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Home My WebLink AboutApplication APPLICANT 4/10/2020City of Springfield Partition Land Use Application Date: April 2020 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 9550 SW Clackamas Road Clackamas, OR 97015 AKS Job Number: 7736 AKI; ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503)563-6151 Table of Contents I. Executive Summary .................................................................................................................2 II. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................3 CITY OF SPRINGFIELD DEVELOPMENT CODE....................................................................................3 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS......................................3 Section 5.12-100 Land Divisions—Partitions and Subdivisions............................................3 5.12-105 Purpose and Applicability..................................................................................3 5.12-110 Tentative Plan Review.......................................................................................3 5.12-115 Tentative Plan — General...................................................................................4 5.12-120 Tentative Plan Submittal Requirements............................................................5 5.12-125 Tentative Plan Criteria..................................................................................... 10 5.12-130 Tentative Plan Conditions................................................................................ 12 IV. Conclusion............................................................................................................................13 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Preliminary Plans Exhibit C: Property Ownership Information Exhibit D: Lane County Assessors Map Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map Partition Land Use Application Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 9550 SW Clackamas Road Clackamas, OR 97015 Applicant's Consultant: AKS Engineering & Forestry, LLC 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 Contact: Chris Goodell, AICP, LEEDAl Email: chrisg@aks-eng.com Phone: (503)563-6151 Site Location: Northwest of the intersection of Marcola Road and 31" Street Lane County 17023000; Adjusted Tax Lot 1800 Assessor's Map: Site Size: *92 acres Land Use Districts: Medium Density Residential (MDR) and Mixed -Use Commercial (MUC) AVC Marcola Meadows— Cit/ of Springfield April 2020 Partition Land Use Application Page 1 I. Executive Summary The subject site has been the subject of previous land use permits over many years, most relevantly, a ±100acre Master Plan in 2008 (the Marcola Meadows Master Plan). In 2018, a Modification to the Marcola Meadows Master Plan was approved by the City of Springfield. More recently, (December 2019) a 170 -lot residential subdivision (for single-family detached homes) was approved for the northernmost ±23 -acre portion of the property. To date, the project has yet to break ground; however, Phase la of the subdivision is currently in the final engineering plan review stage with an anticipated construction start date in the spring/summer of 2020. At this time, efforts are underway to update/modify the Master Plan to provide for a number of specifically planned project elements, including a church, school, and multi -family homes, in addition to the detached homes described above. Along with the master planning work, a recently submitted property line adjustment application and this application for a partition are intended to facilitate ownership transactions that are expected to help fund needed site and infrastructure improvements associated with the project. This partition application involves dividing the property into three parcels, matching future phase lines/land uses to be more clearly illustrated in the modified master plan. It does not involve alterations to the site, the construction of improvements, or changes to the existing use of the land. Therefore, after the partition is completed, the sites physical appearance will remain the same. This application includes the City application forms, written materials, and preliminary plans necessaryfor City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. D. Site Description/Setting The subject site (adjusted Tax Lot 1800) includes a total area of ±92 acres, and its configuration is based upon a previously submitted Property Line Adjustment (PLA) application (in process). The Preliminary Plans show the adjusted property boundaries of Tax Lots 1800 and 2300. The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road on the south side of the site and 31" Street on the east side. The property is currently classified with Medium Density Residential (MDR) and Mixed -Use Commercial (MUC) zoning designations. Description of Surrounding Area Area Jurisdiction Zoning Land Uses North City of Springfield Public Land & Open Space (POS) Public/Institutional (i.e. educational facility) Medium Density Residential (MDR) Residential South City of Springfield I Low Density Residential (LDR) Residential East City of Springfield Light Medium Industrial (LMI) Industrial West City of Springfield Low Density Residential (UDR) Residential Community Commercial (CC) Public/Institutional (i.e. medical facilities, future church, etc.) AVC Marcola Meadows— Cit/ of Springfield April 2020 Partition Land Use Application Page 2 111. Applicable Review Criteria MY OF SPRINGFIELD DEVELOPMENT CODE CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Sec6on5.12-100 Land Divisions— Partitions and Subdivisions 5.12-105 Purpose and Applicability A. Purpose. The purpose ofthe Partition and Subdivision process ism: Facilitate and enhance the value of development, Maintain the integrity of the City's watercourses by promoting bank stability, assisting in flood protection and flow control, protecting riparian functions, minimizing a and preserving water quality and significant fish and wildlife areas; Minimize adverse effects on surrounding property owners and the general public through specific approval conditions, Ensure the provision ofpubfic Facilities and services; s; Provide for c B connectivity between different uses; Utilize alternativetransportation modes including walking, bicycling and mass transit facilities; Implement the Metro Plan, applicable refinement plans, specific area plans and specific development plans; Minimize adverse effects on surrounding property owners and the general public through specific approval conditions; and Otherwise protect the public health and safety. B. The Partition process regulates land divisions that cream 2 or 3 parcels within a calendar year. If the Director determines that a property proposed to be partitioned has been, or is in the process ofbeing divided into 4 or more lots, full compliance with the Subdivision regulations specified in this Code may be required. C. The Subdivision process regulates land divisions that create 4 or more lots within a calendar year. Response: This project involves a land division by means of a partition application to create three parcels within a calendar year. Therefore, the criteria of this section apply. D. Applicability. 1. The Partition process applies within the city limits and the City's urbanizable area. Generally, no more than 3 parcels may be created from 1 tract ofland in the City's urbanizable area until annexation, as specified in Section 5.12-125I.2.b.iu. 2. The Subdivision process applies only within the city limits. 3. No lot/parcel may be created without being divided as specified in this Code. 4. No development permit will be issued by the City prior to approval ofthe Partition or Subdivision Tentative Plan application. EXCEPTION: As maybe permitted in the Springfield Municipal Code, 1997 and/or by Resolution No. 03-40, the Director may issue a Land and Drainage Alteration Permit prior to approval of the Partition or Subdivision Tentative Plan. Response: This application involves athree-parcel partition within the City limits. The parcels created by this application are in accordance with the Springfield Development Code (SDC). The above standards are understood. 5.12-110 Tentative Plan Review AVC Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 3 Tentative Plans are reviewed under Type II Procedure. Response: The Type II review process is understood. 5.12-115 Tentative Plan — General Any residential land division shall conform to the following standards: A. The lot/parcel dimensions shall conform to the minimum standards of this Code. When lots/parcels are more than double the minimum area permitted by the zoning district, the Director shall require that these lots/parcels be arranged: To allow redivision; and To allow for the extension of streets to serve figure lots/ parcels. Response: This application involves a three -parcel partition within the City limits. As illustrated on the Preliminary Plans, the partition layout allows for the potential redivision of large properties and provides frontage on public roads to serve future parcels. The criteria are satisfied. Placement of structures on the larger lots/parcels shall be subject to approval by the Director upon a determination that the potential maximum density of the larger lot/parcel is not impaired. In order to makethis determination, the Director may require a Future Development Plan as specified in Section 5.12-120E. Response: This application is associated with the Marcola Meadows Final Master Plan (Local File No. 811-18-000054-TYP3). Placement of structures on the large properties created through this partition application is subject to future site design review. The subject site does not contain existing structures. Per the submittal requirements, see the table below explaining the density of the subject property. Description of Density Adjusted Tax Lot 1800 Size of Property (acres) ±92 acres Maximum Allowable Density To be determined. Various factors precede calculating density for the property, including institutional, commercial, and mixed uses planned for portions of the master plan site. Future Density To be determined. This application does not involve physical site improvements or propose density calculations. B. Double frontage lots/parcels shall be avoided, unless necessary to prevent access to residential development from collector and arterial streets or m overcome specific topographic situations. C. Panhandle lots/parcels shall comply with the standards specified in Sections 3.2-215 and 4.2-120A. In the case of multiple panhandles in Subdivisions, construction of necessary utilities to serve all approved panhandle lots/parcels shall occur prior to recording the Plat. AVO Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 4 Response: This application does not create parcels with double frontage or panhandles. The criteria are met. D. Block length for local streets is as specified in Section 4.2-115. Response: This application does not involve the creation of new streets or blocks. That said, the Conceptual Future Development Plan illustrates these features for future planning purposes. As applicable, the criterion is met. 5.12-120 Tentative Plan Submittal Requirements A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions of this Code are being fulfilled. EXCEPTION: In the case of Partition applications with the sole intent to donate land to a public agency, the Director, during the Pre -Submittal Meeting, may waive any submittal requirements that can be addressed as part of a future development application. Response: This application is not intended to facilitate the donation of land to a public agency. The exception described above is not relevant to this application. A. General Requirements. 1. The Tentative Plan, including any required Future Development Plan, shall be prepared by an Oregon Licensed Land Surveyor on standard sheets of IS" x 2422. The services of and Oregon registered Engineer may also be required by the City in order to resolve utility issues (especially stormeater management, street design and transportation issues), and site constraint and/or water quality 2. The scale of the Tentative Plan shall be appropriate to the area evolved and the amount of detail and dares, normally 1" = 501, 1" 100', or I" = 200'. 3. A north arrow and the date the Tentative Plan was prepared. 4. The name and address of the owner, applicant' if different, and the Land Surveyor and/or Engineer who prepared the Partition Tentative Plan. 5. A drawing of the boundaries of the entire area owned by the pardtioner or subdivider ofwhich the proposed land division is apart. 6. Cityboundaries, the Urban Growth Boundary(UGB) and any special service district boundaries or railroad right-of-way, which cross or abut the proposed land division. 7. Applicable zoning districts and the Metro Plan designation of the proposed land division and of properties within 100 feet of the boundary ofthe subject property. 8. The dimensions (in feet) and size (either in square feet or acres) of each lot/parcel and the approximate dimensions of each building site, where applicable, and the top and toe of cut and fill slopes to scale. 9. The location, oudine to scale and present use of all existing structures to remain on the property after platting and their required setbacks from the proposed new property Goes. AVC Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 5 10. Thelmationandsize of existing and proposed milities and necessary casements and dedications on and adjacent to the site, including but notlimited to s unary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points. IL The locations widths and purpose of all existing or proposed casements on and abutting the proposed land division; the location ofany existing or proposed reserve strips. 12. The locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated. Response: The Preliminary Plans include the applicable Tentative Plan information listed above. The submittal requirements are met. B. A Site Assessment ofthe Entire DevelopmentArea. The Site Assessment shall be prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with existing contours at 1 -foot intervals and percent of slope that precisely maps and delineates the areas described below. Proposed modifications to physical features shall be clearly indicated. The Director may waive portions of this requirement if there is a finding that the proposed development will not have an adverse impact on physical features or water quality, either on the site or adjacent to the site. Information required for adjacent properties may be generalized to show the connections to physical features. A Site Assessment shall contain the following information. 1. The name, location, dimensions, direction of0owand top ofbank of all watercourses that are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development Services Department 2. The 100 -year floodplain and Roodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Maps o FEMA approved Letter of Map Amendment or Letter of Map Revision; 3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development Service Department 4. Physical features including, but not limited to significant clusters of trees and shrubs, watercourses shown on the (WLQW) Map and their riparian areas, wetlands, and rock outcropping, 5. Soil types and water table information as .napped and specified in the Soil. Survey cfL.re County; and 6. Natural resource protection areas as specified in Section 4.3-117. Response: The Preliminary Plans include the applicable Site Assessment information listed above. The submittal requirements are met. C. A Stormwater Management Plan drawn to scale with existing contours at I - foot intervals and percent of slope that precisely maps and addresses the information described below. In areas where the percent ofdope is 10 percent contoursor may be shown at 5 -foot intervals. This plan shall show the stormwater management system for the entire development area. Unless exempt by the Public Works Director, the City shall require that an Oregon licensed Civil Engineer prepare the plan. Where plants are proposed as part AVC Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 6 of the stormwater management system, an Oregon Licensed Landscape Architect may also be required. The plan shall include the following components: 1. Roofdrainage patterns and discharge locations; 2. Pervious and impervious area drainage patterns; 3. The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality .measures; and natural drainageways to be retained; 4. Existing and proposed site elevations, grades and contours; and 5. A stormwater management system plan with supporting calculations and documentation as required in Section 4.3-110 shall be submitted supporting the proposed system. The plan, calculations and documentation shall be consistent with the Sngineenng Designs Standsrda and Procedures Manual to allow staff to determine if the proposed stormwater .management system will accomplish its purposes. Response: The Preliminary Plans include the above listed information, as applicable. However, the site is currently devoid of structures and this partition application does not involve physical changes to the site. Therefore, a specific "stormwater management system plan' with supporting calculations is not relevant. That said, it is understood that implementation of the master plan includes site design review. Those applications that include physical alterations to the land are anticipated to include detailed stormwater system plans, replete with supporting calculations, as is required. D. A Response to Transportation issues complying with the provisions of this Code. 1. The locations, condition, e.g., fully improved with curb, gutter and sidewalk, AC may or gravel, widths and names of all existing streets, alleys, or other rights-of-way within or adjacent to the proposed land division; Response: The Preliminary Plans detail the existing conditions of streets and other rights-of-way adjacent to the subject site. The criterion is met. 2. The locations, widths and names of all proposed streets and other rights-of-way to include die approximate radius of curves and grades. The relationship of all proposed streets to any projected streets as shown on the Metro Plan, including the Transplant, any approved Conceptual Development Plan and the latest version of the Conceptual Local Street Map; Response: This application does not involve the design and/or construction of new streets or other rights-of-way. The criterion is not relevant. 3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and accessways, including the location, size and type of plantings and street trees in any required planter strip; Response: The Preliminary Plans detail the existing conditions of sidewalks, pedestrian trails, and accessways. This application does not involve the design or construction of new AVC Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 7 pedestrian facilities. As stated previously in this written document, the purpose of this project is for property line recordation and no physical construction improvements will be completed at this time. As applicable, the criterion is met. The location of existing and proposed traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facaidec, where applicable; Response: The Preliminary Plans illustrate the location of existing traffic control devices, fire hydrants, power poles, transformers, mailboxes, etc. This application does not involve the implementation of new public facilities and/or site improvements. As applicable, the criterion is met. 5. The location and dimensions of existing and proposed driveways, where applicable; 6. The location of existing and proposed street lighting: including the type, height and area of illumination; 7. The location of existing and proposed transit Facilities; Response: The Preliminary Plans detail the locations of existing driveways, access locations, streetlights, and transit facilities. This application does not involve the design or construction of new driveways, access locations, streetlights, or transit facilities. As applicable, the criteria are met. A copy of a Right-of-way Approach Permit application where the property has frontage on an Oregon Department of Transportation (ODOT) famlity; and Response: The subject site does not front on an ODOT facility. The criterion is not relevant. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as specified in Section 4.2-105A.4. Response: A Traffic Impact Study (TIS) is not required for this application because it does not involve the improvement of land, construction of structures, and/or change of use that creates new or additional vehicle impacts to the City's transportation system. E. A Future Development Plan. Where phasing and/or lots/parcels that are re than twice the minimum lot/parcel size are proposed, the Tentative Plan shall include a Future Development Plan that 1. Indicates the proposed redivision, including the boundaries, lot/parcel dimensions and sequencing of each proposed redivision in any residential district, and sha0 include a plot plan showing building footprints for compliance with the minimum residential densities specified in Section 3.2-205. 2. Addresses street connectivity between the various phases of the proposed development based upon compliance with TransPlan, the Regional Transportation Plan (RTP), applicable Refinement Plans, Plan Districts, Master Plans, Conceptual Development Plans, or the Conceptual Local Street Map and this Code; 3. Accommodates other required public improvements, including, but not limited to, sanitary sewer, stormwater management, water and electricity; AVC Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 8 4. Addresses physical features, including, but not imited to, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their associated riparian areas, wetlands, rock outcroppings and historic features; and 5. Discusses the timing and financial provisions relating to phasing Response: The Preliminary Plans include a Conceptual Future Development Plan that illustrates potential future site improvements on the subject site. The plan includes the above listed information, as applicable. F. Additional information and/or applications required at the time of Tentative Plan application submittal shall include the following items, where applicable: 1. A briefnarradve explainingthe purpose ofthe proposed land division and the existing use of the property; Response: This written document includes an explanation of the purpose of the land use application and the existing use of the property. 2. If the applicant is not the property owner, written permission from the property owner is required; Response: This City's application form, signed by the property owner, is included in Exhibit A. 3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian connections, fire hydrants and other transportation/fire issuesaccess within 200 feet of the proposed land division and all existingPartitions or Subdivisions immediately adjacent to the proposed land division; Response: The Preliminary Plans (Exhibit B) include a vicinity map and other plans with the information listed above, as applicable. 4. How the Tentative Plan addresses the standards of any applicable overlay districq Response: The subject property is designated Nodal Development (ND) Overlay District. This project does not involve physical improvements, site alterations, or change of use. Therefore, the standards of the overlay district are not relevant to this application. 5. How the Tentative Plan addresses Discretionary Use criteria, where applicable; Response: This application does not involve discretionary uses: any use not permitted outright in the particular zoning district because of its potentially incompatible characteristics and requiring additional governing body review. The criterion is not relevant. 6. A Tree Felling Permit as specified in Section 5.19-100; Response: This application does not involve tree felling. 7. A Geotechnical Report for slopes of 15 percent or greater and a specified in Section 3.3-500, and/or if the required Site Assessment in Section 5.12-120B. indicates the proposed development area has unstable soils and/or high water table as specified in the Soils Butxy oFLsne Ccum)n Response: This application does not involve land which contains slopes of 15% or greater. AVC Marcola Meadows—City of Springfield April 2020 Partition Land Use Application Page 9 8. An Annexation application as specified in Section 5.7-100 where a development is proposed outside of the city limits but within City's urban growth boundary and can be serviced by sanimry sewer; Response: This application does not involve annexation. The subject property is within the Springfield City limits. 9. A wetland delineation approved by the Department of State Lands shall be submitted concurrently where there is a wetland on the property; Response: The Preliminary Plans illustrate the location of wetlands. Concurrence from DSL is in process. 10. Evidence that any required Federal or State permit has been applied for or approved shall be submitted concurrently; Response: The above criterion is not applicable to this application. To the extent federal or state permits are relevant to other applications involving the subject property, they will be obtained. 11. Ali public improvements proposed to be installed and to include the approximate time ofinstallation and .method offinancing; Response: As described in this written narrative, this application does not involve the installation of public improvements. 12. Proposed deed restrictions and a draft ofa Homeowner's Association Agreement' where appropriate; Response: This application does not include deed restrictions or a draft homeowner's association agreement. 13. Cluster Subdivisions shall also address the design standards specified in Section 3.2-230; 14. Where the Subdivision of a manufactured dwelling park or .mobile home park is proposed, the Director may waive certain submittal requirements specified in Subsections A. through M. However, the Tentative Plan shall address the applicable standards fisted under the park Subdivision approval criteria specified in Section 5.12-125. (6286; 6211) Response: This application does not involve a cluster subdivision or a manufactured dwelling park. The above listed submittal requirements are not applicable. 5.12-125 Tentative Plan Criteria The Director shall approve or approve with conditions a Tentative Plan application upon determining that all applicable criteria have been satisfied. If conditions cannot be attached to satisfy the approval criteria, the Director shall deny the application. In the case of Partitions that involve the donation ofland to a public agency, the Director may waive any approval criteria upon determining the particular criterion can be addressed as part ofa future development application. A. The request conforms to the provisions of this Code pertaining to lot/parcel size and dimensions. AVO Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 10 Response: As discussed in this written narrative, the subject site is associated with the Marcola Meadows Final Master Plan (Local File No. 811-18-000054-TYP3). The property is currently split zoned with Medium Density Residential (MDR) and Mixed -Use Commercial (MUC) zoning designations. Approval of this Tentative Plan and recordation of a Final Partition Plat will result in three parcels: Adjusted Tax Lot 1800 Planned Area City of Springfield Zoning Designation Parcell ±15.01 acres MUC Parcell ±13.75 acres MUC Parcel ±63.46 acres MDR As noted in the table below, the three parcels created by this partition (above) comply with the minimum lot size and dimensions of the designated base zone development standards and generally follow existing zoning designation boundaries. These standards are not particularly relevant as the purpose of this application is to prepare the site for overall master plan improvements. The approval criterion is met. B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. Response: The subject site is consistent with and designated Commercial and Nodal Development on the Metro Plan diagram. The subject site is not associated with a refinement plan, plan district, or approved conceptual development plan. C. Capacity requirements of pubfic and private facilities, including but not limited to, water and electricity; sanitary sewer and stormwater management Facilities; and streets and traffic safety controls shall not be exceeded and the pubfic improvements shall be available to serve the site at the time of development' unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. AVO Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 11 Response: This application involves dividing a single unit of land into three units of land byway of a partition. It does not include site alterations, physical improvements, or changes to the use of the property such that the facilities listed above are impacted. This criterion is met. D. The pmposedland division shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. Response: This application does not involve or require public or private improvements. Therefore, this criterion does not apply. E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with s sceptibaity of Flooding; significant clusters ofo-ees and shrubs; watercourses shown on the WQLWMap and their associated riparian a other riparian areas and wetlands specified in Section 4.3-117; rock outcropping,, open spaces; and areas of historic and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-7601358.905-955 and 390.235-240, shall be protected as specified in this Code or in Scute or Federal law. Response: The subject site is not affected by the constraints described above. In addition, this application does not involve alterations to the site. Therefore, this criterion is not applicable. F. Parking areas and ingress-cgress points have been designed m: fcifimte vehicular o-affir, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the MOT access management standards for State highways. Response: This application does not include parking areas and ingress -egress points. Therefore, this criterion is not applicable. G. Development ofany remainder ofthe property under the same ownership can be accomplished as specified in this Code. H. Adjacent land can be developed or is provided access that will allow its development as specified in this Code. Response: The above approval standards are understood. This application does not create landlocked parcels. Adjacent land can be developed as specified in the SDC. Where the Partition ofpmperty thatis outside ofthe citylimits butwithin the City's urbanizable area and no concurrent annexation application is submitted, the standards specified below shall also apply: Response: The subject property is within the Springfield City limits. The criterion is not applicable, and the additional standards have been omitted for brevity. Where the Subdivision ofa manufcmred dwelling park or mobile home park is proposed, the following approval criteria apply: Response: This application does not involve a mobile home park. The above standard is not relevant and the associated approval criteria have been omitted for brevity. 5.12-130 Tentative Plan Conditions AVO Marcola Meadows— City of Springfield April 2020 Partition Land Use Application Page 12 To the extent necessary m satisfy the approval criteria ofSerdon 5.12-125, comply with all applicable provisions of this Code and to mitigate identified negative impacts to surrounding properties, the Director shall impose approval conditions. All conditions shall be satisfied prior to Plat approval. Approval conditions may include, but are not limited to: Response: It is understood that the director may impose conditions of approval as stated above and the conditions shall be satisfied prior to final partition plat approval. The list of potential approval conditions has been omitted for brevity. IV. Conclusion The required findings have been made and this written narrative and accompanying documentation demonstrate that the application is consistent with the applicable provisions of the City of Springfield Development Code. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVO Marcola Meadows— Cit/ of Springfield April 2020 Partition Land Use Application Page 13 AK Exhibit A: City Application Forms and Checklists City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision SPRINGFIELD w 0#/ PApplication Type (Applicant: check ne artition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: �❑ Partition Tentative Submittal: Subdivision Tentative Submittal: Required Project Information (Applicant., complete this section) Applicant Name: Marcola Meadows Neighborhood LLC Phone: Pleasewntactconsuhant Company: Marcola Meadows Neighborhood, LLC Fax: Please contact consultant Address: 9550 SW Clackamas Road Clackamas OR 97015 Applicant's Rep.: Consultant: Chris Goodell Phone: (503) 563-6151 Company: AKS En ineerin & Forestry, LLC I Fax: 503 563-6152 Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Pro ertOwner: Marcola Meadows Neighborhood LLC Phone: Please contact consultant Company: N/A I Fax: Please contact consultant Address: 9550 SE Clackamas Road Clackamas OR 97015 ASSESSOR'S MAP NO: 17032511 17023000 TAX LOT NOM: Adjusted Tax Lot 1800 Property Address: No situs northwest of Marcola Road and 31st Street Size of Property: +92 acres (adlusted) Acres ® Square Feet ❑ Proposed Name of Subdivision: Description of if you are filling in this form by hand, please attach your proposal description to this application. Proposal: A3 -parcel Partition Existing Use: V n f I # of Lots/Parcels: 3 Total acreage of parcels/ alb Is dens' ±g2 TBD proposed # DwellunitsTBD(school, church, etc.) Si natures: Please si nand rint our name and date in the appropriate Required Project Information (City Intake Staff., Associated Applications: box on the next pa e. complete this section) Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: Reviewed by: Application Fee: $ Technical Fee: $ Posta a Fee: $ TOTAL FEES: $ PROJECT NUMBER: Revised 1/7/14 kl Total Fee Included: $42 1 of 10 Owner Signatures This application form is used for both the required pre -submittal meeting and subsequent complete application submittal. Owner signatures are required at both stages in the application process. An application without the Owner's original signature will not be accepted. Pre -Submittal The undersigned acknowledges that the information in this application is correct and accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. I/we do hereby acknowledge that I/we are legally responsible for all statutory timelines, information, requests and requirements conveyed to my representative. Date: Sw�Jf at KINt_ IVA/JOV - AA"lng /ieiu6ec� Print I represent this application to be complete for submittal to the City. Consistent with the completeness check performed on this application at the Pre -submittal Meeting, I affirm the information identified by the City as necessary for processing the application is provided herein or the information will not be provided if not otherwise contained within the submittal, and the City may begin processing the application with the information as submitted. This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete application. Date: Signature Revised 1p/14 kl 2 of 10 Land Division Tentative Application Process 1. Applicant Submits a Land Division Tentative Application for Pre -Submittal • The application must conform to the Land Division Tentative Submittal Requirements Checklist on pages 4-6 of this application packet. • A pre -submittal meeting to discuss completeness is mandatory, and pre -submittal meetings are conducted every Tuesday and Friday, from 10:00 am - noon. • Planning Division staff strives to conduct pre -submittal meetings within five to seven working days of receiving an application. 2. Applicant and the City Conduct the Pre -Submittal Meeting • The applicant, owner, and design team are strongly encouraged to attend the pre - submittal meeting. • The meeting is held with representatives from Public Works Engineering and Transportation, Community Services (Building), Fire Marshall's office, and the Planning Division and is scheduled for 30 to 60 minutes. The Planner provides the applicant with a Pre -Submittal Checklist specifying the items required to make the application complete if it is not already complete, and the applicant has 160 days submit a complete application to the City. 3. Applicant Submits a Complete Application, City Staff Review the Application and Issue a Decision • A complete application must conform to the Land Division Tentative Submittal Requirements Checklist on pages 4-6 of this application packet. • A Type II decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14 -day public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • At the applicant's request, the Planner can provide a copy of the draft land use decision prior to issuing the final land use decision. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 15 calendar days to the Planning Commission or Hearings Official. Revised 1/7/14 kl 3 of 10 Land Division Tentative Submittal Requirements Checklist NOTE: • ALL of the following items MUST be submitted for BOTH Pre -Submittal and Submittal. • If you feel an item on the list below does not apply to your specific application, please state the reason why and attach the explanation to this form. Application Fee - refer to the Development Code Fee Schedule for the appropriate fee calculation formula. A copy of the fee schedule is available at the Development & Public Works Department. Any applicable application, technology, and postage fees are collected at the pre -submittal and submittal stages. A checkfor $421 is included (pre -submittal feel Land Division Tentative Application Form Narrative explaining the purpose of the proposed development, the existing use of the property, and any additional information that may have a bearing in determining the action to be taken. Density - list the size of property (acres), maximum allowable density and the density proposed. Copy of the Deed Copy of a Preliminary Title Report issued within the past 30 days documenting ownership and listing all encumbrances. Copy of the Land Division Plan Reduced to 81/2"x 11", which will be mailed as part of the required neighboring property notification packet. N/A❑ Right -of -Way Approach Permit Application provided where the property has frontage on an Oregon Department of Transportation (ODOT) facility. N/A❑ Three (3) Copies of the Stormwater Management System Study with Completed Stormwater Scoping Sheet Attached - The plan, supporting calculations, and documentation must be consistent with the Engineering Design Standards and Procedures Manual. N/A❑ Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in accordance with SDC 4.2-105 A.4. Traffic Impact Studies (TIS) allow the City to analyze and evaluate the traffic impacts and mitigation of a development on the City's transportation system. In general, a TIS must explain how the traffic from a given development affects the transportation system in terms of safety, traffic operations, access and mobility, and immediate and adjoining street systems. A TIS must also address, if needed, City, metro plan and state land use and transportation policies and objectives. VP Four (4) Copies of the Following Plan Sets for Pre -Submittal OR Three (3) Copies of the Following Plan Sets: All of the following plans must include the scale appropriate to the area involved and sufficient to show detail of the plan and related data, north arrow, and date of preparation. All plan sets must be folded to BYx" by 11" and bound by rubber bands. a. Site Assessment of Existing Conditions Prepared by an Oregon licensed Landscape Architect or Engineer Revised 1/7/14 kl 4 of 10 vicinity Map IfThe name, location, and dimensions of all existing site features including buildings, curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and what is being removed. For existing structures to remain, also indicate present use and required setbacks from proposed property lines. VThe name, location, dimensions, direction of flow and top of bank of all watercourses and required riparian setback that are shown on the Water Quality Limited Watercourse Map on file in the Development & Public Works Department N/A❑ The 100 -year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision V"The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead Protection Areas Map on file in the Development & Public Works Department Physical features including, but not limited to trees 5" in diameter or greater when measured 4 '/3 feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical Report prepared by an Engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high water table b. Land Division Tentative Plan Prepared by an Oregon licensed Land Surveyor City boundaries, the Urban Growth Boundary, and any special service district boundaries or railroad right-of-way which cross or abut the proposed land division Location and width of all existing and proposed easements on and abutting the proposed land division Ooundaries of entire area owned by the property owner, of which the proposed land division is a part, as well as dimensions and size of each parcel and the approximate dimensions of each building site indicating the top and toe of cut and fill slopes to scale N/A ❑ Location and type of existing and proposed street lighting, including type, height, and area of illumination V1Location, widths, conditions, and names of all existing and proposed streets, alleys, . or other right-of-ways within or adjacent to the proposed land division. Proposed streets should also include approximate radius of curves and grades and relationship to any projected streets as shown on the Metro Plan, TransPlan, Conceptual Development Plan, or Conceptual Local Street Map. Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public facilities Location and dimensions of existing and proposed driveways Location of existing and proposed transit facilities Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways and bike trails Location, size and type of plantings and street trees in any required planter strip Revised 1/7/14 kl 5 of 10 Location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points IfThe locations of all areas to be dedicated or reserved for public use, with the purpose, condition or limitations of the reservations clearly indicated Future Development Plan where phasing or large lots/parcels are proposed as specified in SDC 5.12-120 E. INCLUDED ON EXISTING CONDITIONS PLAN c. Stormwater Management Plan Prepared by an Oregon licensed Civil Engineer N/A ❑ Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system N/A ❑ Roof drainage patterns and discharge locations Pervious and impervious area drainage patterns (EXISTING) ,eThe size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainageways to be retained (EXISTING) Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for land with a slope over 10 percent, the contour lines may be at 5 foot intervals) (EXISTING) N/A ❑ Amount of proposed cut and fill le Additional Materials That May be Required INCLUDED, AS APPLICABLE IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE -DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1-120: ❑ Proposed deed restrictions and a draft of any Homeowner's Association Agreement ❑ Additional plans and documentation for submittal of a Cluster Subdivision proposal as specified in SDC 3.2-230 ❑ Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW ❑ A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils and/or a high water table present ❑ Where the development area is within an overlay district, address the additional standards of the overlay district ❑ If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19-100 A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property ❑ Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review ❑ Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development Revised 1/7/14 kl 6 of 10 ❑ Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 ❑ An Annexation application, as specified in SDC 5.7-100, where a development is proposed outside of the city limits but within the City's urban service area and can be served by sanitary sewer ❑ All public improvements proposed to be installed and to include the approximate time of installation and method of financing Revised 1/7/14 kl 7 of 10 AK 9 ad Exhibit B: Preliminary Plans MARCOLA MEADOWS ADJUSTED TAX LOT 1800 PARTITION PLANS VICINITY MAP I"=2000' SITE MAP 1"=250' LAND USE PLANNING / CIVIL ENGINEERING / SURVEYING/LANDSCAPE ARCHITECTURE: AKS ENGINEERING & FORESTRY, LLC CONTACT: CHRIS GOODELL 12965 SW HERMAN ROAD, SUITE 100 TUALATIN, OR 97062 PH: 503-563-6151 FAX: 503-563-6152 PROJECT PURPOSE: PARRRON OF ADJUSTED TAX LOT 1800 OWNER/ APPLICANT: MARCOLA MEADOWS NEIGHBORHOOD, LLC 9550 SE CLACKAMAS ROAD CLACKAMAS. OR 97015 TAX LOT 1800 LANE COUNTY TAX MAP 17.0230 HORIZONTAL DATUM: SHEET INDEX A LOCAL DATUM PLANE SCALED FROM LEGEND OREGON STATE PLANE SOUTH 3602 PO -00 COVER SHEET NAD83(2011) EPOCH 2010.0000. THE STATE Po -01 OVERALL EXISTING CONDITIONS PLAN PLANE COORDINATES WERE DERIVED FROM :m rtNY Mux MRM awx o THE TRIMBLE VAS NOW NETWORK Po -02 EXISTING CONDITIONS PLAN PO -03 EXISTING CONDITIONS PLAN $rlPol MAIX YM'Hdf PO -04 EXISTING CONDITIONS PLAN EXISTING LAND USE: PO -05 EXISTING CONDITIONS PLAN VACANT, UNDEVELOPED LAND PO -06 EXISTING CONDITIONS PLAN m PO -07 EXISTING CONDITIONS PLAN PROJECT LOCATION: PO -08 EXISTING CONDITIONS PLAN PO -09 PREUMINARY PARTITION PLAT SPRINGFIELD OREGON, NORTH OF MARCOLA q PMm vwu ROAD AND NEST OF 31ST STREET PO -10 PREUMINANY AERIAL PHOTOGRAPH PLAN PO -11 CONCEPTUAL FUTURE DEVELOPMENT PLAN LEGEND OEM om. mf Q Mux a Wr DUSTING :m rtNY Mux MRM awx o mrmWs m[ � smN Mux wEA Mwx {g M6gwEr q $rlPol MAIX YM'Hdf am" Ms vnsE m wrm sWaE WV NA xYrM F YNaf mml vx5a unurc Pa[ AN mows vuca q PMm vwu o ewmrc smEN arNl an o Pwm ExcnM aN o srxMrr asm YMM]E o PMm rEomx. .p, r muN.xcmms vwEr s T umr a muY.xMnms.umlm eta YAIWX ® fWVMGnM5 Po5FP O mNi-M-WY ZINE EasnNG eouxorYr uE PmPmiv uxf mmmuE qw fp{' M PASflgI FA45pr fMi DHE -------------------------- —m—m—m— MA mZ WEMEN NA —w OI VNICA1m M —m —m fHR W11C 111E w w Cl51YE M r SPoAI LRVX INE v v $141iA9Y 4YP IIMf w w i- I w L EOPRD `1 —\ '"EUGENE wPTER PND ELE—, c I -- - rT�� IyEg Rwa S WSTgEETi�_ ��, ._._kk--<^'•"—'1�", V _S � SHEET 03-i i- -` EE SHEET 02Y 03 to - - SEE SHEET 05 j SEE SHEET 04----I l ;! 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TAX LOT 1500 TM YM 1J021ffF TAX LOT 1000 TM NN 1702191 TAX LOT 1100 .YW I.,. _ c -— R AND EUEENE WPT ERU �ti- ..- - _ ssP PL S _ —"— -------- ='.,„_ — — — _ ELECTRIC UP_ — — _ IX' _ EIX: 16RA F W 545 Ex: TAX LOT 1300 ru YM nmllc TAX LOT 1400 Tul YM n.m1eW u TAX LOT 1900 TA YW A4%LLT� \fkFEYYY __ SEESNEET-04 SEE MEET -04 TAX LOT 300 u].m (x) L .... (g TAX LOT 400 rP% W➢ nA219]I N !po a Irc.Yrc wv¢ TAX LOT 500 � rAv u.w n.o4lsm �wur scars: 1'-w rSFr _\aYuAi.wOim Om IFN 458T (M) N� IfN 1YA( �� If Wi: ISA (YS) p x= rII TAX LOT 629 RAIq i.0 YV 11.tlG199 TAX LOT 6000 W W 1]M. YW TAX LOT 5900 TM YW 1)A2A&5 IX sAY cal E 1TR FN. ( F M. 1e4u (e (e•x) TAX LOT 5800 rAv u.W 17..A auw p Mawr pS \ AI: —JFW1: A. TAX LOT 1800 axle 4 TPY YV I].W.IO p5, ma E IR uv v] IE Wr ue v5 SEE MEET -04 TAX LOT 300 u].m (x) L .... 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TAX LOT 600 I TM Ws nmzEM ]Ul=— PM X LOT 900 xM n.nvw.% LOT 1000 WP 17]IC now kLOT 1100 tM 1i.N3LA I E LOT 1200 es 17 MC UnlR — IFlIfPWLf'WSAX vu N LOT 1300YM nA3SM5OT 1 n.11m mMIMx �alnlr Hn yur v'Msm ,� E.X 9Y11! s TAX LOT 2300 rM Wr nmaM Ip .VF1 815 1[RSS SEE SHEET -03 SEESHEET- W TAX LOT 1600'\ ra lun nozm \ 1 SEE SHEET -03 ------------- -ALE: I'-50 a Ei � --------- SEE SHEET -0T SEE MEET -04 SEE MEET -04 — — — — — — — — — — — — — — TAX LOT 105 2 /'...Igl I TAX LOT 4200 lu um nozxa, Ox lm6D / �� / A A� J I / I wu naw TAX LOT 1800 'p - If x: Mza6 pxsO IE.,x°a*6oaeInx �. a Illi wi w6�u cw'rl1) eWn (Io'SMI�ep.(� IE x:. W.97 (12 IY. nxw IE xt MAWS f /� /0 IE WP. W].W 11111x) EM. IRro (10'F) IE IN: ISA01 (1YQ /\ ��/ /� i E.III: I6].& (IYSXI WK: M. TAX LOT 104 IX SM Ix I i a Nx 1N: nxss 1 < wu.w n.mawc alu: nuz Em: nlm( I ML 1%W (101E) IE N 1m.]I I6'!) 6`1) M EN MI.N 1611) — i — — Eft afinu (exq 1 z _ —w— — _ IF MI. 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K]%] "rye TAX LOT 1700 ow uxx I I E IM az INI svw ulmlrwwt Q TN laN nnxaW I{n EWIIX ooa uo el�s5n6 19Nk x IE WT EN11s�) I'M \ -9x rv� W PII! :5&' �I I E N mu FA4YENT IfP PJ.i 467189 IN EN'. AS496 I6YVI FI p Y E N AS465 IIOY1) 'tlm a91kM4Y IJQI EWl: lffl&I10Y) A I I E w: Kin (Isr1 I�I 2 i TAX LOT 4000 $! I TN UN I].nuw ^I W E N 1s]]I Ilnp // E Nu MO it X: I STREET EIx: 4sflK (WMI 1-0 I I F164w415 ' Ex 1Wo ®I Nu I W. KAW IE IN :0.N I'm P6 IE Wr 1WS]('81) L II I, [�ieKiam (IYry III E N' . (I5M) I EWu :[n (WE) moo r_� 6 r E' K2n L i �Oba b'i /`1ST' 91C Y\lF[ m� eb�� o�,� I I LI i Enmvrt ooc lln EIII: o bi og IIII I �'w`m ronnWEX ro E Ila y-.--_- ✓ P.l SEE SHEET- W g i l6sn "rye TAX LOT 1700 ow uxx TAX LOT 1000 TA% WP n6l]SU S svw ulmlrwwt Q TN laN nnxaW Ixsm xa W -mm II 1 13 I� EX.N. ooa uo el�s5n6 19Nk x IE WT EN11s�) I'M \ -9x rv� W PII! :5&' �I I E N mu FA4YENT IfP PJ.i 467189 IN EN'. AS496 I6YVI FI p Y E N AS465 IIOY1) 'tlm a91kM4Y IJQI EWl: lffl&I10Y) A I I E w: Kin (Isr1 I�I 2 i TAX LOT 4000 $! I TN UN I].nuw ^I r_� 6 r E' K2n L i �Oba b'i /`1ST' 91C Y\lF[ m� eb�� o�,� I I LI i Enmvrt ooc lln EIII: o bi og IIII I �'w`m ronnWEX ro E Ila y-.--_- ✓ P.l SEE SHEET- W g i l6sn "rye -� 1 ow uxx TAX LOT 1000 [V41ENI I svw ulmlrwwt Q TN laN nnxaW Ixsm xa W -mm II 1 13 I� ooa uo el�s5n6 TAX LOT 10000 �@ it w PVC TAX LOT 1800 1M YN I].WSPa TAX LOT 1101 I \ iu LOT ima30[aO rv� flN'PAIL:IIPItt� s Ix"Ivy �I F xI�KI .W (241) FA4YENT IfP PJ.i 467189 6 I v MIWE PxM f 15 a N. 4ciss b9's) 'tlm a91kM4Y SEX sU ear I I FN 465]5 OSN) A I I E w: Kin (Isr1 I�I TAX LOT 1100 _e tY YI[P. IL: NAN �I I=;III t qFL 1561 E N 1s]]I Ilnp // E Nu MO it X: I STREET EIx: 4sflK (WMI r_� 6 r E' K2n L i �Oba b'i /`1ST' 91C Y\lF[ m� eb�� o�,� I I LI i Enmvrt ooc lln EIII: o bi og IIII I �'w`m ronnWEX ro E Ila y-.--_- ✓ P.l SEE SHEET- W g i l6sn "rye \ ow uxx TAX LOT 1000 [V41ENI IAW wmuE� I IFx 9LL 1]55 II . Q TN laN nnxaW Ixsm xa W -mm II 1 13 I� TAX LOT 10000 �@ it w PVC TAX LOT 1800 1M YN I].WSPa TAX LOT 1101 \ \ i.0 YV I].O3 .WB ITI I \ rv� flN'PAIL:IIPItt� s Ix"Ivy �I F xI�KI .W (241) FA4YENT IfP PJ.i 467189 6 I v MIWE PxM f 15 a N. 4ciss b9's) 'tlm a91kM4Y SEX sU ear I I FN 465]5 OSN) A I I E w: Kin (Isr1 I�I TAX LOT 1100 _e I z TY YN 11a12L➢ �I I=;III B Arilm. E Nu MO it X: I STREET EIx: 4sflK (WMI 1-0 I I F164w415 ' Ex 1Wo ®I Nu I W. KAW IE IN :0.N I'm P6 IE Wr 1WS]('81) L II I, [�ieKiam (IYry III E N' . (I5M) I EWu :[n (WE) [SauENT PIX P SEE SHEET- W g � "rye \ ow uxx TAX LOT 1000 s I . Q TN laN nnxaW II TAX LOT 1101 JI wYN lzID mla NNL rv� I, 2 n F xI�KI .W (241) Y NN 17... 6 i91 tl U1N) 0m' 'tlm a91kM4Y SEX sU ear IF _ tA4]'SWIIMYIEFL Ill EPYIFHI 1. RI Y 1.TAX LOT Na 9F319a1 WXC ml I 00 TN W 11017b III I I r L W K SII EN mw IN se If 091: 15114 (60 NI (XO al[s) EX wNx— IXmux— W::An J N. 16 .0(N4N) lx If : -x) NNEE{ E N: Kalo (NrO E Wr KaC6leas) ip -tltl SEE SHEET- W -r oa\[wv \ ow uxx TAX LOT 1000 s I . Q TN laN nnxaW II TAX LOT 1101 JI wYN lzID mla NNL IXm(I w6 TAX LOT 1000 F xI�KI .W (241) Y NN 17... EAq\EL i91 tl U1N) 0m' 'tlm a91kM4Y SEX sU ear Ir IE IN: 4AN(AV A WLKKr TAX LOT 1100 _e i MCI z TY YN 11a12L➢ IF _ tA4]'SWIIMYIEFL Ill EPYIFHI 1. RI Y 1.TAX LOT Na 9F319a1 WXC ml I 00 TN W 11017b III I I r L W K SII EN mw IN se If 091: 15114 (60 NI (XO al[s) EX wNx— IXmux— W::An J N. 16 .0(N4N) lx If : -x) NNEE{ E N: Kalo (NrO E Wr KaC6leas) ip -tltl !j _I TAX LOT 1300 j ^ LIXII I].WiFa EM5MO AI. K6M i IEWT 4634(M -C 9,P. 45]54 TAX LOT 1200 T NN 1T.Oe cwra¢ oa\[wv \ ow uxx NKf I i N[HL oM 1Y IN I� TAX LOT 1101 51 wYN lzID 6 � TAX LOT 1000 Y NN 17... ^I I IX5NO 0m' W:K.A 0 Ir IE IN: 4AN(AV E WT. w.oz (:'Y) I r B E IX: 4wm EIN E Kfl%(: E) !HiZi4o ETWO .. X: I STREET EIx: 4sflK (WMI E W6 m.ee (sus) I I 0m' ' Ex 1Wo 0 I W. KAW IE IN :0.N I'm Om0 IE Wr 1WS]('81) L II 0®� 0�0 0m' 0 �00 0�0 0�0 0m' 0 Om0 omo 0�0 mmo o�m moo omm MMCCIAXCAD r SCALE: 1'150 FEET I I I. �PIWCE---tI-J FAXKWAY _ �i 3i 3iL W STRUT e: e' e: z Iw I I � 1WL SCALE: 1'150 FEET I �PIWCE---tI-J FAXKWAY _ SCALE: 1'150 FEET P.. ` pttO S__ Et — J-'4' _ IEGnPG 4U61FD Tii mr Imo rp xW 1)U2W 59231 iA6 PARCEL 3 No mu'1m I PARCEL 1 � rix WT 2mo 313m Sms PARCEL 2 L iM xM l]N35M 511]3 //S.6 ,� • 5615 MA6 fI r—y 1-77- 1�-- MARC F,A74—D �Aa: vIW�� I 1, ��1 �Ya>t l S'�'1, Y J N � �t+�f'--�T _ _ Y r, w1 � W STREET 2 L. V STREET F M '1 U STREW • I ' � _ 111J IF f I i L1 . yr�w• _ seri. No ® mm ®_ ECTR m EO _ _ - _ _ ill-STR _ �I f "_ g W ; _� STREE� T r _ I�m�IaQ� sawvarensacury _ " __ STNEET -11IJ—JIII Illy I- L _ EE W PND E § g! _ 1 EET� MEET— 1w I lour mw •� •• "_"" _I— ______ P ALrm rm _ mmr m U STREET ur m r '•�_ - � _ mor our Lill MWEEu v�sWrc uE ® � NI-zo-0000sr-rm ��® xunsamiranEa .mom Al ns NSLY nEA __ — — — — _ t J ABL9E5 I Iw I / � PAgI(WAY iN NR ]➢U i.V YV 1I.O3LAP _ W� -ate — EPN i w,ma mm.vm LJ I MARCOLARIAD AF aT8 d1N 1 1 I N Ac EOYSNY NNE LENIN914X1 M TI5EN (. xs9 E M I A:N1S-V-WAY. KAP: 1'iii-150 fEEi ER)E MWROKRTN MLNA44 NId4E4NT IS MEET T) N. SMI . M 910£Ci Fg. TNIS CMIVNA Nm CFhLOF1P'i IS SUPFCI N MMNE ANS Is x0i N9LP]I AS vM! Lf MIs 1A911RN MTKIMI. rm NIS fi rm AK Exhibit C: Property Ownership Information Lane County Clerk 2019-057709 Lane County Deeds & Records 12/17/2019 01:24:05 PM RPRDEEDCnt-1 Stn -a CASHIER 04 3pages WHEN RECORDED RETURN TO: $15.00511.00510.00$61.00 $97.00 Marcola Meadows Neighborhood, LLC 9550 SE Clackamas Road Clackamas, Oregon 97015 SPECIAL WARRANTY DEED For valuable consideration, the receipt and sufficiency of which are acknowledged, MIDFIRSTBANK,a federally chartered savings association ("Grantor"), conveys to MARCOLA MEADOWS NEIGHBORHOOD LLC, an Oregon limited liability company ("Grantee"), the following real property situated in City of Springfield, County of Lane, State of Oregon, together with all appurtenant interests, benefits, rights, and privileges and any improvements located thereon (collectively, the "Property"). See Exhibit "A" attached hereto and incorporated by this reference. Subject to all current taxes and assessments, all matters of record, and all matters that would be revealed by an accurate ALTA Survey or physical inspection of the Property, Grantor agrees m warrant and defend Grantee's title to the Property against the acts of Grantor, but none other. DATED as ofDecember/7, 2019. MidFirst Bank, a federally chartered savings association By: 11 EIIio[.I sen Its: Senior Vice President :9W.�Ki]IF.A7V.6Pk1 ss. County of Maricopa ) The foregoing instrument was acknowledged before me this Mgday of December, 2019, by Elliot Jensen, a Senior Vice President of Mid First Bank, a federally chartered savings association, for the purposes therein contained. Notary Public ADRIANA MOLDOVAN tldYy Pudic- Sa19 d AtlzMi MARICOPACOUMY MY � Expires M W 2k 2010 Exhibit "A" Legal Description of Property That certain real property situated in County of Lane, State of Oregon and legally described as follows PARCEL 1: BEGINNING ATA POINT ON THE NORTH RIGHT-OF-WAY LINE OF MARCOLA ROAD, SAID POINT BEING NORTH 890 57' 30" EAST 2611.60 FEET AND NORTH 00° 02' 00" WEST 45.00 FEET FROM THE SOUTHWEST CORNER OF THE FELIX SCOTT JR. D.L.C. NO. 51 IN TOWNSHIP 17 SOUTH, RANGE 3 WEST OF THE WILLAMETTE MERIDIAN; THENCE ALONG THE NORTH RIGHT-OF-WAY LINE OF MARCOLA ROAD SOUTH 890 5730" WEST 1419.22 FEET TO THE SOUTHEAST CORNER OF PARCEL 1 OF LAND PARTITION PLAT NO. 94-P0991; THENCE LEAVING THE NORTH RIGHT-OF-WAY LINE OF MARCOLA ROAD AND RUNNING ALONG THE EAST BOUNDARY OF SAID PARCEL 1 AND THE NORTHERLY EXTENSION THEREOF NORTH 000 02'00" WEST 516.00 FEET TO A POINT ON THE SOUTH BOUNDARY OF NICOLE PARK AS PLATTED AND RECORDED IN FILE 74, SLIDES 30-33 OF THE LANE COUNTY OREGON PLAT RECORDS; THENCE ALONG THE SOUTH BOUNDARY OF SAID NICOLE PARK NORTH 89- 57' 30" EAST 99.62 FEET TO THE SOUTHEAST CORNER OF SAID NICOLE PARK; THENCE ALONG THE EAST BOUNDARY OF SAID NICOLE PARK NORTH 000 02'00" WEST 259.82 FEET TO THE NORTHEAST CORNER OF SAID NICOLE PARK, THENCE ALONG THE NORTH BOUNDARY OF SAID NICOLE PARK SOUTH 89° 58'00" WEST 6.20 FEET TO THE SOUTHEAST CORNER OF LOCH LOMOND TERRACE FIRST ADDITION, AS PLATTED AND RECORDED IN BOOK 46, PAGE 20 OF THE LANE COUNTY OREGON PLAT RECORDS; THENCE ALONG THE EAST BOUNDARY OF SAID LOCH LOMOND TERRACE FIRST ADDITION NORTH 000 02'00" WEST 112.88 FEET TO THE SOUTHWEST CORNER OF AUSTIN PARK SOUTH, AS PLATTED AND RECORDED IN FILE 74, SLIDES 132-134 OF THE LANE COUNTY PLAT RECORDS; THENCE ALONG THE SOUTH BOUNDARY OF SAID AUSTIN PARK SOUTH NORTH 890 58'00" EAST 260.00 FEET TO THE SOUTHEAST CORNER OF SAID AUSTIN PARK SOUTH, THENCE ALONG THE EAST BOUNDARY OF SAID AUSTIN PARK SOUTH NORTH 000 02'00" WEST 909.69 FEET TO THE NORTHEAST CORNER OF SAID AUSTIN PARK SOUTH, SAID POINT BEING ON THE SOUTH BOUNDARY OF THAT CERTAIN TRACT OF LAND DESCRIBED IN A DEED RECORDED JULY 31, 1941 IN BOOK 359, PAGE 285 OF THE LANE COUNTY OREGON DEED RECORDS; THENCE ALONG THE SOUTH BOUNDARY OF SAID LAST DESCRIBED TRACT NORTH 790 41' 54" EAST 1083.15 FEET TO THE INTERSECTION OF THE SOUTH LINE OF THE LAST DESCRIBED TRACT AND THE EAST LINE OF THAT CERTAIN TRACT OF LAND CONVEYED TO R. H. PIERCE AND ELIZABETH C. PIERCE AND RECORDED IN BOOK 238, PAGE 464 OF THE LANE COUNTY OREGON DEED RECORDS; THENCE ALONG THE EAST LINE OF SAID LAST DESCRIBED TRACT SOUTH 00° 02'00" EAST 1991.28 FEET TO THE POINT OF BEGINNING, ALL IN LANE COUNTY, OREGON. PARCEL 2: BEGINNING AT A POINT IN THE CENTER OF COUNTY ROAD NO. 753, 3470.24 FEET SOUTH AND 1319.9 FEET EAST OF THE NORTHWEST CORNER OF THE FELIX SCOTT DONATION LAND CLAIM NO. 82, IN TOWNSHIP 17 SOUTH, RANGE 2 WEST OF THE WILLAMETTE MERIDIAN, AND BEING 866 FEET SOUTH OF THE SOUTHEAST CORNER OF TRACT OF LAND CONVEYED BY THE TRAVELERS INSURANCE COMPANY TO R. D. KERCHER BY DEED RECORDED IN BOOK 189, PAGE 268, LANE COUNTY OREGON DEED RECORDS; THENCE WEST 1310 FEETTO A POINT 15 LINKS EAST OF THE WEST LINE OF THE FELIX SCOTT DONATION LAND CLAIM NO. 82, NOTIFICATION NO. 3255, IN TOWNSHIP 17 SOUTH, RANGE 2 WEST OF THE WILLAMETTE MERIDIAN, AND RUNNING THENCE SOUTH PARALLEL WITH AND 15 LINKS DISTANT FROM SAID WEST LINE OF SAID DONATION LAND CLAIM A DISTANCE OF 2304.76 FEET TO A POINT 15 LINKS EAST OF THE SOUTHWEST CORNER OF SAID DONATION LAND CLAIM, THENCE EAST FOLLOWING ALONG THE CENTER LINE OF COUNTY ROAD NO. 278 A DISTANCE OF 1310 FEET TO A POINT IN THE CENTER OF SAID COUNTY ROAD NO. 278 DUE SOUTH OF THE PLACE OF BEGINNING; THENCE NORTH FOLLOWING THE CENTER LINE OF SAID COUNTY ROAD NO. 753 TO THE POINT OF BEGINNING, ALL IN LANE COUNTY, OREGON; EXCEPT THE RIGHT OF WAY OF THE EUGENE-WENDLING BRANCH OF THE SOUTHERN PACIFIC RAILROAD; ALSO EXCEPT THAT PORTION DESCRIBED IN DEED TO THE CITY OF EUGENE, RECORDED IN BOOK 359, PAGE 285, LANE COUNTY OREGON DEED RECORDS; ALSO EXCEPT BEGINNING AT A POINT WHICH IS 1589.47 FEET SOUTH AND 1327.33 FEET EAST OF THE SOUTHWEST CORNER OF SECTION 19, TOWNSHIP 17 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, LANE COUNTY, OREGON, SAID POINT ALSO BEING OPPOSITE AND 20 FEET EASTERLY FROM STATION 39+59.43 P.O.S.T., SAID STATION BEING IN THE CENTER LINE OF THE OLD ROUTE OF COUNTY ROAD NO. 142-5 (FORMERLY NO. 753); THENCE SOUTH 00 11' WEST 183.75 FEET TO THE INTERSECTION WITH THE NORTHERLY RAILROAD RIGHT OF WAY LINE; THENCE SOUTH 840 45' WEST 117.33 FEET; THENCE SOUTH 790 30' WEST 48.37 FEET TO THE INTERSECTION OF SAID RAILROAD RIGHT OF WAY LINE WITH THE SOUTHERLY RIGHT OF WAY LINE OF THE RELOCATED SAID COUNTY ROAD. 742-5; THENCE ALONG THE ARC OF A 316.48 FOOT RADIUS CURVE LEFT (THE CHORD OF WHICH BEARS NORTH 390 03'35" EAST 261.83 FEET) A DISTANCE OF 269.94 FEET TO THE PLACE OF BEGINNING, IN LANE COUNTY, OREGON; ALSO EXCEPT THAT PORTION DESCRIBED IN DEED TO LANE COUNTY RECORDED OCTOBER 19, 1955, RECEPTION NO. 68852, LANE COUNTY OREGON DEED RECORDS; ALSO EXCEPT THAT PORTION DESCRIBED IN DEED TO LANE COUNTY RECORDED JANUARY 20, 1986, RECEPTION NO. 86-02217, LANE COUNTY OFFICIAL RECORDS; ALSO EXCEPT THAT PORTION DESCRIBED IN THAT DEED TO WILLAMALANE PARK AND RECREATION DISTRICT RECORDED DECEMBER 04, 1992, RECEPTION NO. 92-68749, AND CORRECTION DEED RECORDED FEBRUARY 09, 1993, RECEPTION NO. 93-08469, LANE COUNTY OFFICIAL RECORDS; ALSO EXCEPT THAT PORTION DESCRIBED IN EXHIBIT A OF THAT DEED TO THE CITY OF SPRINGFIELD, RECORDED SEPTEMBER 22, 1993, RECEPTION NO. 93-60016, LANE COUNTY OFFICIAL RECORDS. ALSO EXCEPT MARCOLA ROAD INDUSTRIAL PARK, AS PLATTED AND RECORDED IN FILE 75, SLIDES 897, 898 AND 899, LANE COUNTY PLAT RECORDS, LANE COUNTY, OREGON. PARCEL 3: AN EASEMENT FOR INGRESS AND EGRESS, PARKING AND SIGN PURPOSES AS DESCRIBED IN THAT CERTAIN RECIPROCAL EASEMENT AGREEMENT, RECORDED APRIL 22, 1994, RECEPTION NO. 94-29763, LANE COUNTY OFFICIAL RECORDS. PARCEL 4 AN EASEMENT FOR INGRESS, EGRESS AND PARKING AS DESCRIBED IN THAT CERTAIN DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED MARCH 17, 1989, RECEPTION NO. 89- 11762, AS AMENDED BY THAT CERTAIN FIRST AMENDMENT TO DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED OCTOBER 31, 1989, RECEPTION NO. 89-49055, AS MODIFIED BY THAT CERTAIN RESTATED DECLARATION RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED MAY 10, 1991, RECEPTION NO. 91-21698, ALL OF LANE COUNTY OFFICIAL RECORDS. NOTE: THIS LEGAL DESCRIPTION WAS CREATED PRIOR TO JANUARY 1, 2008 ®pALTA Commitment for Title Insurance )G— First American ISSUED BY Commitment First American Title Insurance Company COMMITMENT FOR TITLE INSURANCE Issued By FIRST AMERICAN TITLE INSURANCE COMPANY NOTICE IMPORTANT -READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENTTO ISSUE POLICY Subject to the Notice; Schedule B, Part I -Requirements; Schedule B, Part II -Exceptions; and the Commitment Conditions, FirstAmerican Title Insurance Company, a Nebraska Corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I -Requirements have not been met within 90 days after the Commitment Date, this Commitment terminates and the Company's liability and obligation end. First American Title Insurance Company Danlos d. c;i(m/era Plasidenl Joay5_ Raknson Secretary If this jacket was created electronically, it constitutes an original document This page is only a partofa 2016 AL TAO Comnxb nt for Title Insurance isuedby RrstA7wiran Title Insumx Congeny. 7h& Cbnwx ends nwt valid ewthcut the Notice; the CoarTno ent to &sue Pobcy; the Cbnwx tent Conditions; Schedule A� Schedule 8, part I-Requirenren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted m ALTA licensees and ALTA nnerbers in good standing as of the date of use. NI other uses are orohihited. Reprinted under license fire. the American Land Title Association. 1. DEFINITIONS (a) "Knowledge" or" Known": Actual or imputed knowledge, but not constructive notice imparted by the Public Rem rds. (b) "Land": The land described in Schedule Aand affixed improvements that bylaw constitute real property. The tam "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extant that a right of access wand from the Landis to be insured by the Policy. (c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law. (d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. (e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. (f) "Proposed Policy Amount": Each dollar amount specified in Schedule Aas the Proposed Policy Amountofeach Policy to be issued pursuant to this Commitment. (g) "Public Records": Records established understate statutes at the Commitment Data for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (h) "Title": The estate or interest described in Schedule A. 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terrnnates and the Company's liability and obligation end. 3. The Company's liability and obligation is limited by and this Comrnibnent is not valid without (a) the Notice; (b) the Commitment to Issue Policy; (c) the Commitment Conditions; (d) Schedule A; (e) Schedule B, Part I—Requirements; and (f) Schedule B, Part II—Exceptions. 4. COMPANY'S RIGHT TO AMEND The Company may amend this Comrnibnent at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Data, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Comrnibnent S. LIMITATIONS OF LIABILITY (a) The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between the Company's delivery to the Proposed Insured of the Comrnit ent and the delivery of the amended Commitment, resulting from the Proposed Insured's good faith reliance to: (i) comply with the Schedule B, Part I—Requirements; (ii) eliminate, with the Company's written consent, any Schedule B, Part II—Exceptions; or (iii) acquire the Title orcreate the Mortgage covered by this Commitment. (b) The Company shall not be liable under Comrnitrrent Condition 5(a) if the Proposed Insured requested the amendment or had Knowledge of the matterand did not notify the Company about it in writing. (c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Comrnibnent was first delivered to the Proposed Insured. (d) The Company's liability shall not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in Commitment Conditions 5(axi) through 5(axiii) or the Proposed Policy Amount (e) The Company shall not be liable for the content of the Transaction Identification Data, if any. (f) In no event shall the Company be obligated to issue the Policy referred to in this Comrnit ent unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. (g) In any event, the Company's liability is limited by the terms and provisions of the Policy. This page is only a partofs 2016 AL TAO Commibrent for The Insurance issued by HatA7wiran The Insuma Corryvny. 7h& Commibrentis not valid Wthout the Notice; the Commibrent io Issue ibk y; the Gmmibrent Conditions Schedule a Schedule B P.&I-Requirernen&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Association. All rights reserved. The use of this Forth (or any derivative thereof) is restricted b ALTA licensees and ALTA members in good standing as of the date of use. NI other uses are mhihited. Recanted under license from de Amenon Land Title Asodatbn. S. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT (a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. (b) Any claim must be based in contract and must be restricted solely to the terns and provisions of this Commitment. (c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. (d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terns and provisions of this Commitment or the Policy. (e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. (f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the Policy. 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company's agent only for the lirnited purpose of issuing title insurance comrnitments and policies. The issuing agent is not the Company's agent for the purpose of providing closing or settlement services. S. PRO -FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro -forma policy illustrating the coverage that the Company may provide. A pro -forma policy neither reflects the status of Title at the time that the pro -forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. This page is only a partofs 2016 AL TAO Commibrent for Title Insurance issued by HatA7wiran Title lmuma Corryvny. 7h& Commibrentis not valid ewthcut the Notice; the Commibrent io Esse ybk y; He Gmmibrent Conditions Schedule a Schedule B part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Association. All rights reserved. The use of this Forth (or any derivative thereof) is restrictad b ALTA licensees and ALTA members in good standing as of the date of use. NI other uses are prohibited. Recanted under license from de American Land Title Asodatbn. �,s.t ALTA Commitment for Title Insurance j irstAmezican ISSUED BY Schedule A First American Title Insurance Company Transacdw Identification Data for reference only. Issuing Agent: First American Title Insurance Company National Issuing Office: 2425 E. Camelback Road, Suite 300, Commercial Services Phoenix, AZ 85016 Issuing Office's ALTA& Registry ID: Loan ID No.: Commitment No.: NCS-935055A-PHX1 Issuing Office File No.: NCS-935055A-PHX1 Property Address: Lane County, OR, Springfield, OR Revision No.: SCHEDULE A 1. Commitment Date: March 24, 2020 at 8:00 a.m. 2. Policy to be issued: (a) 0 2006 ALTA& Owners Policy Proposed Insured: To Be Determined Proposed Policy Amount: $TBD $TBD (b) 0 2006 ALTA& Loan Policy Proposed Insured:To Be Determined Proposed Policy Amount: $TBD $TBD (c) ❑ ALTA& Policy Proposed Insured: Proposed Policy Amount: $ 3. The estate or interest in the Land described or referred to in this Commitment is Fee Simple 4. The Title is, at the Commitment Date, vested in: Marcola Meadows Neighborhood LLC, an Oregon Limited Liability Company S. The Land is described as follows: See Exhibit "A" attached hereto and made a part hereof FIRSTAMERICAN TITLEINSURANCE COMPANY By: Authorized Signatory If there are any questions concerning this Commitment, please contact: This page & only a part ofe 2016 AL TAO Conwwor snt for Title Lsur isuedby HatA7wiran Tide Insurance Corryeny. 7h& Cbnwwo ent& wt valid ewthout the liotim; the Commibrent m &sue Poicy; the Coanworent Conditions; Schedule A� Schedule 8, part I-Requirenren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land'Fide Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted m ALTA licensees and ALTA nerbers in good standing as of the date of use. NI other uses are txohibited. Recanted under license from the Americen Land Title Association. Angelique Sizemore at asizemom@frstam.com First American Title Insurance Company National Commercial Services 2425 E. Camelback Road, Suite 300 Phoenix, AZ 85016 (602)567-8100 phone This page isonly a partofs 2016 AL TAO Commit ant for Title Luur issued by HatA7wiran Title Lhsuma Corryvny. 7h&Cbnwws antis cwt valid ewthrut the Notice; the Commnt w fss s ibk y; the Commit &Conditions Schedulea Schedule B part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Association. All rights reserved. The use of this Forth (or any derivative thereof) is restiicIed to ALTA licensees and ALTA men8ers in good slandng as of the date of use. NI other uses are tvohibited. RerrinRd under license firm de A.H.n Land Title Association. ALTA Commitment for Title Insurance First American ISSUED BY Schedule BI & BI First American Title Insurance Company [C -r7.. IRNrrrd0rM0 N.'$xilfxiYlCJ:f a SCHEDULE B, PART Requirements Al of the following Requirements must be met: 1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums, fees, and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. This page is only a part ofa 2016 AL TAO Conwxb ant for Title boor issued by HatA7wiasn Title Ireumn ConWny. 7h& Commibrent is wt valid Wthout the Notice; the Commibrent to &sue Pobcy; the Commibrent Conditiom; Schedule A� Schedule 8, part I -Requite ren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land title Association. All rights reserved. The use of this Form (or any derivative thereof) is nesoic�d m ALTA licensees and ALTA nerbers in good slandng as of the date of use. NI other uses are orohihited. ReorinRd under license from the American Land Title Association. j f ALTA Commitment for Title Insurance FII SL{ ,4.wczic�w ISSUED BY Schedule BI & BII (Cont. First American Title Insurance Company [C -r7.. IRNrrrd0rM0 N.'$xilfxiYlCJ:f fl SCHEDULE B, PARTII Exceptions THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION, SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR NATIONAL ORIGIN. The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 3. Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 4. Any encroachment (of existing improvements located on the Land onto adjoining land or of existing improvements located on adjoining land onto the Land), encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. S. Any lien or right to a lien for services, labor, material or equipment, unless such lien is shown by the Public Records at Date of Policy and not otherwise excepted from coverage herein. 6. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I -Requirements are met. 7. Water rights, claims to water or title to water, whether or not such rights are a matter of public record. 8. City liens, if any, of the City of Springfield. This page is only a portofa 2016 AL TAO Comnxb nt for Title Insurance isuedby RrstA7wiasn Title Imumnce Corryeny. 7h& Cbnwx ente; wt valid rwtheut the Notice; the Commibrent m &sue Pobcy; the Cbnwx tent Conditions; Schedule A� Schedule 8, part I-Requirenren&; Schedule 8, Pan II{xrepbons. Copyright 2066-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative 0iereof) is restricted m ALTA licensees and ALTA nerbers in good standing as of the date of use. NI other uses are txohibited. Recanted under license from the Arrerian Land Title Associatbn. Note: There are no liens as of March 17, 2020. Al outstanding utility and user fees are not liens and therefore are excluded from coverage. 9. Rights of the public and of governmental bodies in and to that portion of the premises herein described lying below the mean high water mark of slough and the ownership of the State of Oregon in that portion lying below the high water mark of slough. (Affects Parcel I) 10. The rights of the public in and to that portion of the premises herein described lying within the limits of streets, roads and highways. 11. Easement, including terms and provisions contained therein: Recording Information: May 01, 1919 in Book 119, Page 560, Deed Records of Lane County, Oregon In favor of: Benham Irrigation Company For: None Shown Affects: Parcels I and II 12. Easement, including terms and provisions contained therein: Recording Information: July 17, 1919 in Book 121, Page 66, Deed Records of Lane County, Oregon In favor of: Benham Irrigation Company For: to construct and maintain a ditch Affects: Parcel I 13. Easement, including terms and provisions contained therein: Recording Information: March 16, 1925 in Book 142, Page 450, Deed Records of Lane County, Oregon In favor of: City of Eugene, Oregon, a Municipal corporation, by and through the Eugene Water Board For: right of way Affects: Parcels I and II 14. Easement, including terms and provisions contained therein: Recording Information: July 12, 1937 in Book 188, Page 452, Deed Records of Lane County, Oregon In favor of: The City of Eugene, a municipal corporation, by and through the Eugene Water Board For: electric transmission line Affects: Parcel I 15. Easement, including terms and provisions contained therein: Recording Information: November 17, 1961, Reception No. 50778 In favor of: City of Springfield For: None Shown Affects: Parcels I and II 16. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, family status, or national origin to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes: Recording Information: March 17, 1989, Reception No. 89-11762 (Affects Parcel I) Modification and/or amendment by instrument: Recording Information: October 31, 1989, Reception No. 89-49055 This page isonly a partofa 2016 AL TAO Commibrent for Title Luur issued by HatA7reiran Title lmuma Corryeny. 7h& Conmibrentis wt valid ewthout the Notice; the Commnt to &sue Pokey the Commibrent Conditions Schedulea Schedule B part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Associadon. All righm reserved. The use of this Forth (or any derivative thereof) is restiicIed to ALTA licensees and ALTA members in good sundng as of the dare of use. NI other uses are tvohibited. ReonnRd under license from the Amenon Land Title Aaeodati n. Modification and/or amendment by instrument: Recording Information: May 10, 1991, Reception No. 91-21698 Modification and/or amendment by instrument: Recording Information: November 02, 1994 as Instrument No. 1994-77951 17. Easement, including terms and provisions contained therein: Recording Information: March 20, 1989, Reception No. 89-11838 In Favor of: Springfield School District No. 19 For: None Shown Affects: Parcel I 18. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, family status, or national origin to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes: Recording Information: May 10, 1991, Reception No. 91-21696 (Affects Parcel I) Modification and/or amendment by instrument: Recording Information: October 01, 1993 as Instrument No. 1993-62649 Modification and/or amendment by instrument: Recording Information: October 12, 1993 as Instrument No. 1993-65168 19. Easement, including terms and provisions contained therein: Recording Information: September 22, 1993 as Instrument No. 1993-60016 In Favor of: City of Springfield For: None Shown Affects: Parcel II 20. Easement, including terms and provisions contained therein: Recording Information: March 25, 1994 as Instrument No. 199 4-2 198 1 In Favor of: City of Springfield For: None Shown Affects: Parcel II 21. Reciprocal Easement Agreement and the terns and conditions thereof: By and Between: Allan H. Pierce and James L. Hershner, trustees under the Wills of Ralph H. Fierce and Elizabeth C. Pierce, deceased Recording Information: April 22, 1994 as Instrument No. 1994-29763 22. Declarations of Restrictions, including terns and provisions thereof. Recorded: October 19, 2007 as Instrument No. 2007-071865 23. Covenants, conditions, restrictions and/or easements; but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, family status, or national origin to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes: Recording Information: July 03, 2008 as Instrument No. 2008-039321 This page isonly a partofa 2016 AL TAO Commibant for Title Luur issued by HatA7wiran Title lmuma Corryeny. 7h& Conmibrentis wt valid ewthout the Notice; the Commnt to &sue Poky; the Commibrent Conditions Schedulea Schedule B part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Associadon. All rights reserved. The use of this Forth (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good stendng as of the dare of use. NI other uses are prohibited. Reprinted under lirense from die Amencan Lard Title Aaeodati n. Modification and/or amendment by instrument: Recording Information: August 17, 2018 as Instrument No. 2018-038501 24. The Villages at Marcola Meadows Final Master Plan, including terns and provisions thereof. Recorded: July 25, 2008 as Instrument No. 2008-0043041 Modification and/or amendment by instrument: Recording Information: August 07, 2015 as Instrument No. 2015-039630 25. Easement, including terms and provisions contained therein: Recording Information: June 11, 2009 as Instrument No. 2009-031683 In Favor of: City of Springfield, acting by and through its Springfield Utility Board For: right of way 26. Declaration of Restriction, including terms and provisions thereof. Recorded: August 17, 2018 as Instrument No. 2018-038502 27. Declaration of Restriction and Consent, including terms and provisions thereof. Recorded: August 17, 2018 as Instrument No. 2018-038503 28. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Marcola Meadows Neighborhood, LLC Grantee/Beneficiary: Construction Loan Services, LLC Trustee: Trustee Service, Inc. Amount: $6,179,644.05 Recorded: December 17, 2019 Recording Information: Instrument No. 20 19-05 77 10 Note: This Deed of Trust contains Line of Credit privileges. If the current balance owing on said obligation is to be paid in full in the forthcoming transaction, confirmation should be made that the beneficiary will issue a proper request for full reconveyance. The beneficial interest under said Deed of Trust has been assigned to Builders Capital Opportunity Fund, LLC, by Assignment recorded February 24, 2020, as Instrument No. 2020-009040. 29. Any conveyance or encumbrance by Marcola Meadows Neighborhood LLC should be executed pursuant to their Operating Agreement, a copy of which should be submitted to this office for inspection. 30. Unrecorded leases or periodic tenancies, if any. 31. There are various ongoing closures and inaccessibility of certain records in counties and municipalities across the county due to the COVID-19 Emergency. If unable to record documents in the Public Records due to closure or inaccessibility, execution of a Declaration of Understanding and Indemnity and Hold Harmless Agreement Due to the COVID-19 Emergency is required by the parties to the contemplated transaction. Contact the Company prior to closing as additional requirements and/or exceptions may be added based on the facts and circumstances of the transaction. -END OF EXCEPTIONS - This page isonly a partofa 2016 AL TAO Commibant for Title Luur issued by HatA7wiarn Title lmuma Corryeny. 7h& Conmibrentis wt valid Wthout the Notice; the Commnt to By Pokey the Commibrent Conditions Schedulea Schedule B part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Association. All rights reserved. The use of this Forth (or any derivative thereof) is restricted to ALTA licensees and ALTA men8ers in good shndng as of the date of use. NI other uses are prohibited. Reprinted under lirense from die Amencan Lard Title Aaeodati n. INFORMATIONAL NOTES NOTE: We find no matters of public record against TBD that will take priority over any trust deed, mortgage or other security instrument given to purchase the subject real property as established by ORS 18.165. NOTE: Taxes for the year 2019-2020 PAID IN FULL Tax Amount: $63,147.72 Map No.: 17-02-30-00-01800 Property ID: 0113785 Tax Code No.: 01900 (Affects Parcel II) NOTE: Taxes for the year 2019-2020 PAID IN FULL Tax Amount: $54,360.36 Map No.: 17-03-25-11-02300 Property ID: 1517653 Tax Code No.: 01900 (Affects Parcel I) NOTE: This Preliminary Title Report does not include a search for Financing Statements filed in the Office of the Secretary of State, or in a county other than the county wherein the premises are situated, and no liability is assumed if a Financing Statement is fled in the Office of the County Clerk covering Fixtures on the premises wherein the lands are described other than by metes and bounds or under the rectangular survey system or by recorded lot and block. NOTE: According to the public record, the following deed(s) affecting the property herein described have been recorded within 24 months of the effective date of this report: Special Warranty Deed recorded December 17, 2019 as Instrument No. 2019-057709, Mid First Bank to Marcola Meadows Neighborhood LLC. Situs Address as disclosed on Lane County Tax Roll Not Yet Assigned, Springfield, OR 97477 The exceptions to coverage 1-5 inclusive as set forth above will remain on any subsequently issued Standard Coverage Title Insurance Policy. In order to remove these exceptions to coverage in the issuance of an Extended Coverage Policy the following items are required to be furnished to the Company; additional exceptions to coverage may be added upon review of such information: Survey or alternative acceptable to the Company Affidavit regarding possession Proof that there is no new construction or remodeling of any improvement located on the Land. In the event of new construction or remodeling the following is required: i. Satisfactory evidence that no construction liens will be fled; or ii. Adequate security to protect against actual or potential construction liens; iii. Payment of additional premiums as required by the Industry Rate Filing approved by the Insurance Division of the State of Oregon This page isonly a partofa 2016 AL TAO Commibantfor Title Insurance issued by HatA7wiran Title lmuma Corryeny. 7h& Conmibrentis wt valid ewthcut the Notice; the Commnt to Bs Poky; the Commibrent Conditions Schedulea Schedule B part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Association. All rights reserved. The use of this Forth (or any derivative thereof) is restiicIed to ALTA licensees and ALTA m n8ers in good slandng as of the date of use. NI other uses are txohibited. Recanted under license from doe Amencan Land Title Aaeodati n. ISSUED BY First American First American Title Insurance Company Exhibit A File No: NCS-935055A-PHX1 File No.: NCS-935055A-PHX1 The Land referred to herein below is situated in the County of Lane, State of Oregon, and is described as follows PARCEL 1: BEGINNING AT A POINT ON THE NORTH RIGHT-OF-WAY LINE OF MARCOLA ROAD, SAID POINT BEING NORTH 89e 57 30" EAST 2611.60 FEET AND NORTH 000 02'00" WEST 45.00 FEET FROM THE SOUTHWEST CORNER OF THE FELIX SCOTT JR. D.L.C. NO. 51 IN TOWNSHIP 17 SOUTH, RANGE 3 WEST OF THE WILLAMETTE MERIDIAN; THENCE ALONG THE NORTH RIGHT-OF-WAY LINE OF MARCOLA ROAD SOUTH 890 57' 30" WEST 1419.22 FEET TO THE SOUTHEAST CORNER OF PARCEL 1 OF LAND PARTITION PLAT NO. 94-F0491; THENCE LEAVING THE NORTH RIGHT-OF-WAY LINE OF MARCOLA ROAD AND RUNNING ALONG THE EAST BOUNDARY OF SAID PARCEL 1 AND THE NORTHERLY EXTENSION THEREOF NORTH 000 02'00" WEST 516.00 FEET TO A POINT ON THE SOUTH BOUNDARY OF NICOLE PARK AS PLATTED AND RECORDED IN FILE 74, SLIDES 30-33 OF THE LANE COUNTY OREGON PLAT RECORDS; THENCE ALONG THE SOUTH BOUNDARY OF SAID NICOLE PARK NORTH 890 57' 30" EAST 99.62 FEET TO THE SOUTHEAST CORNER OF SAID NICOLE PARK; THENCE ALONG THE EAST BOUNDARY OF SAID NICOLE PARK NORTH 000 02' 00" WEST 259.82 FEET TO THE NORTHEAST CORNER OF SAID NICOLE PARK, THENCE ALONG THE NORTH BOUNDARY OF SAID NICOLE PARK SOUTH 890 58'00" WEST 6.20 FEET TO THE SOUTHEAST CORNER OF LOCH LOMOND TERRACE FIRST ADDITION, AS PLATTED AND RECORDED IN BOOK 46, PAGE 20 OF THE LANE COUNTY OREGON PLAT RECORDS; THENCE ALONG THE EAST BOUNDARY OF SAID LOCH LOMOND TERRACE FIRST ADDITION NORTH 000 02' 00" WEST 112.88 FEET TO THE SOUTHWEST CORNER OF AUSTIN PARK SOUTH, AS PLATTED AND RECORDED IN FILE 74, SLIDES 132-134 OF THE LANE COUNTY PLAT RECORDS; THENCE ALONG THE SOUTH BOUNDARY OF SAID AUSTIN PARK SOUTH NORTH 890 58' 00" EAST 260.00 FEET TO THE SOUTHEAST CORNER OF SAID AUSTIN PARK SOUTH, THENCE ALONG THE EAST BOUNDARY OF SAID AUSTIN PARK SOUTH NORTH 000 02'00" WEST 909.69 FEET TO THE NORTHEAST CORNER OF SAID AUSTIN PARK SOUTH, SAID POINT BEING ON THE SOUTH BOUNDARY OF THAT CERTAIN TRACT OF LAND DESCRIBED IN A DEED RECORDED JULY 31, 1941 IN BOOK 359, PAGE 285 OF THE LANE COUNTY OREGON DEED RECORDS; THENCE ALONG THE SOUTH BOUNDARY OF SAID LAST DESCRIBED TRACT NORTH 790 41'54" EAST 1083.15 FEET TO THE INTERSECTION OF THE SOUTH LINE OF THE LAST DESCRIBED TRACT AND THE EAST LINE OF THAT CERTAIN TRACT OF LAND CONVEYED TO R. H. PIERCE AND ELIZABETH C. PIERCE AND RECORDED IN BOOK 238, PAGE 464 OF THE LANE COUNTY OREGON DEED RECORDS; THENCE ALONG THE EAST LINE OF SAID LAST DESCRIBED TRACT SOUTH 000 02'00" EAST 1991.28 FEET TO THE POINT OF BEGINNING, ALL IN LANE COUNTY, OREGON. PARCEL 2: BEGINNING AT A POINT IN THE CENTER OF COUNTY ROAD NO. 753, 3470.24 FEET SOUTH AND 1319.9 FEET EAST OF THE NORTHWEST CORNER OF THE FELIX SCOTT DONATION LAND CLAIM NO. 82, IN TOWNSHIP 17 SOUTH, RANGE 2 WEST OF THE WILLAMETTE MERIDIAN, AND BEING 866 FEET SOUTH OF THE SOUTHEAST CORNER OF TRACT OF LAND CONVEYED BY THE TRAVELERS INSURANCE COMPANY TO R. D. KERCHER BY DEED RECORDED IN BOOK 189, PAGE 268, LANE COUNTY OREGON DEED RECORDS; THENCE WEST 1310 FEET TO A POINT 15 LINKS EAST OF THE WEST LINE OF THE FELIX SCOTT DONATION LAND CLAIM NO. 82, NOTIFICATION NO. 3255, IN TOWNSHIP 17 SOUTH, RANGE 2 WEST OF THE WILLAMETTE MERIDIAN, AND RUNNING THENCE SOUTH PARALLEL WITH AND 15 LINKS DISTANT FROM SAID WEST LINE OF SAID DONATION LAND CLAIM A DISTANCE OF 2304.76 FEET TO A POINT 15 LINKS EAST OF THE SOUTHWEST CORNER OF SAID DONATION LAND CLAIM, THENCE EAST FOLLOWING ALONG THE CENTER LINE OF COUNTY ROAD NO. 278 A DISTANCE OF 1310 FEET TO A POINT IN THE CENTER OF SAID COUNTY ROAD NO. 278 DUE SOUTH OF THE PLACE OF BEGINNING; THENCE NORTH FOLLOWING THE CENTER LINE OF SAID This page is only a part ofe 2016 AL TAO Conwxb ant for Title Insurance issued by HatA7vviasn Title Ireumn Corryuny. 7h&Coni ent&rwt valid ewthcut the Notion; the Cbnmi nt to Issue Pobcy; the Conmibrent Conditiom; Schedule A� Schedule 8, part I-Requirerren&; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted m ALTA licensees and ALTA rnerbers in good standing as of the date of use. NI other uses are orohibited. Recanted under license form tine American Land Title Association. COUNTY ROAD NO. 753 TO THE POINT OF BEGINNING, ALL IN LANE COUNTY, OREGON; EXCEPT THE RIGHT OF WAY OF THE EUGENE-WENDLING BRANCH OF THE SOUTHERN PACIFIC RAILROAD; ALSO EXCEPT THAT PORTION DESCRIBED IN DEED TO THE CITY OF EUGENE, RECORDED IN BOOK 359, PAGE 285, LANE COUNTY OREGON DEED RECORDS; ALSO EXCEPT BEGINNING AT A POINT WHICH IS 1589.47 FEET SOUTH AND 1327.33 FEET EAST OF THE SOUTHWEST CORNER OF SECTION 19, TOWNSHIP 17 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, LANE COUNTY, OREGON, SAID POINT ALSO BEING OPPOSITE AND 20 FEET EASTERLY FROM STATION 39+59.43 P.O.S.T., SAID STATION BEING IN THE CENTER LINE OF THE OLD ROUTE OF COUNTY ROAD NO. 142-5 (FORMERLY NO. 753); THENCE SOUTH 00 11' WEST 183.75 FEET TO THE INTERSECTION WITH THE NORTHERLY RAILROAD RIGHT OF WAY LINE; THENCE SOUTH 840 45' WEST 117.33 FEET; THENCE SOUTH 790 30' WEST 48.37 FEET TO THE INTERSECTION OF SAID RAILROAD RIGHT OF WAY LINE WITH THE SOUTHERLY RIGHT OF WAY LINE OF THE RELOCATED SAID COUNTY ROAD. 742-5; THENCE ALONG THE ARC OF A 316.48 FOOT RADIUS CURVE LEFT (THE CHORD OF WHICH BEARS NORTH 39° 03-35-- EAST 3'35"EAST 261.83 FEET) A DISTANCE OF 269.94 FEET TO THE PLACE OF BEGINNING, IN LANE COUNTY, OREGON; ALSO EXCEPT THAT PORTION DESCRIBED IN DEED TO LANE COUNTY RECORDED OCTOBER 19, 1955, RECEPTION NO. 68852, LANE COUNTY OREGON DEED RECORDS; ALSO EXCEPT THAT PORTION DESCRIBED IN DEED TO LANE COUNTY RECORDED JANUARY 20, 1986, RECEPTION NO. 86-02217, LANE COUNTY OFFICIAL RECORDS; ALSO EXCEPT THAT PORTION DESCRIBED IN THAT DEED TO WILLAMALANE PARK AND RECREATION DISTRICT RECORDED DECEMBER 04, 1992, RECEPTION NO. 9238749, AND CORRECTION DEED RECORDED FEBRUARY 09, 1993, RECEPTION NO. 93-08469, LANE COUNTY OFFICIAL RECORDS; ALSO EXCEPT THAT PORTION DESCRIBED IN EXHIBIT A OF THAT DEED TO THE CITY OF SPRINGFIELD, RECORDED SEPTEMBER 22, 1993, RECEPTION NO. 93-60016, LANE COUNTY OFFICIAL RECORDS. ALSO EXCEPT MARCOLA ROAD INDUSTRIAL PARK, AS PLATTED AND RECORDED IN FILE 75, SLIDES 897, 898 AND 899, LANE COUNTY PLAT RECORDS, LANE COUNTY, OREGON. PARCEL 3: AN EASEMENT FOR INGRESS AND EGRESS, PARKING AND SIGN PURPOSES AS DESCRIBED IN THAT CERTAIN RECIPROCAL EASEMENT AGREEMENT, RECORDED APRIL 22, 1994, RECEPTION NO. 94-29763, LANE COUNTY OFFICIAL RECORDS. Ye1LiMg�l AN EASEMENT FOR INGRESS, EGRESS AND PARKING AS DESCRIBED IN THAT CERTAIN DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED MARCH 17, 1989, RECEPTION NO. 89-11762, AS AMENDED BY THAT CERTAIN FIRST AMENDMENT TO DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED OCTOBER 31, 1989, RECEPTION NO. 89-49055, AS MODIFIED BY THAT CERTAIN RESTATED DECLARATION RESTRICTIONS AND GRANT OF EASEMENTS, RECORDED MAY 10, 1991, RECEPTION NO. 91-21698, ALL OF LANE COUNTY OFFICIAL RECORDS. NOTE: THIS LEGAL DESCRIPTION WAS CREATED PRIOR TO JANUARY 1, 2008. This page is only a partofs 2016 AL TAO Commit nt for Title Insurance issued by HatA7wiran Title Insuma Corryuny. 7h(s Commibrentis not valid moout the Notice; the Commnt to Lams Pokey He Gmmibrent Conditions Schedule A� Schedule B part I-Requimr ants; Schedule 8, Pan II{xrepbons. Copyright 2666-2016 American Land Title Association. All rights reserved. The use of this Form (or any derivative t ersof) is restiicled to ALTA licensees and ALTA nnen8ers in good shndng as of the date of use. NI other uses are tvohibited. ReonnRd under license from the Amenoan Land Title Association. AK Exhibit D: Lane County Assessor's Map N.E.114 N.E.114SEC.25T.17S. R.M. W.M. Lane County r =ioa 019-00 17032511 17032511 SECTION 30 117S. R.M. W.M. 17023000 SUBJECT SITE Lane County r'=aaa �•,— Li � °° � �pO ELL- SEE �>o>z«• ' -oar0000000°°°° ccs @-1� Soo sI EE ® zeeSi .,3& - - — — 19" Geos ' mm 21. — - - SEE P 19-01 °M M 21. .� de Amo tea` ma ' X33 nmmivia ' � I I E019-09 1 SEE AS %°tlF�.paq_ •, w �ma�ee mm�m 17— t- me ¢9,✓�(�p e -<s Q19-0 0 •gym � i I ;�` � � ll p - '_ aMA"v,.. S 2 17 AP E AP -E E -11= m..".._ SEE -1 ,7® �I EE- „oa�� E. P 17023000 __ — S. W.114 N.E.114 SEC. 25 T.17S. R.M. W.M. 17032513 Lane County SPRINGFIELD r=mv SPRINGFIELD 17032513 AK Exhibit E: Natural Resources Conservation Service (NRCS) Soil Map - enta Ave -- -_ ,. - m V o W SK -' - Otto St Hayden, Bridge I - - - - u 118 Wm • _ ._ ^ J k�. Firth Ave • n g - .. • • f ` - d 6i1 111 f h ~� _ 1 t� e -Marcola Rd 1y. - Marcola - -� Marcola ,_ - I tl1M•{dp i _ r , O a g . I -.I � til - • - W"NMepr,,lU.pnS A "p -}Qr 9ws'fc.- Soil Map—Lane County Area, Oregon _SD, Natural Resources web Sol Survey 4/7/2020 alaill Conservation Service National Cooperative Sail Survey Page 2 of 3 MAP LEGEND MAP INFORMATION Area at Wake. tA00 Spoil Area The sal surveys that comprise your AOI were mapped at Areaalnteresr(AQII Q army Spa 1:20,000. Soils Very Sony SpaWaming: Soil Map may not be valud al Mrs scale. 0 Soil Map Unit Polygons 9 VJrf S p a Enlargement of maps bethe scale of mapping can cause ,.,. Soil Map Unic Lines md Sell of the etail of mapping and accuracy of soil 4 Other line placement. The maps do not show the small areas of Map Unit Points contrasting soils that could have been shown at a more detailed Special Line FeaturesSoil Special Point Features scale. Lg Blowout water Features Streams and Canals Please rely on the bar scale on each map sheet for map ® Borrow Pit measurements. Trensportatian Clay Spot Rails Source of Map: Natural Resources Conservation Service 0 Closed Depresdan Web Soil SurveyURL: Interstate Highways Coordinate System: web Mercator(EPSG:3m5]) Gravel Pit US Routes Maps from the Web Soil Survey are based on the Web Mercator Gravely Spa Major Roads projection, which preserves and shape but ion that schdistorts and area, projection that preserves area, such as the ® Landfill Local Roads Abersdistance o Albers equal-area conic projection, should be used if more Lava Flow accurate calculations of distance or area are req uired, Background aga Marsh or swamp . Aerial Photography This ,versa is generated from the USDA4gRCS cetlified data as of Ne version date(s) listed below .�. Mine or Query Soil Survey Area: Lane County Area, ® Miscellaneous Ydscer ep10,Oregon 2019 Survey Area Data: Version 16, Sep 10, 2019 ® Perennial VMmer Sail map units are labeled (as space allows) for map scales y, Rock Outcrop 1:50,00 or larger. A Saline Spot Dates) aerial images were photographed: Jun 12, 2019i 19, 2019 Sandy Spot The orihophoto or other base map on which the soil lines were Severely Eroded Spot compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor Sinkhole shifting ofmap unit boundaries may be evident, �p Slide or Slip Sodic Spot _SD, Natural Resources web Sol Survey 4/7/2020 alaill Conservation Service National Cooperative Sail Survey Page 2 of 3 Sal Map�ane Cmdy Area, Oregon Map Unit Legend LSDA Nature Resources Web Soil Survey 4!//2020 iMi Consewarion Service National Cooperatirve Soil Survey Page 3 of3 Map Unit Synibd Map Unit Name Acres in AOI Percent of AOI 75 Malabon sly day loam 37.8 11.9% 76 Malaboni rban land complex 57.2 18.0% 100 Oxley gravellysit loam 24.2 7.6% 101 Oxley4 ffian land cornplex 0.4 0.1% 105A Pengra sit loam, i to 4 percent slopes 5.2 1.7% low Philanalh cobbly sly day, 310 12 percent slopes 1.7 0.5% 118 Solan gravely sit loam 140.3 44.2% 119 Sslan-Urban land complex 49.7 15.6% W Water 0.9 0.3% Tdels for Arm of Interest 317.6 100.0% LSDA Nature Resources Web Soil Survey 4!//2020 iMi Consewarion Service National Cooperatirve Soil Survey Page 3 of3