR 97401 SITE Willamette River Franklin Blvd Attachment 3, Page 37 of 116 Review Process (SDC 3.3-315): The subject request for Willamette Greenway Setback Determination is being reviewed under Type III procedures. In accordance with Springfield Development Code (SDC) 5.1-135, Type III decisions generally use discretionary approval criteria. The criteria of approval for Willamette Greenway Setback Determination are found in SDC 3.3-325. There is no specific development proposal associated with this request for Willamette Greenway Setback Determination. However, any future development or redevelopment of the site will be subject to the Discretionary Use approval criteria of SDC 5.9-120. Site Information: The property subject to the Willamette Greenway Setback Determination is an existing 10.85-acre residential mobile home park located at 4531 Franklin Boulevard (Map 17-03-34-44, Tax Lot 301). The property is on the west bank of the Willamette River and lies within the Glenwood Riverfront area of the recently-adopted Glenwood Refinement Plan (Ordinance #6279) . The property is within the Springfield City limits, but is not yet connected to the public sanitary sewer system. Staff estimates there are developed spaces for approximately 124 dwelling units on the site, which include a combination of vehicle-sized parking pads for trailer and recreational vehicle (RV) parking and larger pads for mobile home placement. Notice Requirements (SDC 3.3-300, 5.1-135 & 5.9-100): Consistent with SDC 5.1-135, notice was provided as follows: Mailed Notice. Notice of the Willamette Greenway Setback Determination was mailed October 17, 2012, which is at least 14 days prior to the public hearing date, to the affected property owner(s) and owners and occupants of properties located within 300 feet of the perimeter of the affected territory. Notification of the public hearing was also sent by email to the Oregon Department of Transportation and Lane County. Newspaper Notice. Notice of the November 6, 2012 public hearing was published in The Register-Guard on October 22 & 29, 2012. Posted Notice. Notice of the November 6, 2012 public hearing was posted in four public places in the City: along the subject property frontage on Franklin Boulevard; at the Springfield City Hall and in the Development and Public Works office; and on the City of Springfield website, on or before October 22, 2012. Conclusion: Notice of the public hearing was provided consistent with SDC 3.3-300 & 5.1-135. Recommendation to Planning Commission (SDC 5.1-135): The Director shall forward a staff report and written recommendation on the Willamette Greenway Setback Determination request based on the review criteria specified in Section 3.3-325, which are provided as follows with the SDC requirements, findings, and conclusions. The Director’s recommendation to the Planning Commission follows SDC 3.3-325, Criteria. The establishment of the Willamette Greenway Setback for this property will determine the minimum setback distance from the top of bank within which only water-related and water-dependent activities can and should occur. Beyond this established setback other forms of development or redevelopment could be considered, subject to the City’s discretionary use procedures. Criteria (SDC 3.3-325): The application may be approved only if the Planning Commission finds that the proposal conforms to the following criteria: A. Local, regional and State recreational needs shall be provided for consistent with the carrying capacity of the land. The possibility that public recreational use might disturb adjacent property shall be considered and minimized to the greatest extent possible. Attachment 3, Page 38 of 116 Applicant’s Submittal: The applicable functional plan for recreation in this area is the Willamalane Park and Recreational Plan (2004), which is an element of the Metro Area General Plan. The park plan does not designate any portion of the subject property for park use. The park plan identifies the need for “Special Use Parks” within the park district. See page 32. Table 5 in the park plan proposes a “Glenwood Riverfront Park.” The “action” proposal in Table 5 states: “Pursue acquisition and development of a multiuse riverfront park in the Glenwood area.” See page 52, item 5.3. This proposal is reflected on Map 2 in the park plan: “Existing and Proposed Park and Recreation Resources.” The Glenwood Refinement Plan also discusses park acquisition in the area around the subject property. Subarea 9, McVay Mixed-Use Area Policy 4 provides, “The City shall defer to Willamalane to consider the potential for future park development within the area adjacent to the Willamette River.” What can be gleaned from the park plan is that Willamalane anticipated acquiring and developing a riverfront park in the Glenwood area. That proposal is not site-specific. Also, the Glenwood Refinement Plan defers park acquisition decisions to Willamalane. More significantly, the proposed establishment of the boundary line has no direct bearing on implementation of the parks plan. The district's options for negotiating for park land purchase, on this site or any other site in the Glenwood area, remain unchanged by this application. This application involves the establishment of a Greenway Setback Line, and does not involve development or the use of the site for recreation, or have an effect on adjacent properties. Several functional and refinement plans reference a bike path along the south bank of the Willamette River. TransPlan (July 2002) identifies a South Bank Trail to run from I-5 to the Springfield Bridge. The Glenwood Refinement Plan (November 1999) shows, at page 53, a “Proposed Off-Street Path” as a continuation of the path shown in the TransPlan. As the Hearings Official noted in Jo. No. SHR 2005-00004 (a similar Willamette Greenway Setback determination for a property downstream from the subject property) the Glenwood Refinement Plan states that the bike path diagram is a conceptual alignment. See Glenwood Refinement Plan 54. That Discussion and implementing strategy 4.5 indicate that the bike path route is not fixed and that the route itself will need to be obtained through purchase or voluntary donation easements as part of the development review process. Because the property will remain within the Willamette Greenway Overlay District after the Willamette Greenway Setback Line is established, development proposals for the property will be subject to Discretionary Use procedures (SDC 5.9-100) and Site Plan Review (SDC 5.17-100). See SDC 3.3-315. Consequently, as the Hearings Official concluded in Jo. No. SHR 2005-00004, “The best time to provide for the bike path is when development is proposed for the subject property.” A copy of Jo. No SHR 2005-00004 is attached hereto as Exhibit E. Staff Findings and Recommendations: Finding: The subject property is not a private or public recreational site, nor is it proposed as such with this Willamette Greenway Setback determination request. However, the recently-adopted Glenwood Refinement Plan, Open Space Chapter (Figure 10) identifies a potential riverfront park along the entire Glenwood stretch of the Willamette River. The adopted Refinement Plan acknowledges that creation of the linear riverfront park will require the cooperation of the City, Willamalane Park & Recreation District, private property owners and other stakeholders, and will be achieved incrementally as properties develop and/or redevelop. Finding: The subject site is zoned for low density residential dwellings and is developed with recreational vehicle, trailer and mobile home parking pads. Portions of the existing site development, including internal driveways, parking areas and other improvements, are within 50 feet or less of the west bank of the Willamette River. The applicant is not proposing to develop or redevelop the site with this Willamette Greenway Setback determination request. Should the property be proposed for additional development or redevelopment in the future, it will need to go through a Discretionary Use process as noted in the applicant’s narrative. Attachment 3, Page 39 of 116 Finding: Due to the nature and extent of the existing residential development, and its proximity to the riverbank, the property’s carrying capacity for recreational use is limited. Aside from a linear vegetative fringe along the river’s edge, the property is otherwise developed and would require comprehensive development or redevelopment to accommodate public recreational uses on the site. Finding: Staff conducted a site visit on October 17, 2012 and observed that the strip of riverfront land subject to this Willamette Greenway Setback determination is maintained as manicured lawn with picnic tables, barbecue grills, a dog enclosure, and horseshoe pits. Therefore, the area currently functions as a passive recreational area for residents. Finding: With future development or redevelopment of the property, it is possible that a portion of the site may be allocated to private and/or public recreational use to achieve stated objectives of the Glenwood Refinement Plan. Because of overarching federal and State regulations, including Statewide Planning Goals 5 and 15 and pending changes to Federal Emergency Management Agency (FEMA) floodplain development regulations, it is also possible that most types of future development would be precluded from areas in close proximity to the Willamette River. In any event, this request for Willamette Greenway Setback determination does not facilitate or preclude future recreational use of the riverbank area. Moreover, this request does not automatically confer any additional development potential to the property within 75 feet of the top of riverbank. Therefore, this criterion is not applicable at this time. Conclusion: The proposal satisfies this criterion. B. Adequate public access to the river shall be provided. Applicant’s Submittal: The subject property is currently developed with a mobile home park and access to the river is provided for the tenants and guests of that use. As the Glenwood Refinement Plan implementing strategy 4.5 notes, the Greenway Goal protects existing uses. Consequently, the existing level of public access to the river is consistent with the Goal and this standard. As noted above, several refinement plans indicate a desire for a public pedestrian and bicycle path to eventually run along this bank of the Willamette River. The precise location of this path has not been established nor have the appropriate easements for it been acquired. However, because any significant development on the property in the future will require Discretionary Use and Site Plan Review, the City will have an opportunity to consider the establishment of the bike path, which will ultimately provide for public access to the river. Establishment of the proposed Willamette Greenway Setback Line is the first step leading toward future redevelopment. When redevelopment is proposed, the city will be in a position to ensure that public access to the river is either maintained or increased from the status quo, consistent with the Metro Plan and applicable parks and transportation plans. Establishing the Greenway Setback line is an essential step in that process of ensuring that no development will impede future public access to the river. Staff Findings and Recommendations: Finding: The City updated and adopted the Glenwood Refinement Plan on June 18, 2012 and the Refinement Plan was adopted by the Lane County Board of Commissioners on September 5, 2012. The updated version of the Refinement Plan has different pagination, policies, and implementation strategies than those cited above by the applicant. Finding: As stated above, the Glenwood Refinement Plan, the Willamalane Park & Recreation District’s 20 Year Comprehensive Plan (2012), and other City Planning and Transportation plans identify a linear riverfront Attachment 3, Page 40 of 116 park and pathway system along the south and west bank of the Willamette River. The component parts of the linear park and pathway system will be added as properties in Glenwood develop and redevelop. Finding: The current development on the site provides for limited private access to a lawn adjacent to the riverfront. Direct access to the river’s edge is discouraged through signage and is physically constrained by the steep riverbank, dense vegetation and rip-rap bank armoring. Elsewhere along this stretch of the Willamette River – particularly on the opposite bank – public access is currently afforded by public parks, developed pathways, and boat launches. It is possible that private and/or public access to the river from this site could be formalized in the future. However, the present lack of developed public access at this location is not critical to overall public access to and appreciation of the river. Therefore, this criterion is not applicable at this time. Conclusion: The proposal satisfies this criterion. C. Significant fish and wildlife habitats shall be protected. Applicant’s Submittal: The Glenwood Refinement Plan, at page 39, recognizes that there are no significant fish or wildlife habitat areas identified within the Glenwood portion of the Willamette River Greenway. This conclusion is confirmed by the Site Inventory (Exhibit F), which explains: “Overall suitable habitat for threatened or endangered wildlife species within the Study Area has been affected by historic and current land uses, which have modified the natural landscape throughout the majority of the site for the past 50+ years. Suitable habitat for listed species known to be present within the Study Area vicinity is not provided by the site. Other areas within the bed and banks and below the OHWM of the River may provide habitat suitable for some of the identified species, especially where native vegetation is rooted at the active low flowing channel (during the summer time).” Site Inventory, p. 7 (parentheses in original). Because this proposal protects all of the riparian vegetation on the subject property, it affords the greatest degree of protection for fish and wildlife habitat that is possible, even though that habitat is not considered significant. Staff Findings and Recommendations: Finding: There are no delineated riparian wetlands within the subject property as determined by the Local Wetland Inventory of Glenwood. However, the adopted Glenwood Refinement Plan and the Willamalane Natural Resource Areas Management Plan advocate for restoring the riparian vegetation along the Willamette riverfront in general, and particularly in nearby parks that have remnant natural features. Although not a park, the subject site would be a potential candidate for riparian restoration efforts in the future. For the time being, the riverbank is being maintained in a relatively stable state and the mature vegetation provides shade and refuge for some aquatic and terrestrial species. Finding: In addition to establishing a minimum development setback through Willamette Greenway Setback determination, the State has an overriding minimum 75-foot riparian setback for water quality limited watercourses (WQLWs). The Willamette River has been identified as a WQLW for numerous physical and chemical components, including water temperature. Therefore, retention and enhancement of bordering vegetation such as a mature tree canopy, emergent vegetation, and bank-stabilizing shrubs and groundcover plants will benefit the riparian system. Finding: In accordance with the Federal Emergency Management Agency (FEMA) floodplain mapping for this stretch of the Willamette River (FIRM panel 41309C1142F), portions of the site are within the mapped floodway. The base flood elevations, floodway elevation and dimensions of the floodway immediately upstream of the Southern Pacific Railway Bridge (which includes this site) were revised in a Letter of Map Attachment 3, Page 41 of 116 Revision effective July 27, 2009. Among other changes, the calculated floodway elevation along this stretch of the Willamette River was raised between 0.1 and 0.5 feet. Additionally, FEMA advises that regulatory changes for floodplain development are being formulated that would require a comprehensive biological assessment of flood hazard areas to determine potential impacts on salmonid habitat. At this point there is no specific date for the regulatory changes to come into effect, but once adopted these could influence future development or redevelopment of this and neighboring properties along the Willamette River. Finding: In addition to other limitations on site development found in the City’s adopted comprehensive plans and Development Code, and state and Federal water quality protection regulations, the site is also subject to current and evolving flood hazard area regulations. Part of the flood hazard regulatory environment will focus increasingly on preservation and enhancement of salmonid habitat, which includes riparian areas. At this point, however, this request for Willamette Greenway Setback determination does not propose any physical change to the riparian environment. Conclusion: The proposal satisfies this criterion. D. Identified scenic qualities and viewpoints shall be preserved. Applicant’s Submittal: The Glenwood Refinement Plan, at page 39, recognizes that there are no identified scenic qualities or viewpoints within the Glenwood portion of the Willamette River Greenway. Although there are no identified scenic qualities or view-points on the property, the Site Inventory notes that the existing Riparian Edge assists in providing visual identification and definition to the river and riparian system as well as providing filtered views of the river from the site. Site Inventory, p. 8. Staff Findings and Recommendations: Finding: The updated Glenwood Refinement Plan, Open Space Chapter does not identify any specific scenic area within the subject property. However, the adopted Policies and Implementation Strategies recommend “establish(ing) and maintain(ing) riparian habitat connectivity to the maximum extent possible, while allowing for and managing appropriate and limited public access to the river, as well as sight lines through the riparian area…” The subject property has been developed and operating as a mobile home park for over 40 years, and there is no public access afforded to the riverfront area of the site. Because there are no specific development plans for the site, the existing site conditions neither enhance nor preclude future public access to and views of the river. Therefore, this criterion is not applicable. Conclusion: The proposal satisfies this criterion. E. The maintenance of public safety and protection of public and private property, especially from vandalism and trespass shall be provided for, to the maximum extent practicable. Applicant’s Submittal: This standard does not appear to apply to the present application. The Site Inventory notes, at page 6, that the wider natural vegetation areas located on nearby properties to the north of the subject property show signs that those areas are commonly used for transient encampments. Such use does not occur on the subject property due to existing residential development. Concern for public safety and the protection of public and private property may arise as part of future development activity on the site, especially if a pedestrian/bike path is established. However, because that development will undergo Discretionary Use and Site Plan Review, public safety considerations will be invoked at that time. Attachment 3, Page 42 of 116 Staff Findings and Recommendations: Finding: The subject property is a private residential mobile home park with perimeter fencing and on-site manager. Site access is via a single private entrance driveway from Franklin Boulevard and an internal network of lanes serving the RV and mobile home parking pads. Although it is theoretically possible that pedestrian access could be made from the river side of the property, the existing riparian vegetation, fencing, and steep riverbank are not conducive to casual passage along the river’s edge. It is the opinion of staff that the existing riparian vegetation should not promote or facilitate trespass onto the site or otherwise jeopardize the safety of the residents. Therefore, this criterion is not applicable. Conclusion: The proposal satisfies this criterion. F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. Applicant’s Submittal: The Site Inventory notes that that the riparian area on the subject property varies from five feet (5') to eighty feet (80') in width and includes a mix of native and non-native vegetation with substantial understory manipulation. Site Inventory, p. 8. The Site Inventory also notes that the Riparian Edge could be enhanced by planting additional native overstory and understory species, especially in the areas of existing riprap and other stream stabilization techniques are used. Site Inventory, p. 8. For example, the photographs taken from Photo Point 3, included at Photo Point Page 2 of the Site Inventory, show no overstory vegetation along the river's edge. The application would protect the existing natural vegetative fringe by proposing a Willamette Greenway Setback Line that is coterminous with the vegetation line along the river. This setback would be eighty feet deep in the portions of the property where the existing riparian vegetation is the most extensive. Additionally, the proposal includes a Greenway Setback Line minimum width of ten feet (10') that will provide an opportunity to enhance the natural vegetative fringe along the river in those areas where vegetation is currently lacking or nonexistent. The proposed Willamette Greenway Setback Line will provide for the enhancement of the natural vegetative fringe along the river at the time of further development of the property. Staff Findings and Recommendations: Finding: The applicant submitted a Site Inventory of Natural Resources prepared by Coyote Creek Ecological Services in 2008. The applicant also submitted a letter from Brian Meiering of Schirmer Satre Group dated September 5, 2012, which confirmed his firm’s review of the 2008 Natural Resources Inventory and support for the findings contained therein. Finding: Staff visited the site on October 17, 2012 and does not challenge the findings of the applicant’s Site Inventory of Natural Resources, which evaluated and measured the riparian corridor width along the eastern site boundary. Staff observed that the vegetative fringe along the Willamette River is consistent with the applicant’s stated findings of being variable-width: between approximately 5 and 80 feet from the top of bank. Additionally, staff concurs with the applicant’s findings that much of the existing vegetation is introduced or ornamental trees, shrubs and grasses. Finding: Staff observations and the applicant’s Natural Resources Inventory confirm that much of the riverbank along this stretch of the Willamette River contains armoring and rip-rap that has disturbed the previous riparian bank configuration and vegetation community. Therefore, the natural vegetative fringe along the river has been compromised. Without substantial efforts to re-contour and restore the riverbank, it will continue to exist more or less in its present state and configuration. Attachment 3, Page 43 of 116 Finding: The adopted Glenwood Refinement Plan advocates for re-establishing the vegetative fringe along the Willamette River wherever possible. At present, there are large, mature native and non-native trees occupying a narrow ribbon of vegetation along the riverbank. Because of the bank stabilization, aesthetic, and buffering roles these trees provide, it is likely that most or all should remain intact if the site develops or redevelops in the future. Finding: The applicant is not proposing to develop or modify the existing riparian fringe along the east side of the site. Although narrow and of limited habitat value, it does play an ecological role. Therefore, staff recommends accepting the findings of the applicant’s Site Inventory of Natural Resources and declaring the Willamette Greenway Setback for this property as coterminous with the edge of the riparian fringe depicted on Figure 8 of the report. Conclusion: The proposal satisfies this criterion. G. The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. Applicant’s Submittal: The Glenwood Refinement Plan states at page 39 that aggregate extraction is not anticipated in the area subject to its jurisdiction. This site is also not on any acknowledged inventory of aggregate resources. The Site Inventory agrees with this conclusion. Site Inventory, p. 8. Staff Findings and Recommendations: Finding: The site’s location, size, and current Low Density Residential zoning are not conducive to aggregate extraction. In accordance with the adopted Glenwood Refinement Plan the zoning designation for the subject property is Employment Mixed Use, which does not accommodate resource extraction activities. Finding: The applicant is not proposing to undertake any type of site development or redevelopment (including resource extraction) with this application. Therefore, this criterion is not applicable. Conclusion: The proposal satisfies this criterion. H. Developments shall be directed away from the river to the greatest possible degree; provided, however, lands committed to urban uses shall be permitted to continue as urban uses, including port, public, industrial, commercial and residential uses, uses pertaining to navigational requirements, water and land access needs and related facilities. Applicant’s Submittal: There is no development proposed with this application, therefore the criterion is not presently applicable. Even after the Greenway Setback line is established, the subject property will still be subject to the Willamette Greenway Overlay District development standards, which, as noted above, invoke the Discretionary Use standards under SDC 5.9-120 and the Site Plan Review standards under SDC 5.17-100, as well as the SDC 3.3-325 standards invoked above for any change or intensification of use, or construction that has a significant visual impact. Staff Findings and Recommendations: Finding: The existing development is consistent with this policy, in that urban residential uses are permitted to continue provided they do not encroach within or supplant the riparian area. Staff visited the subject site on October 17, 2012 and observed that the vegetative fringe along the river is maintained as a manicured, irrigated Attachment 3, Page 44 of 116 lawn with mature tree canopy. The vegetative fringe has been developed with passive recreational amenities for residents. According to the applicant’s submittal, the mobile home park has been operating at this location and in essentially the same configuration for more than 40 years. The current activities do not appear to pose a direct and serious threat to riparian health, despite the narrow r of vegetation remaining along the riverbank. Therefore, the development complies with this condition. Conclusion: The proposal satisfies this criterion. DIRECTOR’S RECOMMENDATION: Approve the Willamette Greenway Setback Determination as requested by the applicant and outlined in their supporting Site Inventory of Natural Resources and establish the Greenway Setback as coterminous with the variable-width riparian fringe shown on Figure 8 of the report. Planning Commission Decision (SDC 5.1-135.E): The Planning Commission decision is the City’s final decision, unless appealed. Effective Date and Notice of Final Decision (SDC 5.7-155): A Notice of Final Decision will be mailed to the applicant, property owner and those with standing to appeal. The decision is effective the day the notice is mailed to the applicant, property owner and those providing oral and/or written testimony at the public hearing. Exhibits: A. Map showing subject area B. Application form and applicant’s narrative C. Applicant’s Site Inventory of Natural Resources (August, 2008) D. Hearing Official’s Decision on Case No. SHR2005-00004 (September, 2005) E. Planning Commission Final Order Attachment 3, Page 45 of 116 Willamette River Southern Pacific Railroad Attachment 3, Page 46 of 116 Attachment 3, Page 47 of 116 Attachment 3, Page 48 of 116 LAW OFFICE OF BILL KLOOS, PC WILLAMETTE GREENWAY SETBACK LINE APPLICATION WRITTEN STATEMENT: I. LAND USE REQUEST Attachment 3, Page 49 of 116 II. SITE CONTEXT III. CRITERIA FOR APPROVAL bold A. Local, regional and State recreational needs shall be provided for consistent with the carrying capacity of the land. The possibility that public recreation use might disturb adjacent property shall be considered and minimized to the greatest extent possible. Metro Area General Plan Attachment 3, Page 50 of 116 B. Adequate public access to the river shall be provided. Attachment 3, Page 51 of 116 C. Significant fish and wildlife habitats shall be protected. D. Identified scenic qualities and view-points shall be preserved. Attachment 3, Page 52 of 116 E. The maintenance of public safety and protection of public and private property, especially from vandalism and trespass shall be provided for, to the maximum extent practicable. F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. G. The location of known aggregate deposits shall be considered. Attachment 3, Page 53 of 116 Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. H. Developments shall be directed away from the river to the greatest possible degree; provided, however, lands committed to urban uses shall be permitted to continue as urban uses, including port, public, industrial, commercial and residential uses, uses pertaining to navigational requirements, water and land access needs and related facilities. IV. CONCLUSION Exhibits: Attachment 3, Page 54 of 116 COYOTE CREEK ECOLOGICAL SERVICES, LLC. Natural Resource Inventory, Assessment, Ecological Design and Permit Facilitation 27661 Crow Road Eugene, OR 97402 Tel. (541) 484-7336 Fax. (541) 484-7336 mike@coyotecreekes.com cellular (541) 521-2806 chad@coyotecreekes.com cellular (541) 915-3043 Site Inventory of Natural Resources Shin / Shamrock Village Mobile Home Park Project Prepared for: Shamrock Homes LLC 389 West 6th Avenue, STE 201 Eugene, Oregon 97401 Attn: Yoon Shin August 2008 Attachment 3, Page 55 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 1 Table of Contents SUMMARY OF FINDINGS TABLE ............................................................................................................................................ 1 1. INTRODUCTION ................................................................................................................................................................... 2 1.1. LAYOUT OF THIS DOCUMENT ............................................................................................................................................. 2 1.2. PREPARERS ...................................................................................................................................................................... 2 2. METHODOLOGY .................................................................................................................................................................. 2 2.1. REFERENCE DOCUMENTS .................................................................................................................................................. 2 2.2. FIELD METHODOLOGIES .................................................................................................................................................... 3 2.3. CARTOGRAPHY ................................................................................................................................................................. 3 2.4. COORDINATION CONDUCTED ............................................................................................................................................. 3 3. STUDY AREA INFORMATION ............................................................................................................................................. 3 3.1. LANDSCAPE CONTEXT ....................................................................................................................................................... 3 3.2. SITE HISTORY ................................................................................................................................................................... 5 4. RESULTS AND DISCUSSION .............................................................................................................................................. 5 4.1. HABITAT CHARACTERIZATION ............................................................................................................................................. 5 4.2. VISUAL RESOURCE INVENTORY .......................................................................................................................................... 6 4.3. COMPARISON TO SPECIFIC WILLAMETTE RIVER GREENWAY OVERLY AND SETBACK CRITERIA .............................................. 6 5. GLOSSARY OF TERMS 6. REFERENCES APPENDIX 7.1. FIGURES INCLUDING AERIAL PHOTOGRAPHS APPENDIX 7.2. SITE PHOTOGRAPHS APPENDIX 7.3. SENSITIVE SPECIES LIST APPENDIX 7.43. STATEMENT OF QUALIFICATIONS Attachment 3, Page 56 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 1 Shin / Shamrock Village Mobile Home Park Site Inventory of Natural Resources Summary of Findings Project Identification Shin / Shamrock Village Mobile Home Park Site Inventory of Natural Resources and Greenway Boundary Analysis CCES Project No. 07-23 Purpose The purpose of this investigation is to establish the status of the parcel relative to specific criteria for the Willamette River Greenway overlay and setback, as specified within the City of Springfield Land Use Code, Section 3.3-300 Willamette Greenway Overlay District. Specific criteria from the City of Springfield Land Use Code to be addressed by this report are related to: 1) protection of significant fish and wildlife habitats; 2) preservation of identified scenic qualities and view points; 3) enhancement and protection of the natural vegetative fringe to the maximum extent practicable, and 4) consideration of known aggregate deposits. Applicant / Landowner Management: Shamrock Homes LLC 389 West 6th Avenue, STE 201 Eugene, Oregon 97401 Attn: Yoon Shin Site Location The Shamrock Village Mobile Home Park (4531 Franklin Boulevard Space 1, Springfield, Oregon) is located just south of 1) the dual vehicle bridges over the Willamette River that link Glenwood and Springfield Franklin Boulevard, and 2) the Southern Pacific railroad bridge over the Willamette River, located south of the vehicle bridges. The Study Area is located along the west (left) bank of the Willamette River between River Mile (RM) 185 and RM 186. Tax Map Information Township 17 South - Range 03 West - Section 34-44 - Tax Lot 301 Study Area Acreage 10.85 acres Zoning Low Density Residential (City of Springfield Zoning District) Site Investigators: Chad M. Hoffman & Andrew Gilmore, CCES Fieldwork Date June, 03, 2008 Existing Conditions The Study Area can be characterized by two (2) different landscape / habitat features. 1) Developed areas consisting of mobile home dwellings and associated private access roads and driveways. Natural features within this zone are limited to mown lawn areas with scattered non-native trees and ornamental landscaping intermixed with the mobile dwellings. 2) The mixed native and non-native Riparian Edge, which is a riparian overstory vegetation assemblage located to the bed and banks above the Ordinary High Water Mark (OHWM) of the Willamette River. Areas below the OHWM of the River are property of the State of Oregon. The Willamette River within the vicinity of the Study Area is considered Essential Salmonid Habitat by the Oregon Department of State Lands. Findings The Site Inventory of Natural Resources summarized within this document was compared to the Willamette River Greenway Setback and Overlay criteria. The managed mown lawn with scattered non-native ornamental trees vegetation zone possesses neither significant habitat function nor significant visual resource function. The narrow Riparian Edge is the most significant habitat and visual resource, although somewhat diminished in function by 1) the presence of riprap, barbs, boulders and rubble for streambank stabilization, 2) the impacted understory vegetation community which is generally highly disturbed and modified from natural conditions, and 3) the presence of non-native species within the overstory vegetation community, assumably planted as part of the mobile home park. Attachment 3, Page 57 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 2 1. Introduction This report documents the natural and aesthetic resources inventory of the parcel owned by Mr. Yoon Shin in Springfield, (Glenwood), Oregon, located on the west (left) bank of the Willamette River between River Mile (RM) 185 and RM 186 (Figure 1.) The Study Area is located downstream from both the vehicle and rail bridges over the River, connecting Glenwood with other portions of the City of Springfield. The purpose of this investigation is to establish the status of the Study Area relative to specific criteria for the following Willamette River Greenway Overlay District development standards specified in Springfield Development Code (SDC) Section 3.3-325. (C) Significant fish and wildlife habitats shall be protected, (protection of significant fish and wildlife habitats; (4) preservation of identified (D) Identified scenic qualities and view-points shall be preserved. (F) The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. (G) The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. 1.1. Layout of this Document This document is organized in a manner intended to best facilitate understanding of the data, analysis and conclusions being presented. Discussion of the results of the inventory and analysis is presented in an integrative fashion, providing an overview and context for further understanding of this dynamic local landscape. Supporting data is included in the Appendices. 1.2. Preparers Research and documentation tasks on this project were conducted by: Michael W. Shippey Chad M Hoffman Landscape Ecologist Wetland Ecologist Coyote Creek Ecological Services, LLC. Coyote Creek Ecological Services, LLC. 27661 Crow Road 1338 Washington Street Eugene, Or. 97402 Eugene, Or. 97401 phone (541) 484-7336 / cell (541) 521-2806 phone (541) 349-8693 fax (541) 484-1233 fax (541) 484-1233 Field work was conducted by Chad M. Hoffman & Andrew Gilmore. This document was drafted and finalized by Chad M. Hoffman, and reviewed and edited by Michael W. Shippey. Please see Statement of Qualifications in Appendices. 2. Methodology 2.1. Reference Documents Office Research included compilation of information from a variety of sources, including the Atlas of Oregon Wildlife (Csuti et al., 2001); Wildlife-Habitat Relationships in Oregon and Washington (Johnson & O’Neil, 2001); and Rare, Threatened and Endangered Plants and Animals of Oregon (ONHP, 2004). Further identification of potential suitable habitat areas for the identified plant species of concern was determined via historic aerial photograph interpretation. Plant identification was aided by the use of several documents, most notably Flora of the Pacific Northwest (Hitchcock and Cronquist, 11th ed. 1998), Wetland Plants of Oregon and Washington (Guard, 1995), A Key to Common Grass Genera in the Willamette Valley (Zika, 1992), and Western Wetland Flora (USDA NRCS). Attachment 3, Page 58 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 3 Lists of Species of Concern from the Oregon Natural Heritage Information Center (ORNHIC) were reviewed in addition to other lists of species of interest, as maintained by the local Emerald Chapter of the Native Plant Society of Oregon (NPSO), and other sources. Additional reference sources are included in References section of this document. Additional office research included compilation of information from the sources identified in Table 1. Table 1. Office Research Information Sources Information Source 7.5 minute Topographic Map (Eugene East Quadrangle) US Geological Survey (photorevised 1986) Soil Survey for Lane County Area, Oregon, Map Sheets 76 & 91 US Department of Agriculture (USDA) (issued September 1987, 1981 data) Hydric Soils of the State of Oregon USDA Soil Conservation Service (1987) Hydric Soils in [the] Lane County Area, Oregon USDA Soil Conservation Service (1990) National Wetland Inventory Map (Eugene East Quadrangle) US Department Fish & Wildlife City of Springfield National & Local Wetland Inventory Maps David Evans & Associates, Inc. (1998) Historic Aerial Photographs University of Oregon (1936-2000), Lane County (2000-2004), Google Earth (2007), MSN Live Search Maps (2008) Site Photographs Coyote Creek Environmental Services (June, 2008) 2.2. Field Methodologies The entire site was walked and notes were taken regarding the various distinct habitat areas. A narrow fringe of vegetated areas immediately adjacent to the River was the area of focus for the field investigation. Characterizations of landscape position, topography, soils, plant communities, and indications of human disturbance were recorded and photographs were taken from fixed photo point locations identified on Figure 8. The site photo point documentation exhibits all representative habitat zones within the Study Area. Additional site photographs were taken across the Study Area to document the most significant features in the visual landscape. 2.3. Cartography Photograph point locations and information regarding habitat types has been mapped onto recent aerial photography and will be transcribed to topographic maps as they become available. Historic aerial photography obtained from a variety of sources dating back to the 1960s is also provided. 2.4. Coordination Conducted The Oregon Natural Heritage Information Center (ORNHIC) and the Emerald Chapter of the Native Plant Society of Oregon maintain lists of protected local plant species and species of concern. Recent copies of these lists were obtained and reviewed for this project. The City of Springfield does not have recorded Local Wetland Inventory data for the Study Area, therefore the United States Fish and Wildlife (USFWS) National Wetland Inventory information was obtained and used in combination with wetland information obtained from the City of Springfield website and other sources to identify the potential for any wetlands within the Study Area (See Figure 4a &b). 3. Study Area Information 3.1. Landscape Context and General Site Description The Shamrock Village Mobile Home Park parcel totals approximately 10.85 acres in size. The Study Area is located within the Urban Growth Boundary and City of Springfield limits (please see the Vicinity Map, Figure 1). The Study Area is mapped as Tax Lot 00301, located on Lane County Tax Assessor’s Map Township 17 South - Range 03 West - Section 34 - Subsection 44 (please see Figures 2a - 2d, Tax Lot Maps). The Study Area is within the City of Springfield Zoning district and is zoned as Low Density Residential. The Study Area is immediately bordered by bed and banks (to OHWM) of the Willamette River (River) on the eastern edge, and a variety of lands uses to the south, north, and west, including Low Density Residential, Medium Density Residential, and General Office bordering the River, and Commercial and Light Industrial land uses fronting Franklin Boulevard. The majority of the Study Area contains a topographic position that is typical of historically managed areas adjacent to the Willamette River, including a relatively flat upper terrace. Banks of the River are generally steep and eroding in areas that are not Attachment 3, Page 59 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 4 armored with boulders and or riprap. In some places at the base of the steep Banks, natural overstory vegetation is rooted on a lower terrace that is exposed at typical low flow River levels, but inundated during Ordinary High Water conditions. The soils throughout this area strongly reflect the geomorphic influence of the Willamette River, with typically deep and very well drained soils. The 1987 Soil Survey for Lane County, Oregon (Figures 3a & 3b) identifies two soil series within or adjacent to the Study Area: NRCS Soil Series #95 – Newberg fine sandy loam underlies the southern portions of the parcel. The north portion of the Study Area is underlain by Series #97 – Newberg – Urban Land Complex. Table 2. Project Soil Series of Lane County Area Information Soil Map Unit Name and Number % of Study Area Permeability Runoff Hazard of Water Erosion Drainage Class Hydric Soil Classification NRCS 95 - Newberg fine sandy loam 36 moderately rapid Slow Slight Somewhat excessively drained Non-hydric NRCS 97 - Newberg- Urban land complex 64 moderately rapid Slow Slight Somewhat excessively drained Non-hydric NRCS 95 - Newberg fine sandy loam is a deep, somewhat excessively drained soil is on flood plains and bottom lands. It formed in recent alluvium. Slope is 0 to 3 percent. Typically, the surface layer is dark brown fine sandy loam about 14 inches thick. The substratum to a depth of 65 inches is dark brown fine sandy loam and coarse sandy loam. In some areas the surface layer is loam. Permeability of this Newberg soil is moderately rapid, runoff is slow, and the hazard of water erosion is slight. The soil is occasionally flooded for brief periods from December to March. NRCS 97 - Newberg-Urban land complex. This map unit is on flood plains. Slope is 0 to 3 percent. Areas are elongated in shape and are 3 to 100 acres in size. This unit is 40 percent relatively undisturbed Newberg fine sandy loam, 10 percent disturbed Newberg fine sandy loam, and 35 percent Urban land. The components of this unit are so intricately intermingled that it was not practical to map them separately at the scale used. The relatively undisturbed Newberg soil is deep and somewhat excessively drained. It formed in recent silty alluvium. Typically, the surface layer is dark brown fine sandy loam about 14 inches thick. The substratum to a depth of 65 inches is dark brown fine sandy loam and coarse sandy loam. In some areas the surface layer is dark brown loam about 19 inches thick, and in some areas layers of very gravelly sand are below a depth of 40 inches. Permeability of this Newberg soil is moderately rapid, runoff is slow, and the hazard of water erosion is slight. The soil is occasionally flooded for brief periods from December to March. The disturbed Newberg soil has been covered by as much as 40 inches of fill material or has had as much as 30 inches of the original profile removed by cutting or grading. The fill material commonly is from adjacent areas of Newberg, Chehalis, Cloquato, Camas, and McBee soils that have been cut or graded. The characteristics of the disturbed areas are highly variable. Urban land consists of areas where the soils are largely covered by concrete, asphalt, buildings, or other impervious surfaces that obscure or alter the soils so that identification is not feasible. Soils across the Study Area generally match mapped conditions. Soil background color of upland area across the majority of the Study Area is very dark grayish brown to dark brown. The somewhat excessively drained soils within the upper terrace areas of the site do not allow for saturated hydrology conditions to persist. Hydrology is delivered to the upland meadow portions of the site primarily by precipitation, which is augmented by runoff from asphalt and roof impervious surfaces throughout the mobile home park. River bank and lower terrace areas are provided hydrology primarily by groundwater inputs during low flows and direct interaction with the River during high flows. Portions of the Study Area experiences infrequent extreme high water events as portions are located within a designated Federal Emergency Management Agency (FEMA) flood hazard zone (Zone AE). The National Wetland Inventory (NWI) classifies the Willamette River as a Riverine / Lower Perennial / Unconsolidated Bottom / Permanently Flooded (R2UBH) system. No other wetlands are identified by the NWI within the Study Area (Figure 4b). Attachment 3, Page 60 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 5 3.2. Site History The Study Area has had a long history of use, as can be seen in the set of aerial photographs included in Figures 7a to 7j. The development of the north and central portions of the Study Area as a mobile home park is evident in the 1960 aerial photograph (Appendix 7.1). Pasture/open field areas are present in the east and south portions of the Study Area, until the early 1970’s, when mobile home dwelling pads and asphalt private access roads are in the initial phases of construction. The majority of the Study Area was developed to existing conditions by 1979. Only minor infill consisting of a few mobile dwelling areas has occurred since. Throughout the historic aerial photodocumentation, a narrow ribbon of overstory vegetation generally consistent in width over the years is present along the riparian edge. 4. Results and Discussion 4.1. Habitat Characterization The Study Area can be characterized by the two (2) different landscape / habitat features summarized in the table below. Table 3. Project Area Vegetation Zones / Habitat Characterization Vegetation Zones / Habitat Characterization Approximate Size Zone 1: Developed Upper Terrace Areas (including impervious surfaces, mown lawn and scattered non-native ornamental landscaping) 9.97 acres Zone 2: Riparian Edge (To the bed and banks of the Willamette River) 0.88 acres Developed Upper Terrace Areas (including impervious surfaces, mown lawn and scattered non-native ornamental landscaping) Non-impervious surface areas within this zone consist of managed lawn areas with scattered non-native ornamental trees planted throughout the site. This vegetation zone is actively and frequently mown. The upper terrace is approximately 12’ above normal River levels and is topographically very level. Soils are, as mentioned earlier, a fine sandy loam, resulting in a very well-drained site. Vegetation of this habitat zone is very dissected by impervious surfaces and graveled mobile home dwelling pads. Of the minor amounts of vegetation, it is comprised of non-native herbaceous lawn species, with a scattered mix of non-native ornamental landscaping. Lawn species noted within this vegetation zone include: Creeping Bentgrass (Agrostis stolonifera), Annual Bluegrass, (Poa annua), English Daisy (Bellis perenne), Clover, (Trifolium spp.), and Tall Fescue (Festuca arundinacea). Riparian Edge This vegetation zone includes a mixed native and non-native riparian species located in a strip paralleling the bed and banks to the OWHM of the River. Areas below the OHWM are property of the State of Oregon. The Willamette River within the vicinity of the Study Area is considered Essential Salmonid Habitat by the Oregon Department of State Lands. The Riparian Edge is dominated by an overstory vegetation community. The area becomes wider where planted non-native overstory species associated with the mobile home park connect to the native overstory tree canopy. Native overstory vegetation is generally rooted at or below the top of bank of the River. The bank of the Willamette River within the Study Area averages a 1.5H-2H : 1V slope, and ranges from approximately 5’-15’ in width from top of bank to active low flows. Understory herbaceous vegetation within the riparian edge is highly modified from natural conditions. Mown lawn areas are located to the top of bank of the River and lawn clipping have been annually deposited at the edge of the lawn landscape just below the top of bank. Armenian blackberry (Rubus armeniacus) is the dominant understory species of the banks of the Willamette River within and adjacent to the Study Area. In areas where streambank stabilization (riprap, barbs, large boulders and rubble) has been placed over the years to reduce erosion of the bank, understory overstory vegetation is limited, banks are steep, and are dominated by non-native weedy species. The narrow Riparian Edge is the most significant habitat and visual resource, although it is somewhat diminished in function by 1) the presence of riprap and other streambank stabilization techniques, 2) the impacted understory vegetation community which is highly disturbed and modified from natural conditions in some areas, and 3) the presence of non-native species within the overstory vegetation community, assumably planted as part of the mobile home park. Dominant plant species in the Riparian Edge include: Black Cottonwood (Populus trichocarpa), Douglas Fir (Pseudotsuga douglasii), Big Leaf Maple (Acer macrophyllum), Oregon Ash (Fraxinus latifolia), Douglas Hawthorne (Crataegus douglasii), Wild Cherry (Prunus avium), Willow (Salix sp.), Armenian Blackberry, English Ivy (Hedera helix), Scot’s Broom (Cytisus scoparius), Wild Carrot (Daucus carota), and Tall Fescue (Festuca arundinacea). Dominant non native ornamental tree species including include Sweet Gum (Liquidambar Attachment 3, Page 61 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 6 styraciflua) and Red Maple (Acer rubrum) have been planted as part of the mobile home park development. The non-native overstory canopy is located adjacent to native overstory vegetation rooted at or below the top of bank of the river. Understory areas of the upper bank of the Willamette River are highly disturbed from historic conditions. The Riparian Edge has received extensive management over time related to tree maintenance (i.e. removal a hazardous conditions) and modification of understory vegetation resulting from mowing, dumping of debris, placement of rock for bank stabilization, and other activities associated with the use of the Study Area as a mobile home park. Historic and ongoing disturbance of the streambank has sustained Armenian Blackberry as the dominant understory species in that location. This combined with maintenance activities to sustain a lawn understory vegetation community within upper terrace areas of the Riparian Edge greatly reduces the potential presence for significant fish and wildlife. 4.2. Visual Resource Inventory The Study Area is a developed terrace that has supported the functions of a mobile home park for greater than 48 years. Visual features within the Study Area are limited to non-impervious surface portions of the site existing as small pocket lawn areas and the narrow Riparian Edge paralleling the Willamette River. Visually open space areas are confined to the vicinity of the riparian edge, where lawn and non-native ornamental landscaping areas merge with the remnant native riparian fringe vegetation community. The Riparian Edge provides the only fish and wildlife habitat functions and values within the Study Area. The most identifiable landmark feature within the Study Area is the Riparian Edge overstory vegetation community. Due to natural overstory vegetation and general topography, no view of the Study Area is apparent from Sought 2nd Street. The Study Area is remotely visible, but not identifiable to travelers as they cross the bridge and enter into the Glenwood community from the east. Natural features within the Study Area are not readily identifiable from Franklin Boulevard. The general public is not allowed to traverse the asphalt private access drives within the mobile home park without the permission of the operator of the park. The only opportunity for a viewing the Riparian Edge areas within the Study Area would be from the east bank of the Willamette River or the River itself. The River is approximately 350 feet wide within the vicinity of the Study Area. An industrial land use that manufactures specialty chemicals is located on the opposite side of the River near the north portions of the Study Area. Employees of the industrial land use may have a filtered view of the Study Area, through overstory riparian vegetation. The Riparian Edge is not easily discernable from other parcels adjacent to the Study Area due to the relatively consistent character of the riparian overstory vegetation within the reach of the River and similar land uses adjacent to the Study Area. An undeveloped strip of natural vegetation is located adjacent to (west of) South 2nd Street and the industrial facility on the east bank of the river opposing the Study Area. This strip of natural vegetation is a mix of riparian and upland forested vegetation communities, and varies from 75’ to 200’ in width. Wider areas of the natural vegetation is rooted over steep topography. Visual observation during a site visit confirms that this natural vegetation area is commonly used as a transient encampment. Views from the Study Area are generally short in distance, given the overhanging riparian vegetation on the west bank, and the existing riparian vegetation community on the east bank of the River. Views of adjacent parcels to the north or south are prohibited by fenceline and tree line (mature arborvitae) areas. The railroad bridge crossing the River to the north is visible from the northeast portions of the parcel, but filtered by the riparian vegetation. Views from the south east portions of the riparian edge within the Study Area show a riparian community quickly transitioning to upland forest rooted over moderately steep topography east of South 2nd Street. No other views of significance were noted during the site visits. 4.3. Comparison To Specific Willamette River Greenway Overly and Setback Criteria The preceding inventory work has been conducted to best address the specific criteria from the City of Springfield Land Use Code related to the Greenway Overlay and Setback (Section 3.3-325) as follows: C. Significant fish and wildlife habitats shall be protected, (protection of significant fish and wildlife habitats) D. Identified scenic qualities and view-points shall be preserved (preservation of identified scenic qualities and view points) F. The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable (enhancement and protection of the natural vegetative fringe to the maximum extent practicable). G. The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval Attachment 3, Page 62 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 7 designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. Response to Item C) - Protection of Significant Fish and Wildlife Habitats To comply with Endangered Species Act (ESA), Section 404 of the Clean Water Act, and State of Oregon environmental regulations, environmental surveys are required to determine potential impacts to sensitive species and wildlife habitat that may result from a project. Findings from environmental surveys for a Study Area can be utilized during the project design development to avoid and minimize potential project impacts to significant environmental resources. Collected species life history and habitat requirements information was compared to the existing environmental baseline conditions present within the Study Area. The Study Area vicinity was classified into habitat zones based on existing vegetation communities, topography, hydrology, and disturbance regimes. This list of existing site habitat zones was then cross-referenced with habitat requirements for significant fish and wildlife the probability of suitable habitat or species presence within the vicinity of the Study Area. A review of the Oregon Natural Heritage Information Center (ORNHIC) information for the Study Area vicinity was carried out to provide an indication of the potential presence of significant fish and wildlife species and/or their habitat. ORNHIC database queries identify species known to reside within a 2-mile radius of the Study Area (and not necessarily at the parcel). Species identified through the database query for this project include Chinook Salmon, Pop. 23 (Upper Willamette River Evolutionarily Significant Unit, Spring Run) (Oncorhynchus tshawytscha), Oregon Chub (Oregonichthys crameri), Townsend’s Big-eared Bat (Plecotus townsendii), Northern Pacific Pond Turtle (Actinemys marmorata marmorata), Painted Turtle (Chrysemys picta), and Sharptail Snake (Contia tenuis). Habitat requirements for these species include the Willamette River (classified as Essential Salmonid Habitat) and suitable, slow moving backwater areas and suitable riparian zones along the River. Overall suitable habitat for threatened or endangered wildlife species within the Study Area has been affected by historic and current land uses, which have modified the natural landscape throughout the majority of the site for the past 50+ years. Suitable habitat for listed species known to be present within the Study Area vicinity is not provided by the site. Other areas within the bed and banks and below the OHWM of the River may provide habitat suitable for some of the identified sensitive species, especially where native vegetation is rooted at the active low flowing channel (during the summer time). The narrow Riparian Edge within the Study Area lacks natural diversity and exhibits a manicured lawn understory vegetation assemblage that is devoid of native herbs and shrubs. Trees within the Riparian Edge are a mix of native and planted non-native species. The condition of the Riparian Edge within the Study Area does not display the natural characteristics that would allow it to be considered “significant”. It is, however, the most relatively significant habitat area at the site. The Migratory Bird Treaty Act of 1918 (MBTA) provides regulatory protection of migratory birds and prohibits the take of migratory birds without a permit. To ensure compliance with the MBTA, no active nests should be disturbed during a project. A common way to comply with the MBTA is to time any tree removal associated with a project outside of the nesting season for migratory birds. To mitigate for tree removal, re-vegetation activities are typically required, including the planting of native trees and shrubs at a replacement ratio agreed upon by resource agencies. Considerations are also given to the incorporation of native plant species that are considered appropriate forage for migratory birds. The Riparian Edge vegetation community varies in width (5’ – 80’ feet) paralleling the west bank of the Willamette River across the Study Area. The Riparian Edge totals 0.88 acres in size, and even though there are areas of existing of riprap placed over steep topography to the OHWM which are not well vegetated, portions of this riparian edge do support some representative natural riparian vegetation in all three forms (i.e. herbaceous, scrub/shrub, & tree), but these areas are very limited in width (5’-15’). The most significant fish and wildlife feature present within the Study Area is the overstory native riparian vegetation assemblage that has an interaction with the Willamette River. All other modifications to the Study Area would not impact any significant fish and wildlife habitats if appropriate Best Management Practices (BMP’s) and Standards were employed during construction activities, including the development of post construction stormwater treatment techniques, which are general conditions of approval specified under state and federal agency permits. Attachment 3, Page 63 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 8 Response to Item D) – Preservation of Identified Scenic Qualities and Viewpoints Scenic qualities at the site are the same as those offered by other parcels located in a similar landscape position: a high terrace along the Willamette River. The visual accessibility to the Willamette River is the primary scenic quality offered by this parcel. Excluding the developed mobile home park, overstory Riparian Edge, and rock streambank stabilization areas are identifiable landmark features within the parcel. The understory vegetation community of the Riparian Edge is too narrow and disturbed to provide much scenic value. The Riparian Edge does assist in providing visual identification and definition to the river and riparian system, but no particular individual viewpoints are identified at the parcel: Short views to the industrial and natural vegetation areas located across the River are available along much of the parcel, through gaps in the Riparian Edge vegetation community, which generally correspond to rock streambank stabilization areas. Currently, only employees of the industrial land use and users of the natural areas along the east bank of the river have a filtered view (through riparian/natural vegetation) to the Study Area. Due to natural overstory vegetation and general topography, no view of the Study Area is apparent from Sought 2nd Street. The Study Area is remotely visible, but not discernable to travelers as they cross the bridge and enter into the Glenwood community from the east. Response to Item F) – Enhancement and Protection of the Natural Vegetative Fringe to the Maximum Extent Practicable The extent of natural riparian areas (Riparian Edge) within the Study Area ranges from 5’ – 80’ in width, widening in areas that support non-native overstory vegetation that has created an overstory canopy with the native vegetation community. The Riparian Edge vegetation zone supports a mix of native and non-native vegetation, and all understory areas are manipulated in places that are accessible to management activities. The narrow Riparian Edge area should be considered a component of the “Natural Vegetative Fringe”, as it provides the most significant habitat functions within the Study Area, as well as some moderate visual resource functions at the site. The Riparian Edge could be enhanced by planting of additional native overstory and understory species, especially in areas of existing riprap armor and barb streambank stabilization techniques. Species planted could include those typically found in a riparian setting in a broadened corridor along the top of bank. Developed areas of the site include all areas not included in the Riparian Edge. Developed areas within the Study Area are paved, graveled, and very small patches of vegetated areas are extensively mown, fertilized, and watered. This vegetation/habitat zone should not be considered a component of the “Natural Vegetative Fringe”, as it is composed of primarily non-native herbaceous lawn grasses species and provides no significant habitat functions and very little visual resource functions at the site. Response to Item G) – Consideration of Known Aggregate Deposits. The Eugene Springfield Metropolitan Plan (Metro Plan) Diagram with the Study Area superimposed is provided in Figure 6. The diagram identifies the Study Area as being in a mixed commercial area comprised of commercial (near Franklin Boulevard) and Medium Density Residential. The Study Area is current zoned low density residential. Given the duration (50+ years) that the property has been in a residential land use, combined with the character of land uses within the Study Area vicinity, which are consistent with a residential/commercial/light industrial setting, the Study Area does not appear to provide the suitable landscape position for a Sand and Gravel land use, despite any potential resources that may be available within the project vicinity. The Metro Plan identifies Sand and Gravel designations as a category that includes existing and future aggregate processing and extraction areas. Aggregate extraction and processing is allowed in designated areas subject to Metro Plan policies, applicable state and federal regulations, and local regulations. For new extraction areas, reclamation plans required by the State of Oregon and Lane County provide a valuable means of assuring that environmental considerations, such as re-vegetation, are addressed. The Metro Plan diagram identifies the nearest Sand and Gravel designations located southeast of the Study Area, near the Confluence of the Middle Fork Willamette River and the Coast Fork Willamette River (Figure 6). Attachment 3, Page 64 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 9 5. Glossary of Terms Corridor – a narrow strip of land that differs from the matrix on either side. Dike - A bank (usually earthen) constructed to control or confine water. Dominance - A descriptor of vegetation that is related to the standing crop of a species in an area, usually measured by height, areal cover or basal area (for trees). Dominant Species - A plant species that exerts a controlling influence on or defines the character of a community. Edge – an outer band of a patch that has an environment significantly different from the interior of the patch. Emergent Plant - A rooted herbaceous plant species that has parts extending above a water surface. Fill Material - Any material placed in an area to increase surface elevation. Flooded - A condition in which the soil surface is temporarily covered with flowing water from any source, such as streams overflowing their banks, runoff from adjacent or surrounding slopes, inflow from high tides, or any combination of sources. Growing Season - The portion of the year when soil temperatures at 19.7 inches below the soil surface are higher than biologic zero (5 C). Can be approximated by the number of frost-free days. Herb - A non-woody individual of a macrophytic species, or seedlings of woody plants that are less than 3.2 feet in height. Hydric Soil - A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth and regeneration of hydrophytic vegetation. Hydrophytic Vegetation - the sum total of macrophytic plant life growing in water or on a substrate that is at least periodically deficient in oxygen as a result of excessive water content. Indicator Status - One of the categories that describes the estimated probability of a plant species occurring in wetlands. Inundation - A condition in which water from any source temporarily or permanently covers a land surface. Interior species – a species located only or primarily away from the perimeter of a landscape element. Landscape Matrix – the most extensive and most connected landscape element type present, which plays the dominant role in landscape functioning. Riparian – the natural vegetative fringe along a river or creek bank. Ponded - A condition in which water stands in a closed depression. Water may be removed only by percolation, evaporation, and / or transpiration. Sample Plot - An area of land used for measuring or observing existing conditions. Saturated Soil Conditions - A condition in which all easily drained voids between soil particles in the root zone are temporarily or permanently filled with water to the soil surface at pressures greater than atmospheric. Soil - Unconsolidated mineral and organic material that supports, or is capable of supporting, plants, and which has recognizable properties due to the integrated effect of climate and living matter acting upon parent material, as conditioned by relief over time. Attachment 3, Page 65 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 10 Soil Series - A group of soils having horizons similar in differentiating characteristics and arrangement in the soil profile, except for texture of the surface horizon. Transect - A line on the ground along which observations are made at some interval. Wetlands - Those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Attachment 3, Page 66 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. 11 6. References Department of the Army, U.S. Army Corps of Engineers, Waterways Experiment Station Environmental Laboratory, “Corps of Engineers Wetlands Delineation Manual”, Technical Report Y-87-1, January 1987. Forman, Richard TT and Goddron, Michel. “Landscape Ecology”, John Wiley & Sons, Inc., 1986. City of Springfield, Development Services Department, “Glenwood Refinement Plan”, City of Springfield, Oregon Development Services Department, 1999. Guard, B. Jennifer, “Wetland Plants of Oregon and Washington”, Lone Pine Publishing, 1995. Jolley, Russ, “Wildflowers of the Columbia Gorge”, Oregon Historical Society Press, 1988. Hitchcock, Charles Leo, et al, “Flora of the Pacific Northwest”, University of Washington Press, 11th Printing, 1998. Kozloff, Eugene N., “Plants and Animals of the Pacific Northwest”, University of Washington Press, 2nd Edition, 1980. Oregon Natural Heritage Program, Database search, 2004. U.S. Department of Agriculture, Soil Conservation Service, “Hydric Soils of the State of Oregon, 1987. U.S. Department of Agriculture, Soil Conservation Service, “Hydric Soils in Lane County Area, Oregon”, 1990. U.S. Department of Agriculture, Natural Resource Conservation Service, “Soil Survey of Lane County Area, Oregon”, issued September 1987 (1981 data). U.S. Department of Agriculture, Natural Resource Conservation Service, West National Technical Center, “Western Wetland Flora, Field Office Guide to Plant Species”, date unknown. U.S. Fish and Wildlife Service, Cowardin, L.M., et. al., “Classification of Wetlands and Deepwater Habitats of the United States”, December 1979. U.S. Fish and Wildlife Service, Reed, Porter B., “National List of Vascular Plant Species That Occur in Wetlands: Northwest (Region 9)”, 1996 National Summary. U.S. Fish and Wildlife Service, National Wetland Inventory, “Eugene East, Oregon, 7.5 Minute Quadrangle”, 1994. U.S. Geological Survey, “Eugene East, Oregon, 7.5 Minute Topographic Quadrangle”, photorevised 1986. Zika, Peter, “A Key to Common Grass Genera in the Willamette Valley”, 1992. Attachment 3, Page 67 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. APPENDIX 7.1. Figures Figure 1. USGS Topographic Map, Eugene East Quadrangle Figure 2a. Lane County Assessor’s Tax Lot Map T.17S-R.03W-S.34-44 Figure 2b. Lane County Assessor’s Tax Lot Map T.18S-R.03W-S.03-11 Figure 2c. Lane County Assessor’s Tax Lot Map T.17S-R.03W-S.35-33 Figure 2d. Lane County Assessor’s Tax Lot Map T.18S-R.03W-S.02-2 Figure 3a. Soil Survey for Lane County Map, Sheets 76 &91 Figure 3b. Soil Series and Tax Lot Information Map Figure 4a. Excerpt from City of Springfield National & Local Wetland Inventory Map Figure 4b USFWS National Wetland Inventory Map (Eugene East Quad) Figure 5a & 5b. Willamette River Greenway Boundary Maps Figure 6 Excerpts from the Eugene-Springfield Metropolitan Plan Diagram Figure 7a-7e. Aerial Photography Figure 8. Proposed Willamette River Greenway Setback Map Attachment 3, Page 68 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 1 Scale 1” = 2000’ VICINITY MAP (USGS MAP) Eugene East Quadrangle Shin / Shamrock Village Mobile Home Park Project Figure 1 N Study Area 0’ 2000’ Study Area Attachment 3, Page 69 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 2a Scale 1” = 300’ ASSESSOR’S MAP T.17S-R.03W-S.34-44 Shin / Shamrock Village Mobile Home Park Project Figure 2a0’ 300’ Study Area(Portion) N Attachment 3, Page 70 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 3a Scale 1” = 300’ ASSESSOR’S MAP T.18S-R.03W-S.03-11 Shin / Shamrock Village Mobile Home Park Project Figure 2b N 0’ 300’ Study Area(Portion)Attachment 3, Page 71 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 4a Scale 1” = 300’ ASSESSOR’S MAP T.17S-R.03W-S.35-33 Shin / Shamrock Village Mobile Home Park Project Figure 2c 0’ 300’ N Study Area (Portion) Attachment 3, Page 72 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 5a Scale 1” = 600’ ASSESSOR’S MAP T.18S-R.03W-S.02-2 Shin / Shamrock Village Mobile Home Park Project Figure 2d N 0’ 600’ Study Area (Portion) Attachment 3, Page 73 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 6a Scale 1 : 20,000 SOIL SURVEY OF [THE] LANE COUNTY AREA, OREGON MAP Map Sheets 76 & 91 Shin / Shamrock Village Mobile Home Park Project Figure 3a#95 – Dixonville Silty Clay Loam 3-12% slopes Non-hydric #97 - Dixonville Silty Clay Loam, 30-50% slopes Non-hydric N Study Area Match line Sheet 91 Sheet 76 Attachment 3, Page 74 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 3b Scale 1” = 400’ SOIL SERIES &TAX LOT INFORMATION MAP Shin / Shamrock Village Mobile Home Park Project http://www.lanecounty.org Figure 3b N 0’ 400’ Study Area Attachment 3, Page 75 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 4a No Scale CITY OF SPRINGFILED LOCALWETLAND INVENTORY MAP (http://www.ci.springfield.or.us/) Shin / Shamrock Village Mobile Home Park Project Figure 4a N Study Area Attachment 3, Page 76 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 4b No Scale USFWS National Wetland Inventory Map (Eugene East Quadrangle) Shin / Shamrock Village Mobile Home Park Project Figure 4b N Study Area Attachment 3, Page 77 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 5 Scale 1” = 400’ Scale 1” = 400’ Willamette River Greenway Maps http://www.lanecounty.org Shin / Shamrock Village Mobile Home Park Project Figure 5a & 5b 0’ 400’ Study Area N Study Area Existing Greenway Boundary Location Attachment 3, Page 78 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 6 Scale 1” = 7000’ Excerpt from Eugene - Springfield Metropolitan Area General Plan Diagram http://www.lcog.org/metro/default.htm Shin / Shamrock Village Mobile Home Park Project Figure 60’ 7000’ N Study Area Attachment 3, Page 79 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7a No Scale AERIAL PHOTOGRAPH (1960) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7a N Study Area Vicinity Attachment 3, Page 80 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7b No Scale AERIAL PHOTOGRAPH (1968) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7b N Study Area Vicinity Attachment 3, Page 81 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7c No Scale AERIAL PHOTOGRAPH (1973) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7c N Study Area Vicinity Attachment 3, Page 82 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7d No Scale AERIAL PHOTOGRAPH (1978) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7d N Study Area Vicinity Attachment 3, Page 83 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figure 7e No Scale AERIAL PHOTOGRAPH (1979) Shin / Shamrock Village Mobile Home Park Project http://libweb.uoregon.edu/map/ FIGURE 7e N Study Area Vicinity Attachment 3, Page 84 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 7f & 7g 0’ 1000’ Scale 1” = 1000’ Scale 1” = 1000’ AERIAL PHOTOGRAPHS (2000 & 2004) Shin / Shamrock Village Mobile Home Park Project http://www.lanecounty.org FIGURE 7f & 7g N Study Area Study Area Attachment 3, Page 85 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 7h No Scale AERIAL PHOTOGRAPH Shin / Shamrock Village Mobile Home Park Project http://www.lanecounty.org FIGURE 7h N Study Area Vicinity Attachment 3, Page 86 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 7i No Scale AERIAL PHOTOGRAPH Shin / Shamrock Village Mobile Home Park Project http://maps.live.com/ FIGURE 7i N Study Area Vicinity Attachment 3, Page 87 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 7j No Scale AERIAL PHOTOGRAPH Shin / Shamrock Village Mobile Home Park Project http://maps.live.com/ FIGURE 7j N Study Area Vicinity Attachment 3, Page 88 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Figures 8 ` Scale 1” = 200’ Proposed Willamette River Greenway Setback & Visual Features Map 2004 Aerial Photograph & Tax Lot Information http://www.lanecounty.org/LaneCountyMaps/ Shin / Shamrock Village Mobile Home Park Project FIGURE 8 N Photo Point Location Riparian Edge Vegetation / Habitat Zone (Proposed Greenway Setback Line) / Visual Resource Feature Developed Upper Terrace Areas Vegetation / Habitat Zone Existing Greenway Boundary Viewpoint Corridor Location to Significant Landscape Feature Study Area Existing Greenway Boundary Location Property Line PP 1 PP 2 PP 3 PP 4 PP 5 PP 6 PP 7 PP 8 PP 9 PP 11 PP 12 PP # Attachment 3, Page 89 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. APPENDIX 7.2. Site Photos Attachment 3, Page 90 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 1 Photo Point 1 (06/03/2008). View northeast to east across the south portions of the Study Area adjacent to the Willamette River. Photo Point 2 (06/03/2008). View northwest over the vegetative character of the riparian fringe within the south portions of the Study Area. Photo Point 2 (06/03/2008). View north over non-armored bank portions of the Willamette River within the Study Area, supporting a narrow low bench terrace natural vegetation community. Site Photographs June 03, 2008 Attachment 3, Page 91 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 2 Photo Point 3 (06/03/2008). View southeast over armored bank areas within the south portions of the Study Area. Photo Point 4 (06/03/2008). View south over south portions of the Study Area. Site Photographs June 03, 2008 Attachment 3, Page 92 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 3 Photo Point 5 (06/03/2008). View southeast over the riparian fringe vegetation assemblage. Photo Point 5 (06/03/2008). View northwest. Site Photographs June 03, 2008Attachment 3, Page 93 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 4 8 Photo Point 6 (06/03/2008). View southeast. Photo Point 6 (06/03/2008). View northeast over managed lawn areas and the remnant overstory riparian vegetation generally rooted at and below the river top-of-bank throughout the Study Area. Site Photographs June 03, 2008 Attachment 3, Page 94 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 5 Photo Point 7 (06/03/2008). View north over a dog park area located adjacent to the natural riparian vegetation within the central portions of the Study Area. Photo Point 8 (06/03/2008). View north over the vegetation assemblage located adjacent to the river within the north portions of the Study Area. Site Photographs June 03, 2008 Attachment 3, Page 95 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 6 Photo Point 9 (06/03/2008). View south over the central portions of the Study Area located adjacent to the river. Photo Point 9 (06/03/2008). Overstory vegetation not rooted near the top of bank of the river are non-native, ornamental species planted as part of the landscaping for the mobile home park. Site Photographs June 03, 2008 Attachment 3, Page 96 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 7 Photo Point 10 (06/03/2008). View south over the north portions of the Study Area. Photo Point 11 (06/03/2008). View west over the north portions of the Study Area. Site Photographs June 03, 2008 Attachment 3, Page 97 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 8 Random Photo Point (Near PP 11) (06/03/2008). View northeast and east over industrial land uses located on the east bank of the Willamette River, opposite the Study Area. Site Photographs June 03, 2008Random Photo Point (Near PP 11). View northeast over the developed character of the riparian fringe immediately north of the Study Area. Random Photo Point (Near PP 11). View northeast over the railroad bridge and industrial land uses located within the Study Area vicinity. Attachment 3, Page 98 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Photo Point Page 9 Random Photo Point (06/03/2008). View north over non-armored natural riparian vegetation areas rooted at and below the OHWM of the river. Random Photo Point (06/03/2008). View southeast over the riparian vegetation community rooted over relatively steep topography along the east bank of the river, opposite the south portions of the Study Area. Site Photographs June 03, 2008 Attachment 3, Page 99 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. APPENDIX 7.3. Sensitive Species Lists Attachment 3, Page 100 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. Southern Willamette Valley Species of Concern Scientific Name / Common Name Federal / State Status Habitat Requirements Lomatium bradshawii / Bradshaw's Lomatium LE / LE Wetland prairies with heavy clay soils--Approx. Bloom Season: April and early May, with fruits appearing in late May and June Cimicifuga elata / Tall Bugbane N/A / C Moist, shady low elevation forests--Approx. Bloom Season: June to August Delphinium oreganum / Willamette Valley Larkspur SoC / C Dry prairies and cliffs, may be restricted to northern valley sites--Approx. Bloom Season: May to June Delphinium pavonaceum / Peacock Larkspur SoC / LE Roadsides and open fields to dry hillsides; may be restricted to Benton, Marion and Polk Co.--Approx. Bloom Season: May to June Erigeron decumbens var. decumbens / Willamette Valley Daisy LE / LE Mostly wetland prairies, but can be found in upland prairie--Approx. Bloom Season: June – early July Eucephalus vialis / Way-side Aster SoC / LT Open woodlands--Approx. Bloom Season: July to early August Sericocarpus rigidus / White-topped Aster SoC / LT Low elevation wetland prairies--Approx. Bloom Season: late July to August Lathyrus holochlorus / Thin-leaved Pea Vine SoC / N/A Prairies, un-mown fencelines, and roadsides--Approx. Bloom Season: May through August Lupinus sulphureus var. kincaidii / Kincaid's Lupine LT / LT Wetland and upland prairies and roadside slopes --Approx. Bloom Season: May to July Montia howellii / Howell's Montia N/A / C Areas of habitat disturbance, open bare soil areas of coniferous forests Approx. Bloom Season: February to April Horkelia congesta spp. congesta / Shaggy Horkelia SoC / C Native prairies to open woodland areas--Approx. Bloom Season: April to June Sidalcea campestris / Meadow Checkermallow SoC / N/A Wetland and upland prairies, and roadside slopes and ditches-- May- June Actinemys marmorata marmorata / Northern Pacific pond turtle SoC / SC Slow moving or ponded waters of sufficient depth for summer survival, connected by stream corridors for in-stream migration. Needs logs/rocks bask Chrysemys picta / painted turtle N/A / SC Slow moving or ponded waters of sufficient depth for summer survival, connected by stream corridors for in-stream migration. Needs logs/rocks bask Rana pretiosa Oregon spotted frog C / SC Quiet water Ammodramus savnnarum / grasshopper sparrow N/A / N/A SV -SP Agricultural grasslands, pastures, prairies Eremophila alpestris strigata Streaked horned lark C / SC Fields, short-grass meadows with patches of bare ground Falco peregrinus anatum American peregrine falcon N/A / LE Open areas, rivers, lakes, wetlands; nests on buildings, bridges, cliffs, other tall structures. Haliaeetus leucocephalus Bald eagle Soc / Soc Large trees near shorelines Lynx canadensis Canada lynx LT / N/A Large expanses of non-urban landscape Plebejus icarioides fenderi / Fender’s blue butterfly LE / LE Native prairie; Can use Lupinus sulphureus ssp. kincaidii as an ovipost host plant. Euphydryas editha taylori Taylor's checkerspot (butterfly) C / N/A Prairies Speyeria zerene hippolyta Oregon silverspot butterfly LT / N/A Prefers coastal areas LE= Listed Endangered, LT= Listed Threatened, PE= Proposed Endangered, PT= Proposed Threatened, SoC= Species of Concern, C= Candidate, SC or C (State)= Sensitive Critical, SV= Sensitive Vulnerable, SP= Peripheral or Naturally Rare, SU= Undetermined Status, N/A= Not Available. Source: Oregon Natural Heritage Program and USFWS, April 2002. Updated per Oregon Natural Heritage Information Center 2004. Habitat and bloom season information gathered from Flora of the Pacific Northwest (Hitchcock and Cronquist, 1973 11th printing), Rare and Endangered Plants of Oregon (Eastman, 1990); Institute for Applied Ecology website (http://www.appliedeco.org/WillVal.html) Attachment 3, Page 101 of 116 Site Inventory of Natural Resources & Greenway Boundary Analysis Shin / Shamrock Village Mobile Home Park Project Springfield (Glenwood), Lane County, Oregon Coyote Creek Ecological Services, LLC. APPENDIX 7.4. Statement of Qualifications Attachment 3, Page 102 of 116 COYOTE CREEK CHAD M HOFFMAN ECOLOGICAL SERVICES, LLC. PRINCIPAL / WETLAND ECOLOGIST Education Bachelor of Science, Biology, minors in Environmental Studies and Planning, Public Policy & Management, University of Oregon, 2001 Professional Society of Wetland Scientists, Member since 1999 Affiliations Native Plant Society of Oregon, Member since 1998 Professional 2007 - Present Principal / Wetland Ecologist, Coyote Creek Environmental Services, LLC Experience 2003 - Present Environmental Engineering Specialist / Staff Biologist, Lane County Public Works Engineering, Eugene, Oregon 2002-2004 Principal / Wetland Biologist, Waterbound Ecological Services, Eugene, Oregon 2000-2002 Biologist, Environmental Services Team, Satre Associates PC, Eugene, Oregon 1999 Biology Teaching Assistant, University of Oregon, Eugene, Oregon 1999 Natural Resource Planning Internship, Lane Council of Governments. Eugene, Oregon 1998 Wetland Field Research Assistant, University of Oregon, Eugene, Oregon Supplemental Coursework April 2008 Environmental Permitting for Local Governments, Corvallis, Oregon Sept. 2007 Arid West Regional Delineation Supplemental Methodology, US Army Corps April 2007 Wetland and Upland Prairie Restoration, Oregon Recreation and Park Association May 2006 Wetland Assessment using Aquatic Insects, Society of Wetland Scientists April 2006 Conservation and Stream Mitigation Banking Workshops, Mitigation and Conservation Banking Conference, Portland, Oregon Mar. 2005 Wetland Mitigation, Construction, and Installation, Portland State University July 2004 Wetland Hydrology Creation Workshop, Society of Wetland Scientists International Conference Nov. 2003 Advanced Conference on the Endangered Species Act, Environmental Law Education Center Mar. 2003 Native Plant Society of Oregon Seminar Series - Carex Species, Oregon State University Feb. 2003 Native Plant Restoration and Management on Public Lands in the Pacific Northwest, Oregon State University May 2002 Introduction to GPS for Wetlands Workshop, Society of Wetland Scientists May 2002 Restoring Ecosystems: Fire Ecology, Planning and Application in Western Oregon, Cascade Center for Ecosystem Management Jan. 2002 Successful Planting Strategies for Wetland Mitigation Projects, Oregon Division of State Lands (DSL) May 2001 Hydric Soils Morphology and Development Workshop, Society of Wetland Scientists Apr. 2001 Developing Goals, Objectives and Success Criteria for Wetland Compensatory Mitigation Projects, Oregon DSL Feb. 2001 Wetland Hydrogeomorphic Assessment Methodology Workshop, Oregon DSL Mar. 2000 Environmental Science and Law Workshop, Public Interest Environmental Law Conference Jul. 1999 Biological Invasions in the Marine Environment, Oregon Institute of Marine Biology Jul. 1998 Coastal Wetland Restoration, Oregon Institute of Marine Biology Chad’s education and eight years of professional experience has focused on developing expertise in wetland science and regional botany. At the University of Oregon, his coursework included classes in wetland ecology, freshwater biology (Inst. Dennis Todd), hydrology and water resources, watershed planning, watershed science & policy, issues in public lands management, systematic botany, and field botany (Inst. David Wagner). Chad makes it a point to attend conferences and workshops that discuss changing Federal/State policies and evolving scientific developments within the field of natural resources. Through his work, Chad is building a strong reputation as a professional scientist, and takes every opportunity pto expand upon his technical skills, which include the use of Global Positioning Systems (GPS), ArcView GIS, AutoCAD, Adobe Products, Microsoft Office, and other forms of graphic and document publication software. Attachment 3, Page 103 of 116 Selected Project Experience: 2000-2007 Chad’s knowledge of Local, State and Federal environmental regulations is utilized to efficiently identify project design solutions, and provide the appropriate project environmental oversight before, during, and after construction. He continually authors required environmental technical reports and permits for both small and large scale projects, as indicated by the selected experience identified below. 2008 Alder Woods PUD Natural Features Assessment Report of Findings, Eugene, Oregon 2008 Lane County Willamette Basin TMDL Implementation Plan, Lane County, Oregon 2008 Royal Meadows Rare Plant Survey, Eugene, Oregon 2007 Chilton Wetland Delineation Update Report of Findings, Eugene Oregon 2007 Mallard View Project Wetland Delineation Report of Findings, Springfield, Oregon 2007 Bob Straub Parkway Project Environmental Permits & Stormwater Planning & Site Restoration, & Compensatory Wetland Mitigation Implementation, Springfield, Oregon 2007 Lane County Phase II NPDES Stormwater Permit Monitoring Report, Lane County, Oregon 2005-2007 11 Lane County Oregon Culvert Replacement Projects: Design, Wetland Delineation, & Environmental Permits, Lane County, Oregon 2006 London Road Bridge @ M.P. 13.01 Environmental Permits, Lane County, Oregon 2006 Lowell Covered Bridge Wetland Mitigation Monitoring Report, Lane County, Oregon 2005 Row River Road Bridge @ M.P. 16.64 Wetland Delineation & Environmental Permits, Lane County, Oregon 2004 Shoestring Road @ M.P. 2.95 Wetland Delineation & Environmental Permits, Lane County, Oregon 2004 Cedar Flat Road Wetland Delineation & Environmental Permits, East of Springfield, Oregon 2003-2006 Pennyroyal Wetland Mitigation Implementation & Monitoring Reports, Marcola, Oregon 2003 Nelson Mountain Bridge@ M.P. 10.48 Wetland Delineation, Biological Assessment, Environmental Permits & Riparian Restoration Design, Walton, Oregon 2003 Shelly Project Wetland Delineation, Springfield, Oregon 2002-2003 Redtail Wetland Mitigation Monitoring, Lane County Oregon 2000-2002 City of Eugene Airport Expansion Project Rare Plant Surveys and Wetland Delineations, Eugene, Oregon 2000-2002 Springfield Utility Board (SUB) Wellfields Project--Environmental Permits, Wetland Delineation & Rare Plant Survey, Springfield, Oregon 2001-2002 Bob Artz Wetland Mitigation Monitoring Report, Springfield, Oregon 2002 Local Wetland and Riparian Inventory & Assessment for the City of Tangent, Oregon 2002 Heceta Head Scenic Viewpoint Biological Assessment & Wetland Delineation, north of Florence, Oregon 2002 Clear Lake Road—Jensen Lane to Canary Road Biological Evaluation, Wetland Delineation & Environmental Permits, Dunes City, Oregon 2002 Kitson Ridge Wetland Delineation, Oakridge, Oregon 2001 Bethel Park Rare Plant Survey, Eugene, Oregon 2000 Lower Pony Creek Watershed Assessment and Action Plan, North Bend, Oregon 2000 McKenzie River Oxbow Wetland Delineation, Springfield, Oregon Attachment 3, Page 104 of 116 COYOTE CREEK MICHAEL W. SHIPPEY, MLA ECOLOGICAL SERVICES, LLC. PRINCIPAL / LANDSCAPE ECOLOGIST Education Master of Landscape Arch., Landscape Ecology focus, Univ. of Oregon, 1991 Bachelor of Landscape Architecture, University of Oregon, 1989 Bachelor of Fine Arts (Visual Arts), Bio. Sciences minor, Oregon State Univ., 1976 Professional Society of Wetland Scientists, Member since 1993 Affiliations Society for Ecological Restoration, Member since 1989 International Association for Landscape Ecology, Member since 1989 Professional 2002 – present, Principal / Landscape Ecologist, Coyote Creek Environmental Services, Inc. Experience 1998 - 2002, Associate / Natural Resources Manager, Satre Associates, P.C. 1991-1998, Wetland Resource Specialist, Oregon Department of Transportation 1989-1991, Wetland Field Researcher, Scientific Resources Inc. Supplemental September 2007, Arid West Regional Delineation Supplemental Methodology, US Army Corps Coursework April 2007, Wetland and Upland Prairie Restoration, Oregon Recreation and Park Association April 2006, Wetland and Upland Habitat Restoration Design and Implementation, Univ. of Wash. June 2004, Presenting Data and Information, Training, Edward Tufte Feb. 2003, Native Plant Restoration in the Willamette Valley Workshop, OSU Jan. 2002, Mitigation Planting Workshop, Oregon Division of State Lands Nov. 2001, Watershed Restoration Workshop, American Fisheries Society April 2001, Mitigation Goals, Objectives and Success Criteria Workshop, O.D.S.L. March 2001, HydroGeoMorphic Assessment Methodology Workshop, O.D.S.L. May 2000, ESA and Biological Assessments Workshop, Society of Wetland Scientists May 1997, Designing and Implementing Habitat Modifications for Salmon and Trout, O.D.O.T. May 1997, Integrating Stormwater Management & Wetlands, Society of Wetland Scientists Feb. 1997, The Hydrogeomorphic Functional Assessment Method, CTE Teleconference July 1996, Hydric Soil Geomorphology and Identification Course, OSU July 1994, Grasses, Sedges and Rushes Course, Hortus Northwest June 1994, Streambank Protection using Vegetation Workshop, Wash. Dept. of Ecology Feb. 1993, Stream Habitat Restoration: App. of Geomorphic Principles, OSU Oct. 1992, Wetland Delineation Course, 1987 Manual, Wetland Training Institute July 1992, Wetland Plant Identification Course, Salix Associates April 1992, Constructed Wetlands for Wastewater Treatment, Unified Sewerage Agency Through the combination of interests, education and experience, Mike has developed a strong reputation for solid natural resource research, innovative environmental design solutions, thorough construction inspection and insightful post-construction monitoring. He has demonstrated the ability to deliver complex projects within the estimated timeframe, and has developed strong working relationships with a wide variety of regulatory and resource agency staff members. Additionally, Mike also provides an enthusiastic and creative approach to problem-solving, based upon knowledge of the regulations and regulatory processes, integrated with the needs of the client and responsible stewardship of the resource. Mike consistently and successfully receives both State and Federal concurrence for his delineation projects. Mike’s compensatory mitigation designs have often integrated wetland needs with other resource needs, such as threatened and endangered plant population conservation zones and fish habitat mitigation. Mike has participated in many major projects of local and statewide importance, such as providing delineation services for over 600 acres in the West Eugene area; providing delineation, rare plant survey and permitting services for expansion of the second largest airport in the state; providing delineation and compensatory design services for widening of 15 miles of Interstate 5 for the Oregon Department of Transportation; providing compensatory design services for realignment of 7 miles of State Highway 20, which integrated coastal salmon habitat needs with wetland mitigation requirements; and providing design and documentation for a 286 acre estuarine wetland mitigation bank. A mitigation site for which Mike provided design guidance has recently been identified as the richest resource in the Willamette Valley for dragonfly and damselfly observations. In addition, Mike has co-authored the Guide to Wetland Issues for Transportation Designers for the American Association of State Highway and Transportation Officials. This publication was issued in September 1996 and has been distributed nationally, receiving very strong praise from a varied audience. Mike is currently working on a private wetland mitigation development at his 47 acre farm in the Coyote Creek basin southwest of Eugene and has recently celebrated 5 years of his own business enterprise, Coyote Creek Environmental Services, Inc.Attachment 3, Page 105 of 116 Wetland Determinations, Delineations and Documentation of Findings Mike has received formal training in all aspects of wetland delineation, including intensive delineation training utilizing the 1987 Corps of Engineers Manual; wetland plant identification and hydric soil geomorphology (please see resume for additional professional coursework.) In his 15+ years conducting and providing consulting oversight for wetland delineations, Mike has established a very high rate of success for receiving state and federal concurrence on his inventory work. Each of the projects listed below required a complete technical report (Wetland Determination, Wetland Delineation), either for inclusion within required National Environmental Policy Act documents (Environmental Assessments or Environmental Impact Statements), or as supporting documents for various regulatory permit applications. The following list is a sample of the many projects Mike has personally delineated or supervised: Project Name County Study Area (Acres) 1135 Amazon Floodplain Restoration Lane 170 Amazon Creek (2 parcels) Lane 5 Bear Creek Restoration Columbia 2 Canary Road Lane 1 mile Cherry Hill Estates Lane 3 Coburg Local Wetland Inventory Lane 770 Cottage Court Subdivision Lane 6 Coyote Creek Wetland Mitigation Site Lane 47 Cramer Residence Lane 20 Delta Ponds Enhancement Projects Lane 90 Diamond Ridge Subdivision Lane 260 Dragonfly Bend Habitat Enhancement Proj. Lane 7 Eugene Airport Expansion Lane 335 Fern Ridge Bikepath (3 parcels) Lane 15 Gibeau Residence Lane 2 Gilham Parent Council Lane 5 Greenhill Road @ Barger Drive Lane 7 Halsey - Lane Co. Line Linn 12.5 miles Hwy 238 - Jackson Street Jackson 10 miles Legacy Estates Subdivision Lane 18 Lorane Highway Bridge Replacement Lane 1.0 Mel’s Marina Redevelopment Lane 6 MP 7 / Florence – Eugene Highway Lane 1 North Jefferson - North Albany Linn 5 miles Oaklea Developments, Inc. Lane 264 Oregon Coast Highway @ 131st Lincoln 2 Oregon Lox Redevelopment Lane 2 Pacific Mushrooms Expansion Lane 6 Parsons Creek Substation (EPUD) Lane 10 PeaceHealth Riverbend Hospital Lane 55 Pleasant Valley - Greentimber Tillamook 1 mile Royal Avenue TGM Project Lane 220 Royal Meadows Lane 28 Silverton Rd - State St Marion 5 miles Siuslaw River Road Bridge Lane 5 Slaven Estates Lane 4 Spencer Creek Bridge Lincoln 10 Springfield Quarry Lane 10 Stone Forest Industries Lane 55 Tangent Local Wetland Inventory Lane 2200 W11th - Garfield (Phase 1) Lane 1.5 miles W11th Heated Storage Lane 10 W11th - NCL (Phase 1) (Eugene Beltline Mitigation Site) Lane 47 Whitewater Estates Lane 12 Attachment 3, Page 106 of 116 Wetland and Stream Restoration Design and Project Permitting With his background in Landscape Architecture and Biology, Mike brings to a mitigation design project a depth of understanding of landscape processes and habitat specifics. Mike has developed a strong reputation as an environmental designer, integrating multiple needs and constraints to optimize the functioning of mitigation designs. Additionally, Mike has extensive experience in developing Joint Permit Applications for removal / fill projects, and has established a good working relationship with his regulatory and review agency peers. The following is a sample list of mitigation design projects Mike has successfully conducted, many of which also required permits. Project County Site Size (acres) Amazon Creek Widening Project Lane 10 Bear Creek Channel Restoration Columbia 0.25 Bob Artz Park Lane 1 Chrome Plant - Cedar Pt Coos 25+ Cox Cr. and W. Cox Cr. Br. Linn 4 Coyote Creek Mitigation Site Lane 38 Diamond Ridge Subdivision Lane 25 Dragonfly Bend Habitat Enhancement Proj. Lane 7 E. Courtney Cr. Bridge Linn 2 Eddyville - Cline Hill Lincoln 8 Eugene Airport Expansion Projects Lane 90 Greensprings – Midland Project Klamath 18 Greenwood Dr - Vida Lane 18 Legacy Estates Subdivision Lane 18 Linn Co. - McKenzie River Lane 0.5 Martinsen Mitigation Bank Lane 46 Noti - Veneta Lane 5 Oaklea Dr. - Jct 58 Lane 0.5 Olalla Cr - Hoover Hill Rd Douglas 8+ Or. Coast Hwy @ Sandlake Rd Tillamook 1 Parsons Creek Substation (EPUD) Lane 10 Pleasant Valley - Greentimber Tillamook 2 Salt Cr Falls - Klamath Co Lane 15 Shadowridge Subdivision Lane 4 Silverton Rd - State St Marion 6 Siskiyou Rest Area Jackson 12 Slaven Estates Lane 4 Spoon Cr. Bridge Linn 3 SPTC - Silverton Rd Marion 4 St. Vincent de Paul Lane 1 State St - N. Santiam Hwy Marion 6 Walnut Blvd Extension Benton 6 W11th Heated Storage Lane 10 W11th - NCL Lane 47 Whitewater Estates Lane 12 Wilbur Island Mitigation Bank Project Lane 280 Construction Inspection Mike has been in the unique position of providing environmental advice on many major construction projects. This has allowed him to follow projects for which he conducted the delineation and mitigation planning, and ensure that the mitigation sites were developed according to the letter and intent of permit conditions. The following is a sample list of projects for which Mike provided construction monitoring and inspection. Project Name County Study Area (acres) Amazon Creek Enhancement / City of Eugene Lane 2.0 Ash Meadows / St. Vincent de Paul Lane 1.5 Bear Creek Channel Restoration / City of Vernonia Columbia 0.25 Bob Artz Park / Willamalane Parks & Rec. Lane 1 Cox Cr. and W. Cox Cr. Br. / ODOT Linn 4 Attachment 3, Page 107 of 116 E. Courtney Cr. Bridge / OFOT Linn 2 Greensprings – Midland / ODOT Klamath 18 Halsey - Lane Co. Line / ODOT Linn 12.5 miles Joseph St. - Stayton City Limits / ODOT Marion 18 Legacy Estates / David Corey Lane 18 Linn Co. - McKenzie River / ODOT Lane 0.5 Martinson Mitigation Bank Lane 46 Noti – Veneta / ODOT Lane 5 Olalla Cr - Hoover Hill Rd / ODOT Douglas 8+ Or. Coast Hwy @ Sandlake Rd / ODOT Tillamook 1 Parsons Creek Fish Screen / EPUD Lane 0.25 Peninsula Road Culvert / Lane County DPW Lane 0.25 Pleasant Valley – Greentimber / ODOT Tillamook 2 Salt Cr Falls - Klamath Co / ODOT Lane 15 Shadowridge Subdivision Lane 4 Silverton Rd - State St / ODOT Marion 6 Spoon Cr. Bridge / ODOT Linn 3 SPTC - Silverton Rd / ODOT Marion 4 W11th Heated Storage Lane 10 Woahink Creek Culvert / Lane County DPW Lane 0.25 Post-construction Monitoring Mike has conducted post-construction monitoring for many of the previously-listed projects and others. This has involved designing the appropriate monitoring strategies which would measure the characteristics of each particular mitigation site and inform the determination of success, as specified in the state and federal permits. Mike is familiar with a variety of monitoring protocols, has participated in interagency working groups focused on the issue of mitigation success, and has made presentations on Wetland Mitigation Design and Success Criteria. Habitat Characterization, Sequential Rare Plant Surveys and Natural Features Assessments Based upon Mike’s education in Landscape Architecture, Landscape Ecology and Biology, supplemented with training in various landscape assessment methodologies, Mike is fully able to characterize and assess functions and values of a wide variety of habitat types. These include wetland areas, riparian areas, upland areas and disturbed / agricultural / urbanizing areas. Mike has received formal training in the identification of a wide range of native plants. The following list is a sample of projects for which Mike has performed Habitat Characterization, Sequential Rare Plant Surveys and Natural Features Assessments (per City of Eugene regulations): Project Name HC / RPS / NFA Study Area (acres) Dates 1135 Amazon FloodPlain Project HC / RPS 75 2000 3rd – 4th Avenue Connector HC / RPS 10 2003 43RD & Donald Drainage Improvements HC / RPS 1 2006 A-1 Channel Realignment HC / RPS 10 2004 Airport Road Realignment HC / RPS 25 2004 Candlelight Park Project HC / RPS 15 2004 Chad Drive Extension Project HC / RPS 5 2004 -2006 Coyote Creek Wetland Mitigation Site HC / RPS 47 1999 Crest View Estates HC / RPS / NFA 8 2004 – 2006 Deerbrook Subdivision HC / RPS / NFA 35 2006 Dragonfly Bend Project HC / RPS 70 2003 Eugene Airport Expansion HC / RPS 350 1999 – 2002 Eugene Self-Storage HC / RPS 10 2005-2006 Fern Ridge Bikepath (3 parcels) HC / RPS 15 1999 – 2000 Greenhill Channel Relocation HC / RPS 10 2003 Laurel Hill Reservoirs Project HC / RPS 8 2002 PeaceHealth / Riverbend Project HC / RPS 160 2002 Pioneer Parkway Expansion HC / RPS 10 2002 – 2003 Royal Avenue TGM Nodal Project HC / RPS 220 2000 Royal Meadows HC / NFA 28 2006 Springbrook Estates HC / NFA 8 2006 Wildcreek Woods Subdivision HC / NFA 4 2007 Attachment 3, Page 108 of 116 Fish-Culvert Replacement Monitoring Based upon Mike’s education and supplemental training regarding fish passage and salmonid life cycle requirements, Mike has conducted construction monitoring on several culvert replacement projects. This work typically involves on-site inspection of the work in progress, paying particular attention to issues of erosion control, sedimentation stabilization, isolation of instream work areas, measures to ensure protection of sensitive and endangered fish species. The following table displays a list of these projects. Project Name County Dates Clear Lake Road Project Lane 2001 Hills Creek Road Project Lane 2001 Peninsula Road Project Lane 2001 References For Michael W. Shippey: William Fletcher, Water Quality Manager Oregon Department of Transportation Salem, Oregon 97310 (503) 986-3509 Scott Goebel Goebel Engineering and Surveying 310 Garfield Avenue, Suite #30 Eugene, Oregon 97402 (541) 687-0542 Alan Wells Commercial Associates Real Estate Services 202 NW Sixth Street Corvallis, Oregon 97330 Attachment 3, Page 109 of 116 Attachment 3, Page 110 of 116 Attachment 3, Page 111 of 116 Attachment 3, Page 112 of 116 Attachment 3, Page 113 of 116 Attachment 3, Page 114 of 116 Attachment 3, Page 115 of 116 BEFORE THE PLANNING COMMISSION OF THE CITY OF SPRINGFIELD, OREGON REQUEST FOR WILLAMETTE + CASE NO. TYP312-00003 GREENWAY SETBACK + FINDINGS, CONCLUSIONS, DETERMINATION, WITHOUT + AND RECOMMENDATION DEVELOPMENT + NATURE OF THE APPLICATION Establish the Willamette Greenway Setback for Assessor’s Map 17-03-34-44, Tax Lot 301, municipally addressed as 4531 Franklin Boulevard. 1. On September 7, 2012 the following application for a Willamette Greenway Setback Determination was accepted and deemed complete: Establish the Willamette Greenway Setback, without development, for an existing mobile home park in Glenwood comprising approximately 10.85 acres, Case Number TYP312-00003, Nick Klingensmith, Law Office of Bill Kloos, applicant. 2. The application was submitted in accordance with Section 5.4-105 of the Springfield Development Code. Timely and sufficient notice of the public hearing, pursuant to Section 5.2-115 of the Springfield Development Code, has been provided. 3. On November 6, 2012 a public hearing on the zone change request was held. The Development and Public Works Department staff notes including criteria of approval, findings and recommendations, together with the testimony and submittals of the persons testifying at that hearing have been considered and are part of the record of this proceeding. CONCLUSION On the basis of this record, the requested Willamette Greenway Setback application is consistent with the criteria of Section 5.22-115 of the Springfield Development Code. This general finding is supported by the specific findings of fact and conclusions in the attached staff report (Exhibit A) and attached hereto. ORDER It is ORDERED by the Planning Commission of Springfield that Case Number TYP312-00003, Willamette Greenway Setback Determination, be approved. This ORDER was presented to and approved by the Planning Commission on November 6, 2012. _______________________________ Planning Commission Chairperson ATTEST AYES: NOES: ABSENT: ABSTAIN: Attachment 3, Page 116 of 116 Wildish Land Co. Natural Resources Inventory: Historic and Current Conditions Wildish Properties in Springfield (Glenwood), OR Mapnumber 18030220 Lots 2800, 3000, 3100, 3200, 3300 Mapnumber 18030232 Lot 3800 Prepared for: Wildish Land Co. 3600 Wildish Lane, Eugene, OR 97408 Attn: Randy Hledik Prepared by: Brian Meiering 23 December 2013 Attachment 4, Page 1 of 61 Historic and Current Conditions Table of Contents SUMMARY OF FINDINGS ............................................................................................. 3 INTRODUCTION ............................................................................................................ 5 METHODOLOGY ........................................................................................................... 5 FIELD METHODOLOGY................................................................................................ 6 CARTOGRAPHY/ GIS ANALYSIS................................................................................. 6 DATA REQUESTS ......................................................................................................... 6 STUDY AREA INFORMATION ...................................................................................... 7 LANDSCAPE SETTING AND LAND USE..................................................................... 7 HYDROLOGY................................................................................................................. 7 SOILS............................................................................................................................. 8 LOCAL AND NATIONAL WETLAND INVENTORY....................................................... 8 SITE HISTORY............................................................................................................... 9 RESULTS AND DISCUSSION....................................................................................... 9 HABITAT TYPES ........................................................................................................... 9 APPLICATION OF THIS STUDY TO SPECIFIC WILLAMETTE GREENWAY OVERLAY AND SETBACK CRITERIA........................................................................ 11 RESPONSE TO SECTION 3.3-325(C). PROTECTION OF SIGNIFICANT FISH AND WILDLIFE HABITATS.................................................................................................. 11 TABLE 2 RARE SPECIES OF FISH AND WILDLIFE KNOWN TO OCCUR............... 12 RESPONSE TO SECTION 3.3-325(D)......................................................................... 13 RESPONSE TO SECTION 3.3-325(G) THE LOCATION OF KNOWN AGGREGATE DEPOSITS SHALL BE CONSIDERED........................................................................ 14 REFERENCES ............................................................................................................. 15 Attachment 4, Page 2 of 61 Historic and Current Conditions SUMMARY OF FINDINGS PROJECT NAME: Natural Wildish Land Co. Natural Resources Inventory: Historic and Current Conditions PROJECT NUMBER 1363 LANDOWNERS Wildish Land Company/ Eugene Allen Corporation (Wildish Land Co.) LOCATION Lots are located between Franklin Blvd. and the Willamette River in Glenwood, Oregon. MAP & TAXLOT INFORMATION (Study Area) Mapnumber 18030220: Lots 2800, 3000, 3100, 3200, 3300 Mapnumber 18030232: Lot 3800 ACREAGE The six lots which make up the Study Area encompass approximately 46 acres cumulatively. The approximate acreages of the individual lots are listed below. Lot 2800 5.965 ac Lot 3000 0.160 ac Lot 3100 4.945 ac Lot 3200 23.72 ac Lot 3300 1.130 ac Lot 3800 10.04 ac ZONING Lot 2800 Zone GO General Office Lot 3000 Zone LMI Light Medium Industrial Lot 3100 Zone LMI Light Medium Industrial Lot 3200 Zone LMI Light Medium Industrial Lot 3300 Zone LMI Light Medium Industrial Lot 3800 Zone LMI Light Medium Industrial AUTHOR(S)/FIELD INVESTIGATOR(S) Brian Meiering (Schirmer Satre Group) performed office research and field visits to produce this report. DATES OF FIELD VISITS Lots were visited on November 27th, December 4th, December 9th and December 23rd of 2013. HISTORIC CONDITIONS The study area appears to have a mixed history of agriculture, industrial and non-use. Lots 3200, 3100, 3800, 3300 and 3000 appear to have been heavily impacted by industrial activities while lot 2800 appears to have been cleared but not used as extensively from an industrial standpoint. Attachment 4, Page 3 of 61 Historic and Current Conditions EXISTING CONDITIONS Lots currently face similar conditions of industrial and non-use. The Willamette River flow is pronounced and flow is steady to turbulent at normal high flows. There are no significant tail-outs, backwaters or other features along the waters edge which maintain or promote stagnant flow. RELEVANT FINDINGS The most significant functional natural resource features within the lots are narrow strips of riparian vegetation. Current records obtained from Oregon Biodiversity Information Center (ORBIC) show no rare species known on the lots of interest, with the exception of fish species within the Willamette River. Within lots 3200 and 3800 this functionality is reduced by the earth moving associated with industrial operations (fill causing steep alluvial banks) Lot 2800 appears to be the least impacted (in relation to the lots evaluated) in terms of natural conditions and historic use; this lot has been progressively cleared and filled with imported soil to near the top of bank, and is currently dominated by weedy species of forbs. A narrow bench of riparian vegetation (dominated by cottonwoods) buffers the Willamette River to the top of bank. This lot is isolated between two mobile home parks, wire fencing and Franklin Boulevard which suggests limited connectivity/access for terrestrial wildlife. Lots 3000, 3100, 3300 and 3800 present highly altered natural resources both historically and currently. Mineral extraction and subsequent backfill have altered soils within more than 80% of the un-built site (pers. obs). The southern terminus of lot 3800 is dissected by a gravel haul/access road and constrained by a railroad grade on the west and the top of bank of the Willamette River on the east. These lots, where they border the Willamette River, have a very narrow riparian edge dominated by cottonwood and willow species. Uplands are dominated by dense weedy grass species, douglas-fir and bigleaf maple. Only one area within these lots appears to have native or native-like soils. This area is less than half an acre just north of the bottleneck of lot 3800 and west of the gravel access road. These lots are contiguous and have direct connectivity to parks and open space south of lot 3800; this connectivity is likely negated by habitat types present west of the narrow riparian corridor. There is currently no known rare terrestrial species which the State of Oregon has documented using the area west of lot 3800. Attachment 4, Page 4 of 61 Historic and Current Conditions 1. INTRODUCTION This report attempts to document existing natural resource conditions based on current and historic information available from several sources. This report is expected to have sufficient information related to the above criteria to help determine the extent of Willamette Greenway setbacks on the following applicable properties: map number 18030220; lots 2800, 3000, 3100, 3200, 3300 and map number 18030232; lot 3800. These lots make up the “Study Area”. The purpose of this report is to document information on six lots located in Springfield (Glenwood), Oregon for Wildish Land Company in order to address specific criteria set out in the City of Springfield Development Code (SDC), Section 3.3-325. (C) Significant fish and wildlife habitats shall be protected. (D) Identified scenic qualities and view-points shall be preserved. (F) The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. (G) The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. The format and information obtained within this report are designed to be consistent with previous reports in this area which were produced for the same purpose. In this regard, Coyote Creek Environmental Services, LLC (is credited with providing the baseline format which was used to produce this report. 2. METHODOLOGY 2.1. Information Sources Schirmer Satre Group obtained current and historic data in order to best analyze the significance, qualities and extent referenced in the above SDC criteria. Primary sources included: Post-Emergence Behavior of Hatchling Western Pond Turtles (Rosenburg, D.K and Swift, R., 2010), Wildlife-Habitat Relationships in Oregon and Washington (Johnson & O’Neil, 2001), Rare, Threatened and Endangered Species of Oregon (ORBIC, 2013), Flora of the Pacific Northwest (Hitchcock and Cronquist, 11th ed. 1998), Wetland Plants of Oregon and Washington (Guard, 1995), Field Guide to Sedges of the Pacific Northwest (Wilson et al.), A Field Guide to the Common Wetland Plants of Western Washington and Northwestern Oregon (Cooke, 1997). The Oregon Biodiversity Information Center provided information for rare species within a two mile radius of the taxlots of interest. Data related to soils, taxlots, wetlands, Attachment 4, Page 5 of 61 Historic and Current Conditions topography and aerial photography were obtained to refine current and historical conditions. Please see reference section (5) of this document for more details. 2.2. Field Methodology A base map was produced for fieldwork which contained the Study Area lots, soils, 2012 aerial overlay and topography produced from LiDAR data (DOGAMI, 2008). A GPS (Garmin® GPSMAP 62) was loaded with lot boundaries and used to estimate lot boundaries in the field to within 20 feet. A slope and aspect map was also brought into the field to address specific habitat features which may provide habitat for Western pond turtle (Actinemys marmorata). Several site visits were made between November 27th and late December, 2013. The entireties (un-built) of all lots were walked to establish boundaries and allocate different habitat types. A soil probe was used to assess general soil type along three transects of each un-built lot. Maps were annotated based on location of fill material versus the soil type mapped by the Natural Resource Conservation Service (NRCS, 2013). Notes on vegetation, recent disturbance, top of bank and other relevant features were recorded as map annotations. Vegetation was considered riparian to the extent that >50% of the species of shrubs, trees and herbaceous plants along any given linear transect paralleling the rivers edge are listed by the Army Corps of Engineers as being Facultative or wetter (Lichvar, 2013). This method is a modified version from that used for wetland delineation purposes and, within this specific Study Area, is considered sufficient to capture an accurate extent of riparian vegetation. Note that this method is not likely to succeed in areas where known riparian vegetation doesn’t have facultative or wetter status. Photographs were taken throughout the Study Area to document current conditions (Appendix 2). The extent of riparian vegetation was marked with pin flagging and recorded using the aforementioned GPS unit. Data from the GPS were downloaded, quality checked and transferred to ArcGIS format for mapping (Figure 7). 2.3. Cartography/ GIS Analysis Maps were made at varying scales to document current and historic conditions (Appendix 1). Aerial photos were obtained from 1955-2012 to show any changes which have occurred and provide a reference of why each lot maintains a specific character. Background/jurisdictional maps were overlaid to reference what data others have produced related to the site. Topography was produced in ArcGIS using LiDAR data (DOGAMI, 2008). LiDAR data was used to and to refine GPS data collected related to Figure 8. 2.4. Data Requests Informal and formal data requests were made to obtain the most current data for the Study Area. Data from ORBIC was obtained on December 4th, 2013 documenting 18 records of rare species (including plants, fungi, etc) within 2 miles of the Study Area (each record contained 1-many occurrence). Only two species have been documented as occurring within the Study Area. Oncorhynchus tshawytscha (Chinook salmon Upper Willamette River ESU, spring run) and Salvelinus confluentus (Bull trout, Willamette SMU). Oregonichthys crameri (Oregon chub) is known to occur within two miles of the site but there are no known records within the reach of the Willamette River adjacent the Study Area. Data use agreements Attachment 4, Page 6 of 61 Historic and Current Conditions prohibit the redistribution of this data, therefore it is not provided here. To obtain the dataset from ORBIC reference “H-120413-LKW3” to lindsey.wise@pdx.edu. Other data requests were automated, including but not limited to, United States Fish and Wildlife Service (USFWS) and National Marine Fisheries Service (NMFS) County level species list requests (Listing under Endangered Species Act). 3. STUDY AREA INFORMATION 3.1. Landscape Setting and Land Use Six lots make up the Study Area totaling approximately 46 acres in Springfield (Glenwood) Oregon. The lots comprising the Study Area are: map number 18030220, Lots 2800, 3000, 3100, 3200, 3300 and map number 18030232, Lot 3800. The Study Area is entirely within the Springfield City Limits, although the southern portion of lot 3800 and all of lot 2800 have not been annexed to the City. The Study Area is zoned “Employment M.U (Glenwood)”. Surrounding land uses include mobile residences, industrial, parks & open space and transportation (railway and road). The two smallest lots, 3300 and 3000 are greater than 150 feet from the current edge of riparian vegetation and ordinary low water line, and are therefore outside of the Greenway district entirely. All lots within the Study Area which are generally flat to generally sloping with steep river banks (where applicable). Lots 3100, 3200 and 3800 have banks steepened by historic industrial removal and fill activities associated with mineral extraction and earth moving activities. Banks along lot 2800 appear to be formed by largely natural processes, evident by a narrow lower bench of riparian/wetland vegetation which is persistent and seasonally inundated during normal high flow events. Significant rip- rap was not evident along these lots. 3.2. Hydrology Hydrology within the Study Area comes from direct precipitation and runoff from surrounding uses (primarily to the west along Franklin Blvd.). Flood and ordinary high water provide hydrology abutting the Willamette River and likely flood the gravel haul road at the southern terminus of lot 3800. Figure 4A-1 shows a mapped wetland (WR-7) near the southwest corner of lot 3800 which drains towards the Study Area. It is assumed that this feature drains to the Willamette River after being culverted under the railroad grade, paralleling lot 3800 via a small ditch, and merging offsite with a slough south of the Study Area. Several small depressions are located within lot 3200 and 2800 which maintained ponded water during the site visits. These areas seemed to be compacted fill material and maintained less than four inches of water. A series of narrow ditches within fill material drain the ponded areas in lot 3200 to the south (through lot 3800). A narrow ditch bisects lot 3200 and appears to have been created in fill material to allow minor drainage to the Willamette River. Wetland determinations were not within the scope of this study, although it was deemed necessary to address the habitat quality of these features. Attachment 4, Page 7 of 61 Historic and Current Conditions 3.3. Soils The Soils within the Study Area were similar to those mapped by the NRCS (NRCS, 2013) when they were not impacted by extensive fills. Figure 3 shows the extent of all NRCS mapped soil types. Most soils within the Study Area are described as Well Drained or Excessively Drained by NRCS. Table 1 below shows some of the NRCS assigned values which are assigned to each soil type and the acreage of that soil type within the Study Area. Table 1 Soil Map Unit Name Approximate Acreage Within Study Area Hydric Rating Drainage Class Susceptibility to Erosion (Whole Soil K Factor) Water 0.2 Unknown Not Rated Not Rated Newberg fine sandy loam 5.3 Not hydric Well Drained 0.28 (Moderate) Camas gravelly sandy loam, occasionally flooded 4.5 Partially hyd Excessively Drained 0.15 (Low) Newberg-Urban land complex 13.5 Not hydric Well Drained 0.28 (Moderate) Camas-Urban land complex 9.0 Not hydric Excessively Drained 0.15 (Low) Riverwash 9.9 All hydric Poorly Drained Not Rated Camas gravelly sandy loam, occasionally flooded 1.3 Partially hyd Excessively Drained 0.15 (Low) Ochrepts and Umbrepts, very steep 3.5 Not hydric Well Drained Not Rated Dixonville-Philomath-Hazelair complex, 12 to 35 percent slopes 0.1 Not hydric Well Drained 0.24 (Moderate) Soils mapped by NRCS have some notable discrepancies due to the time period they were mapped. For example, Riverwash is mapped as covering almost 10 acres of the Study Area. Examination of aerial photography indicates that this area may have been extensively excavated and current conditions reveal that it has been backfilled to near the current lot line with several feet of river rock mixed with sand and loamy materials. Current conditions suggest that stockpiles of soil and rock were used as the dominant backfill for lots 3100, 3200 and 3800. River rock was the most notable surface fill material in lots 3100, 3200 and 3800 and averaged 3”-10” in diameter. This soil profile creates a habitat type more reminiscent of an alluvial flat (rock bar) deposited during an extensive flood event. 3.4. Local and National Wetland Inventory The Study Area is overlapped by two separate Local Wetland Inventories and the National Wetland Inventory. Figure 4A-1 depicts full LWI coverage of the Study Area while Figure 4A-2 depicts a City of Springfield image combining an older LWI with the current data in Figure 4A-1. There are not wetlands mapped on-site which are located above the current top of bank. The National Wetland Inventory (Figure 4B) maps the Willamette River along the Study Area as a Riverine-lower perennial, unconsolidated bottom-permanently flooded (R2UBH) feature. There are no other features mapped onsite within the NWI. Attachment 4, Page 8 of 61 Historic and Current Conditions 3.5. Site History The Study Area has a varied history where most of the area has been used as an industrial source of sand and gravel since 1945 (Wildish [online]). Figure 7C shows the operation most clearly affecting lots 3000, 3100, 3200 3300 and 3800. Lot 3100 and 3000 were once (1965-1978) occupied by mobile homes. 1948: Looking east over portions of lots 3200, 3300 and 3800. Photo courtesy of Wildish Land Company. Lot 2800 was evaluated primarily based on aerial photography and site visits. The lot is currently vacant with the exception of a convenience store abutting Franklin Boulevard. Historically, the lot was occupied by at least one residence (Figure 7C). At times, the site had more tree cover, but the site has been cleared for most of the last 58 years with the exception of the riparian fringe along the Willamette River. As evidenced by ground elevations higher than those of the adjacent mobile home parks and the Riparian Edge, the lot has been filled with approximately two to six feet of imported soil and graded. Since 1948 the Willamette River has become more channelized with a more linear bank along the eastern study area boundary. This has been caused by the backfill of the river up to the property line which appears likely to have been completed by 1978 and supplemented over time. 4. RESULTS AND DISCUSSION 4.1. Habitat Types After analyzing all current and historical data related to the site, boundaries were physically and digitally delimited to aid in assigning habitat value to each habitat type (Figure 8). The Study Area was divided into four habitat types as described below: A.) Industrial and Commercial Fill-All areas significantly impacted by fill which don’t have significant riparian vegetation and those areas consisting of gravel parking and/or current structures. Approximately 37 acres of the Study Area was mapped as this habitat type. Vegetation in this habitat type is best described as weedy and/or barren. Weedy areas within this habitat type are dominated by Daucus carota, Attachment 4, Page 9 of 61 Historic and Current Conditions Plantago lanceolata, Circium spp., Sonchus asper, Cytisus scoparius, Rubus armeniacus, Dipsacus sylvestris, Panicum sp., Geranium spp., Hypochaeris radicata, and Foeniculum vulgare. Soils are regularly disturbed or have been disturbed recently enough to negatively impact vegetative cover. Structures, concrete loading areas, gravel roads and both native and non-native fills are common in this habitat type. Soils could be penetrated to 3” or less in most locations due to rock material. B.) Vacant Cleared Field- All areas seasonally mowed without significant riparian vegetation or obvious significant fill. Approximately 5.5 acres of the Study Area was mapped as this habitat type. Dominant vegetation in this habitat type is Daucus carota, Plantago lanceolata, Circium sp., Hypochaeris radicata and Geranium molle. These areas would be best described as weedy forb fields, as they appear to be dominated by weedy species of forbs as opposed to grasses. Soils in this habitat type are clay loam- silty clay loam with variable degrees of clays and small cobbles. Soils could be penetrated 12” or more in most locations. This habitat type, although fairly undisturbed, appear to be fragmented from connections to other open space. In the case of lot 2800, the Vacant Cleared Field west of the Riparian Edge is bordered by two mobile home parks and a busy boulevard. In the case of lot 3800, Vacant Cleared Field is bordered by industrial fill on three sides and Franklin boulevard upslope. Connectivity through a fence connects this small area offsite to the west. C.) Riparian Edge- The area directly adjacent the Willamette River dominated by riparian vegetation (including canopy edge) extending to the eastern lot lines. See Field Methodology (Section 4) for methods used to determine riparian vegetation dominance. Approximately 2 acres of the Study Area was mapped as this habitat type*. Dominant vegetation within the Riparian Edge include Populus balsamifera, Fraxinus latifolia, Salix spp., Alnus rhombifolia, Cornus sericea, Acer macrophyllum, Robinia pseudoacacia, Spirea douglasii and Carex obnupta. The mean slope within the Riparian Edge was calculated to be 149% (0.67H:1V). The Riparian Edge, in particular the area between top of bank and the river, is the most significant fish and wildlife habitat type, provides the most significant scenic qualities and has been mapped to encompass the natural vegetative fringe within the Study Area. D.) Forested Upland-All significant forested areas which don’t meet the riparian criteria described above. Widely spaced individual trees and upland trees occurring within the 150-foot Greenway District weren’t mapped. Approximately 1.8 acres of the Study Area was mapped as this habitat type. Vegetation in this habitat type was dominated by Pseudotsuga menziesii and Acer macrophyllum. These habitat types were located along the top of bank of the Willamette River and along steep grades created by Franklin Boulevard and the railroad. This habitat type borders industrial fill in most instances. Riparian Edge, Top of Bank, Top of Bank 10 Foot Offset and the four habitat types described above were mapped as Figure 8. *It should be noted that areas at or Attachment 4, Page 10 of 61 Historic and Current Conditions below the “Line of Ordinary High Water” (OHW), as defined in ORS 274.005(8) are State owned unless specific historical circumstances apply. OHW water was not measured for the purposes of this report as it lies within the Riparian Edge habitat type along all reaches. 4.2. Application Of This Study To Specific Willamette Greenway Overlay And Setback Criteria This study was provided to address the following portions of Section 3.3-325 of the City of Springfield Land Use Code: (C) Significant fish and wildlife habitats shall be protected. (D) Identified scenic qualities and view-points shall be preserved. (F) The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. (G) The location of known aggregate deposits shall be considered. Aggregate extraction may be permitted outside the Greenway Setback Area subject to compliance with State law, the underlying zoning district and conditions of approval designed to minimize adverse effects on water quality, fish and wildlife, vegetation, bank stabilization, stream flow, visual quality, quiet and safety and to guarantee reclamation. 4.2.1. Response to Section 3.3-325(C). Protection of Significant Fish and Wildlife Habitats. There are no known records of rare species occurring within the Study Area with the exception of species within the Willamette River. There are also no known rare species surveys which have been performed on the Study Area. During planning efforts related to development, surveys for rare species would likely be required in order to comply with State and Federal law. These laws include, but are not limited to The Endangered Species Act of 1973 (ESA) and the Oregon Endangered Species Act (1987). The requirements of these laws are typically triggered by development actions requiring a Local, State or Federal permit. A rare species list was obtained from the Oregon Biodiversity Information Center (ORBIC, 2013) and cross-checked against lists maintained by the State of Oregon, United States Fish and Wildlife Service and the National Marine Fisheries Service. The species on these lists were narrowed by the scope of this project (fish and wildlife) and a constrained physical range. Given their specific documented life history needs, this list of species was evaluated for likelihood to occur within the Study Area based on the four habitat types described. Although habitat is a strong precursor to species using an area, there are always instances where species will use atypical habitat or refrain from using habitat judged as highly suitable. Records of actual occurrence, and therefore seasonally appropriate wildlife surveys, are the most suitable means to evaluate wildlife use of an area. Attachment 4, Page 11 of 61 Historic and Current Conditions Table 2 Rare Species of Fish and Wildlife Known to Occur Within 2 Miles of the Study Area. Common Name Scientific Name Category Federal Status State Status Habitat Requirements Bull trout (Willamette SMU) Salvelinus confluentus Vertebrate Animal LT SC Clean and cold water. Connectivity and complexity (USFWS 2010 [online] Chinook salmon (Upper Willamette River ESU, spring run) Oncorhynchus tshawytscha Vertebrate Animal LT SC Variable due to multiple life stage requirements. Use large river systems to access appropriate spawning. Necessitate access from sea to spawning areas. Oregon chub Oregonichthys crameri Vertebrate Animal LT SC Slow moving, relatively warmer water in off channel habitat (Bangs, 2013) Painted turtle Chrysemys picta Vertebrate Animal SC Slow moving aquatic habitats with basking areas. Nesting typically on sparsely vegetated areas. Purple martin Progne subis Vertebrate Animal SOC SC Open areas, more often near water in colonies Townsend's big-eared bat Corynorhinus townsendii Vertebrate Animal SOC SC Roosts in caves, cliffs, under bridges Western pond turtle Actinemys marmorata Vertebrate Animal SOC SC Slow moving aquatic habitats. Nesting with basking areas typically on sparsely vegetated south and flat facing slopes. Soils for nesting can be compact. LE: Listed Endangered, LT: Listed Threatened, SC: Sensitive Critical, SOC: Species of Concern. Oregon Biodiversity Information Center, December 2013 Lots 3000, 3100, 3200, 3800 and 3300 were considered poor habitat for all species within Table 2 (below). This determination resulted from, 1) Dominance of fill/earthwork on the site which has led to dense non-native grasses and forbs and a narrow riparian fringe with steep banks. Fill material and a lack of significant ponding water don’t provide significant habitat for the Attachment 4, Page 12 of 61 Historic and Current Conditions turtle species listed. Despite the proximity to other significant turtle use, there is only one insignificant (0.5 acres) portion within the southern part of lot 3800 which could be utilized by nesting turtles (e.g. a nest could physically be excavated). This area has no documented turtle use and is unlikely to support nesting turtles because it is an isolated feature. The velocity of waters and steep, linear nature of the banks along these lots is not conducive as a stopping point for species (such as pond turtles) which utilize slow moving water. 2) These lots don’t currently maintain significant trees, cliffs, caves or bridges which could be utilized by Townsend’s big-eared bats or Purple Martins. These lots don’t maintain significant riparian forest capable of cooling waters or providing resting areas or cover for the cold water aquatic species listed in Table 2. 3) These lots don’t provide any backwaters conducive to Oregon Chub and turtle use. While Lot 2800 may exhibit characteristics of fair habitat for the nesting life stage of both turtle species listed in Table 2, the lack of documented evidence of turtle use, lack of ponding water, presence of imported fill material, velocity of the river, isolated nature of the lot and surrounding urban uses negate this habitat value beyond the proposed setbacks (Figure 8). Although the soils within lot 2800 do not appear to be as disturbed as the remainder of the Study Area and provide the basic habitat characteristics necessary for nesting turtles, the site contains 2-6 feet of imported fill material, is isolated between two mobile home parks and bordered on the west by a major road. Therefore, unlike habitat elsewhere where turtle use is known, this site is unlikely to encounter nesting individuals. The Riparian Fringe along lot 2800 (between the top of bank/riparian vegetation and the river) is expected to provide benefits such as refugia for different life stages of fish during high water and allow some cooling value during the hotter months which also benefits different life stages of the listed salmonids. The proposed location of the Greenway Setback would retain these values. Some of the more mature cottonwoods within the Riparian Edge may have potential use by Townsend’s big-eared bats and/or Purple martins although this is unlikely. The Riparian Edge , in particular the area between top of bank/riparian vegetation and the river, maintains the greatest habitat value along the entirety of the Study Area, primarily benefitting listed species of fish and wildlife as they utilize the Willamette River as a migration corridor. The setbacks suggested in Figure 8 are expected to protect significant habitats as noted in SDC 3.3-325(C). 4.2.2. Response to Section 3.3-325(D). Identified scenic qualities and view- points shall be preserved. The Study Area has seen a mixture of Industrial, commercial, residential and potentially agriculture uses throughout the years. Currently, lot 2800 remains vacant east of a convenience store which abuts Franklin Blvd. Riparian vegetation is the dominant scenic feature on this lot from Franklin Blvd, adjacent mobile homes and east of the river along South 2nd Street. Attachment 4, Page 13 of 61 Historic and Current Conditions Lots 3100, 3200 and 3800 maintain the same aesthetic scenic features onsite from Franklin Blvd, South 2nd Street, Harbor Drive. The extent of riparian vegetation is limited to a narrow band along these lots. Lot 3200 and, more particularly lot 3800, more directly influence daily views of residents along Harbor Drive. Lots 3000 and 3300 don’t provide a specific scenic quality beyond historical values and landscaping related to the office located on lot 3300. Riparian vegetation also provides a value to Willamette River users. Even the limited riparian vegetation along some reaches in the Study Area buffers boaters and other users from the developed urban landscape. It is expected that proposed setbacks shown in Figure 8 will protect the most significant visual resource found within the Study Area. 4.2.3. Response to Section 3.3-325(F) The natural vegetative fringe along the river shall be enhanced and protected to the maximum extent practicable. The Riparian Fringe was mapped as described in the methods section of this document to include the outer canopy of riparian vegetation. This fringe was mapped to eastern edge of the applicable taxlots and includes approximately 2 acres cumulatively. The top of bank was also mapped to determine the difference in extent of riparian vegetation vs the top of bank. In most cases they are consistent. 4.2.4. Response to Section 3.3-325(G). The location of known aggregate deposits shall be considered The study area was the site of extensive sand and gravel extraction in the past. The aggregate resource has largely been extracted at this location, and the site has been reclaimed and filed with river rock and less-valuable sand and gravel. As this site has been decommissioned as a source of aggregate extraction, There is no indication that any valuable aggregate deposits still remain within the study area. Attachment 4, Page 14 of 61 Historic and Current Conditions References Cooke, Sarah S, editor. 1997. A field guide to the common wetland plants of Western Washington & Northwest Oregon. Seattle Audubon Society, Trailside Series.417 pp. Cowardin, L.M., V. Carter, F.C. Golet, & E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Department of the Interior Fish and Wildlife Service, Office of Biological Services Report FWS/OBS-79/31. Coyote Creek Ecological Services, LLC. Site Inventory of Natural Resources: Shin / Shamrock Village Mobile Home Park Project . August 2008 David Evans & Associates, Inc.. 1998. City of Springfield, OR. Local Wetland Inventory. [Online] http://www.oregon.gov/DSL/WETLAND/lwi_disclaimer_agreed.shtml Accessed December 12, 2013 Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U.S. Army Engineer Waterways Experiment Station, Vicksburg, MS. Field Guide to the Sedges of the Pacific Northwest. 2008. B.L. Wilson, R.E. Brainerd, D. Lytjen, B. Newhouse, and N. Otting. 2008. Oregon University Press, Corvallis. Guard, B. Jennifer. 1995. Wetland Plants of Oregon and Washington. Lone Pine Press, Edmonton, Alberta, Vancouver, British Columbia and Redmond, Washington. 240 pp. Hitchcock, C.L. and A. Cronquist. 2001. Flora of the Pacific Northwest: An Illustrated Manual. University of Washington Press: Seattle, Washington. .Lane Council of Governments. Metro Plan Diagram. Lichvar, R.W. 2013. The National Wetland Plant List: 2013 wetland ratings. Phytoneuron 2013-49: 1-241 Native Plant Society of Oregon, Lane County Checklist Group. 2002. Vascular Plants of Lane County Oregon, an Annotated Checklist. Emerald Chapter, NPSO: Eugene, Oregon. Oregon Biodiversity Information Center. Data request for rare species within two miles of Study Area. Tabular and Spatial Data delivered December 4th. Oregon Biodiversity Information Center. 2013. Rare, Threatened and Endangered Species of Oregon. Institute for Natural Resources, Portland State University, Portland, Oregon. 111 pp. Oregon Department of Geology and Mineral Industries (DOGAMI) LiDAR Program. 2007-2010. Pacific Habitat Services, Inc. 2010. City of Glenwood, OR. Local Wetland Inventory. [Online] http://www.oregon.gov/DSL/WETLAND/lwi_disclaimer_agreed.shtml Accessed December 12, 2013. Reed, P.B., Jr. 1988. National list of plant species that occur in wetlands: Northwest (Region 9). US Fish and Wildlife Service Biological Report 88(26.9). Reed, P.B., Jr. 1993. 1993 Supplement to list of plant species that occur in wetlands: Northwest (Region 9). US Fish and Wildlife Service Biological Report. Rosenberg, D. K. and R. Swift. 2010. Post-emergence behavior of hatchling western pond turtles. Oregon Wildlife Institute, Corvallis, Oregon. R. W. Lichvar, and C. V. Noble. ERDC/EL TR-10-3. Vicksburg, MS: U.S. Army Engineer Research and Development Center. Soil Survey Staff, Natural Resources Conservation Service, United States Department of Agriculture. Web Soil Survey. Available online at http://websoilsurvey.nrcs.usda.gov/. Accessed December 12, 2013. U.S. Army Corps of Engineers. May 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0), ed. J. S. Wakeley, Attachment 4, Page 15 of 61 Wildish Land Co. Natural Resources Inventory: Historic and Current Conditions Schirmer Satre Group 23 December 2013 Page 16 of 16 USDA, NRCS. 2013. The PLANTS Database http://plants.usda.gov, December 2013). National Plant Data Team, Greensboro, NC 27401-4901 USA. U.S. Geological Survey, “Eugene East, Oregon, 7.5 Minute Topographic Quadrangle”, photo-revised 1986. USDA, NRCS. 1999. Hydric Soils List, Lane County Area, Oregon: Detailed Soil Map Legend. U.S. Department of Agriculture Natural Resources Conservation Service. United States Department of the Interior. 1994. National Wetlands Inventory, East Eugene, Oregon. Wildlife-Habitat Relationships in Oregon and Washington by D. H. Johnson e al. Northwestern Naturalist. Vol. 84, No. 1 (Spring, 2003), pp. 47-50. Wildlife-Habitat Relationships in Oregon and Washington (Johnson & O’Neil, 2001). Attachment 4, Page 16 of 61 APPENDIX 1:FIGURES Attachment 4, Page 17 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20131USGS TOPO-Eugene East QuadSpringfield (Glenwood), OR USGS-Eugene East QuadSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 200 Feet Legend Study Area Attachment 4, Page 18 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20132ALane County Assessor's MapsT18S R03W S02 -20EXISTING CONDITIONS: Springfield, ORSheet ¹0 200 Feet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com Legend Study Area Attachment 4, Page 19 of 61 3800 3200 3300 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20132BLane County Assessor's MapsT18S R03W S02 -32EXISTING CONDITIONS: Springfield (Glenwood), OR Sheet ¹0 200 Feet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com Legend Study Area Attachment 4, Page 20 of 61 3800 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20132CLane County Assessor's MapsT18S R03W S02 -33EXISTING CONDITIONS: Springfield (Glenwood), OR Sheet ¹0 200 Feet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com Legend Study Area Attachment 4, Page 21 of 61 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !! !! !! !! !!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!! !! !! !! !! !! !! !! !! !! !! !! !! !! !!!!!!!! !! !! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!!! !! !! !!!!!!!! !! !! !! !! !! !!!!!!!!!!!!!!!! !!!! !! !! !! !! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 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!! !! !! !! !! !! !! !! !! !! !! !! !! !!!!!! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !! !!!!!! !!!!!! !!!! !! !!!!!!!!!!!!!!!!!! !! !!!! !! !! !! !! !! !! !! !! !! !! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !! !! !! !! !! !! !! !! !! !!!!!! !! !! !! !! !! !! !! !! !! !! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !! !!!!!!!! !! !! !! !!!! !! !! !! !!!!!!!!!!!! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !! !!!!!!!!!!!! !! !! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!WaterUnknownCloquato silt loamNot hydricNewberg-U r b a n l a n d c o m pl e x Not hydric Cloquato-Urban land complexNot hydricRiverwashAll hydricCam a s g r a v e l l y s a n d y l o a m , o c c a s i o n a l l y f l o o d e d Parti a l l y h y d Philoma th cobb ly s il ty c lay, 12 to 45 percent slopesNot hydric Newber g f i n e s a n d y l o a m Not hyd r i c Camas-Urban land complexNot hydricCama s g r a v e l l y sandy l o am , o cca s iona l l y f l o odedPart ia l l y h y d RiverwashAll hydricDixonville-Ph ilomath-Haze lair comp lex, 12 to 35 percent slopesNot hydric3200 3800 2800 3100 3300 3000 Witzel very cobbly loam, 30 to 75 percent slopesNot hydric Ochrepts and Umbrepts, very steepNot hydric RiverwashAll hydric Chehalis silty clay loam, occasionally floodedNot hydric Bellpine silty clay loam, 12 to 20 percent slopesNot hydric Dixonville-Philomath-Hazelair complex, 3 to 12 percent slopesPartially hyd Panther silty clay loam, 2 to 12 percent slopesAll hydric Panther silty clay loam, 2 to 12 percent slopesAll hydric Bellpine silty clay loam, 12 to 20 percent slopesNot hydric Dixonville-Philomath-Hazelair complex, 12 to 35 percent slopesNot hydric Ritner cobbly silty clay loam, 30 to 60 percent slopesNot hydric Ritner cobbly silty clay loam, 12 to 30 percent slopesNot hydric Ritner cobbly silty clay loam, 2 to 12 percent slopesNot hydric SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20133NRCS Soils DataEXISTING CONDITIONS: Springfield (Glenwood), OR Sheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 200 Feet Legend Study Area Attachment 4, Page 22 of 61 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20134A-1Springfield (Glenwood) LWIWetland Feature Digital DataEXISTING CONDITIONS: Springfield (Glenwood), OR Sheet SOURCE Data provided by Department of State Lands Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 200 Feet Legend Study Area Wetlands !!!!!!WillametteRiver Glenwood LWI Study Area 2009 Aerial Background (NAIP) Attachment 4, Page 23 of 61 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20134A-2Springfield LWIWetland Feature Raster ImageEXISTING CONDITIONS: Springfield (Glenwood), OR Sheet SOURCE Data provided bythe City of Springfield [online]<http://www.springfield-or.gov/Pubworks/StandardMaps.htm>, Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 200 Feet Legend Study Area Attachment 4, Page 24 of 61 R2UBH R2UBHx PSSA PFOA PFOA PSSA R2USC PUBFx PUBFx PSSA PSSA PUBFx PFOA PUBHx PUBHx PUBHx R2USC R2USC PUSCx R2USC SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20134BNational Wetland Inventory (USFWS) (Digital Data) http://www.fws.gov/wetlandsEXISTING CONDITIONS: Springfield (Glenwood), OR Sheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 400 Feet Legend Study Area NWI Polygon Attachment 4, Page 25 of 61 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20135AExisting Willamette River Greenway Boundary MapLane County Greenway Overlay ZoneEXISTING CONDITIONS: Springfield (Glenwood), OR Sheet SOURCE Data provided by Lane County (Zone and Plan Map Viewer)and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.comBackground:2009 NAIP (USDA) ¹0 200 Feet Legend Study Area Lane County Greenway ZoneTraced from Lane County"Zone and Plan Map Viewer"http://lcmaps.lanecounty.org/LaneCountyMaps/PlanMaps.html?GroupName=PlanMapsAttachment 4, Page 26 of 61 I -5FRANKLIN BLVDSCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20136Metro Plan DiagramDigital Data Courtesy of LCOGEXISTING CONDITIONS: Springfield (Glenwood), OR Sheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.comBackground:2009 NAIP (USDA) ¹0 200 Feet Legend Study Area Commercial Forest Land Light Medium Industrial Low Density Residential Medium Density Res Mixed Parks and Open Space Parks and Open Space (Water) Willamette Greenway (MP) General greenway boundary line From Willamette River inland Digital data altered to more closely resemble original Metro Plan Diagram Attachment 4, Page 27 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137AAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 1955 ¹0 200 Feet Legend Study Area 3200 3800 2800 3100 3300 3000 Attachment 4, Page 28 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137BAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 1965 ¹0 200 Feet Legend Study Area Attachment 4, Page 29 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137CAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 1978 ¹0 200 Feet Legend Study Area Attachment 4, Page 30 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137DAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 1995 ¹0 200 Feet Legend Study Area Attachment 4, Page 31 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137EAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 2008 ¹0 200 Feet Legend Study Area Attachment 4, Page 32 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137FAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 2009 ¹0 200 Feet Legend Study Area Attachment 4, Page 33 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137GAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 2011 ¹0 200 Feet Legend Study Area Attachment 4, Page 34 of 61 3200 3800 2800 3100 3300 3000 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM11/9/20137HAERIAL IMAGERYEXISTING CONDITIONS: Springfield (Glenwood), OR USGSSheet SOURCE Data provided by Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com 2012 ¹0 200 Feet Legend Study Area Attachment 4, Page 35 of 61 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM12.19.138Existing Habitat Types and Recommended Greenway Setback MapSetback Line Source: 2013 GPS/2008 DOGAMI LiDARSPRINGFIELD (GLENWOOD), ORSheet SOURCE Data provided by DOGAMI (LiDAR), Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 200 Feet Legend Study Area Proposed Greenway Setback Based on merging the greater of two features: Riparian Edge and 10 Feet from Top of Bank Forested Upland Industrial and Commercial Fill Riparian Edge Vacant Cleared Field 2008 Aerial Background Inset2009 Aerial Background Attachment 4, Page 36 of 61 !N !N !N !N!N!N !N !N !N !N !N !N !N !N !N !N P5P4P3 P6P13P12 P9 P11 P8 P7P2 P1 P16 P15 P14 P10 SCHIRMER SATRE GROUP375 West 4th, Suite 201, Eugene OR 97401Phone: 541.686.4540 Fax: 541.686.4577www.schirmersatre.comSCHIRMER SATRE GROUP, PLANNERS, LANDSCAPE ARCHITECTS AND ENVIRONMENTAL SPECIALISTS,EXPRESSLY RESERVE ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION AND CONSENT OF SCHIRMER SATRE GROUP. IN THE EVENT OF UNAUTHORIZED REUSE OF THESE PLANS BY A THIRD PARTY, THE THIRD PARTY SHALL HOLD SCHIRMER SATRE GROUP HARMLESS.Revisions # Date Description Project NumberDrawn ByDate© 2013 SCHIRMER SATRE GROUPChecked1363BTM12.20.139GROUND PHOTO LOCATIONS MAPSPRINGFIELD (GLENWOOD), ORSheet SOURCE Data provided by DOGAMI (LiDAR), Lane County government and other sources.The information on this map was derived from multiple sources. Extreme care was taken in the creation of this map, but it is provided "as is". Schirmer Satre Group cannot accept any responsibility for errors, omissions, or positional accuracy in the digital data or the underlying records. There are no warranties, express or implied, accompanying this product.Questions regarding production of this map can be sent to Brian Meiering: brian@schirmersatre.com ¹0 200 Feet Legend Study Area !N Ground Photo Locations 2008 Aerial Background Inset2009 Aerial Background Attachment 4, Page 37 of 61 APPENDIX 2:GROUND LEVEL PHOTOGRAPHS Attachment 4, Page 38 of 61 P1 LOOKING SP1 LOOKING EP1 LOOKING NEP1 LOOKING N Attachment 4, Page 39 of 61 P1 LOOKING S-SWP2 LOOKING EP2 LOOKING E-NEP2 LOOKING NE Attachment 4, Page 40 of 61 P2 LOOKING NP2 LOOKING N-NWP2 LOOKING NWP2 LOOKING SE Attachment 4, Page 41 of 61 P2 LOOKING SP2 LOOKING S-SEP2 LOOKING S-SWP2 LOOKING SW Attachment 4, Page 42 of 61 P2 LOOKING WP2 LOOKING W-SWP3 LOOKING EP3 LOOKING E-NE Attachment 4, Page 43 of 61 P3 LOOKING NEP3 LOOKING NP3 LOOKING N-NWP3 LOOKING NW Attachment 4, Page 44 of 61 P3 LOOKING SEP3 LOOKING SP3 LOOKING S-SEP3 LOOKING S-SW Attachment 4, Page 45 of 61 P3 LOOKING SWP3 LOOKING WP3 LOOKING W-SWP4 LOOKING E Attachment 4, Page 46 of 61 P4 LOOKING E-NEP4 LOOKING E-SEP4 LOOKING NEP4 LOOKING N Attachment 4, Page 47 of 61 P4 LOOKING N-NWP4 LOOKING NWP4 LOOKING SEP4 LOOKING S Attachment 4, Page 48 of 61 P4 LOOKING S-SEP4 LOOKING SWP4 LOOKING WP4 LOOKING W-SW Attachment 4, Page 49 of 61 P5 LOOKING EP5 LOOKING SP6 LOOKING EP6 LOOKING E-NE Attachment 4, Page 50 of 61 P6 LOOKING NEP6 LOOKING NP6 LOOKING NWP6 LOOKING SE Attachment 4, Page 51 of 61 P6 LOOKING W-NW TOWARDS TOP OF BANKP7 LOOKING EP7 LOOKING E-NEP7 LOOKING NE Attachment 4, Page 52 of 61 P7 LOOKING NP7 LOOKING NW TOWARDS TOP OF BANKP7 LOOKING SEP7 LOOKING S Attachment 4, Page 53 of 61 P7 LOOKING SWP7 LOOKING WP8 LOOKING EP8 LOOKING N Attachment 4, Page 54 of 61 P8 LOOKING WP9 LOOKING NWP9 LOOKING WP9 LOOKING W-SW Attachment 4, Page 55 of 61 P10 LOOKING EP10 LOOKING E-NEP10 LOOKING E-SEP10 LOOKING NE Attachment 4, Page 56 of 61 P10 LOOKING NP10 LOOKING NWP10 LOOKING SEP10 LOOKING S Attachment 4, Page 57 of 61 P11 LOOKING EP11 LOOKING SE ACROSS FILL[LOT 3200]P11 LOOKING SEP12 LOOKING E[LOT 3000]Attachment 4, Page 58 of 61 P12 LOOKING NEP13 LOOKING EP13 LOOKING SWP14 LOOKING E Attachment 4, Page 59 of 61 P14 LOOKING E-SEP14 LOOKING SP15 LOOKING EP15 LOOKING S[LOT 3800]Attachment 4, Page 60 of 61 P16 LOOKING N FROM NEAR SOUTHERN PROPERTY LINEP16 LOOKING NW Attachment 4, Page 61 of 61