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HomeMy WebLinkAboutMiscellaneous APPLICANT 7/25/2018THE VILLAGES AT MARCOLA MEADOWS FINAL MASTER PLAN MODIFICATION Lane County Assessor's Map 17-02-30-00, Lot 1800 and Map 17-03-25-11, Lot 2300 Master Plan Illustration After recording return to: Richard M. Satre, AICP, ASLA, CSI Schirmer Satre Group 375 West 4' Avenue, Suite 201 Eugene, OR 97401 MidFirst Bank 3030 East Camelback Road Phoenix, AZ 85016 July 25, 2018 rr SCHIRMER SA1NE�;. THE VILLAGES AT MARCOLA MEADOWS Lane County Assessor's Map 17-02-30-00, Lot 1800 and Map 17-03-25-11, Lot 2300 Master Plan Illustration After recording return to: Richard M. Satre, AICP, ASLA, CSI Schirmer Satre Group 375 West 4" Avenue, Suite 201 Eugene, OR 97401 Lane County Clerk Open Space MidFirst Bank 3030 East Camelback Road Phoenix, AZ 85016 July 25, 2018 Lane County Deeds and Records &.1911iOMI 111111111111111111111111111 Jill 11111111111111111 $311.00 01738355201800385010550559 08/17/201811:01:16 All RPR -NT Cri Stn=41 CASHIER 04 $275.00 $20.00 $10.00 $11.00 $61.00 THE VILLAGES AT MARCOLA MEADOWS FINAL MASTER PLAN MODIFICATION JULY 25, 2018 TABLE OF CONTENTS Page No. 1. Cover............................................................................................................................ 1 2. Table of Contents......................................................................................................... 2 3. Project Description........................................................................................................ 3 Including: Itemized List of Final Master Plan Modification Contents 4. Notice, Decision and Staff Report ................................................................................ 4 5. Response to Conditions of Approval............................................................................ 5 Including: A. Dwelling Unit Deed Restriction (COA 2) (Recorded Separately: Document #261$ -03 '502,) B. Revised Phasing Plan (COA 3) C. Final Master Plan Modification, Timeline Extension and Supersedence Deed Restriction (COAs 11, 12 and 13) (Recorded Separately: Document #9Z(6 6. Revised Plan Set.......................................................................................................... 6 Including: Sheet T. Cover Sheet 2. Aerial Photo of Existing Conditions 3. Site Assessment of Existing Conditions 4. City of Springfield GIS Data 5. Site Plan 5A. Site Plan Alternate 6. Tabulation Plan 6A. Tabulation Plan Alternate 7. Phasing Plan 7A. Phasing Plan Alternate 8. Street Plan 8A. Street Plan Alternate 9. Stormwater Plan 9A. Stormwater Plan Alternate 10.1 Sanitary Sewer Plan 10.1A Sanitary Sewer Plan Alternate 10.2 Power and Water Plan 10.2A Power and Water Plan Alternate 10.3 Grading Plan 10.3A Grading Plan Alternate 11. Street Sections 12. Marcola Road — Roundabout with Two -Way Frontage Road 7. Back Cover................................................................................................................... 7 THE VILLAGES AT MARCOLA MEADOWS FINAL MASTER PLAN MODIFICATION JULY 25, 2018 PROJECT DESCRIPTION I. PHYSICAL SETTING The site is located in north -central Springfield, on the north side of Marcola Road and slightly to the west ofthe Marcola Road/28th Street intersection. To thewest is a combination of commercial and residential development. To the north, the site is bordered by a Eugene Water and Electric Board (EWEB) tax lot which contains two very largewater supply lines and a multiuse pathway. Farther north is a combination of residential development and undeveloped park land, aswell as a middle school and further residential development. To the east, the site is bordered by 31' Street with a combination of industrial and residential development beyond. To the south, the property is bordered by Marcola Road and residential development. The property itself is vacant and has not been previously developed or used except for a small industrial shop —located along Marcola Road and demolished in 2008- and an annual hay crop. DEVELOPMENT OBJECTIVE The overall objective for the property is the development of a Mixed -Use residential and commercial community. • The Medium Density Residential area includes a focus on single-family detached development. o The approved final master plan modification nowincludes only single-family detached homes in the MDR area. In the primary plan (See Attachment 1, Plan Set, Sheets 5 and 6) there are 215 lots arrayed in a more conventional layout of narrow local streets and average lot sizes. The local streets will have a 50 -foot right-of-way, a 28 -foot curb -to -curb street profile with setback sidewalks on both sides. Lot sizes will vary, but generally average around 6,600 square feet. These lots will take driveway access from the new local streets. o The alternative site plan (see Attachment 1, Plan Set, Sheets 5A and 6A) includes a combination of 250 single-family detached homes and 80 single- family attached homes (330 homes total). There are four home types (see Sheet 5A): 90 Traditional Homes on lots averaging 5,000 sf; 80 Narrow Homes on lots averaging 4,000 sf; 80 Alley Access Homes also on lots averaging 4,000 sf, butwith garages on al alley; and in 2,000 sf. attached single-family homes on individual lots averaging 2,000 sf. o The Modification utilizes the Cluster Subdivision requirement to provide a minimum of 20% of the area as open space in order to flex the minimum lot size (SDC 3.2-23O(H)). FNI + Al IiURiF V111M. # 375 West 4th, Suite 201, Eugene, OR 97401-I PLANNERS LANDSCAPE ARCHITECTS I ENVIRONMENTAL SPECIALISTS Phone: 541.685.4540 F2%:541.6864577 www.schirmersetre.com The Villages at Maroola Meadows Final Master Plan Modification — Project Description o Right-of-way, street arrangement, accessways, and open space is unchanged between the primary and alternative plan. The only difference is in the number and arrangement of the single-family lots. o While the Final Master Plan Modification includes a primary and alternative residential development plan, modifications to either of these plans are permitted in terms of specific dwelling unit type, design and arrangement, aswell as lot size and arrangement, as long as the requirements of the Springfield Development Code for the Medium Density Residential (MDR) Zone and the Metro Plan Nodal Development Area overlay, within the minimum and maximum density range, are satisfied. The Commercial area includes a combination of multi -family development and a certain amount of commercial development. o The Modification maximizes the number of multi -family apartments within the residential ground floor percentage limit found in the Mixed -Use Development Standards in the Springfield Development Code (SDC 3.2-630(a)(1)). Attachment 1 Plan Set, Sheets 5 and 5A show 500 multi -family dwelling units. The Modification includes approval of up to 500 multi- family dwelling units. The Modification retains land use approval to provide any type of dwelling unit in any kind of arrangement, configuration, or building type that is permitted by the Springfield Development Code for the Mixed -Use Commercial (MUC) Zone and the Metro Plan Nodal Development Area overlay, within the limits of residential ground floor percentage. o The Modification proposes that the southern and southwestern portion of the MUC area — the area adjacent to Marcola Road and on both sides of the proposed new minor collector, Oak Prairie Drive — to provide a commercial development that meets the ground floor commercial square footage code requirement of 60%. The Modification proposes 245,993 square feet of commercial ground floor area. The Modification requests land use approval to provide for commercial development in any kind of arrangement, configuration, or building type that is permitted by the Springfield Development Code, as well as the limits of the ground floor percentage in commercial use when compared to the ground floor residential use within the MUC Zone. The Phasing Plan allows for residential development to occur first with commercial development occurring when market demand warrants. Public improvements— streets and utilities, including the proposed Willow Creek Greenway, as it functions as a critical component of the property's stormwater management system and cluster subdivision open space requirement —would be provided as necessary for the health, safety, and functioning of each phase. See Attachment 1, Plan Set, Sheet 7 Phasing Plan, and Attachment 11, Phasing Plan, for further detail. III. THE LAND USE DECISION The Final Master Plan Modification was approved by the Springfield Planning Commission on May 15, 2018 (Case Number 811-18-000054-TYP3). It modifies a prior Final Master Plan for the property (Case Number LRP2007-00028). It supersedes the prior Final Master Plan (recorded as Document #2008-041041) and associated CC&Rs (recorded as Document #2008-039321). A complete copy of the new decision can be found in Part 4—Notice, Decision and Staff Report of this document. The Approved Plan The approved Final Master Plan Modification includes a nine (9) phase master planned mixed-use residential and commercial community. It includes a greenway with pedestrian bridges and overlooks (Willow Creek Greenway), a park (Oak Prairie Park), accessaay connections for pedestrians and bicyclists to the adjacent EWEB multi -use pathway to the north and the residential neighborhood to the west, a new minor collector street (Oak Prairie Drive), a new collector street through the neighborhood, new local streets, improvements to 31st Street, and a new frontage road and roundabout along Marcola Road to mitigate traffic impacts from the development. The Final Master Plan Modification provides specific details about residential density, commercial floor area, utilities, and traffic impacts and mitigation improvements. It provides general details about design of buildings, landscape, street trees, and more. These general details are permissible through the Master Plan Schirmer Satre Group . 375 Wed 4- Avenue, Suite 201, Eugene, OR a7401 . (541) 696-4540 3-2 The Villages at Maroola Meadows Final Master Plan Modification — Project Description process, as they will be further discussed and evaluated through the future land use application process. Subdivision and Site Plan Review are some of the anticipated future land use applications. But flexibility is the word. Residential Flexibility The approved Modification includes a primary site plan and an alternative site plan. The primary and alternative site plans are identical except for the residential development illustrated in the MDR portion ofthe property. Whereas the primary plan includes 215 dwelling units, the alternative plan includes 330 dwelling units. As noted in Condition of Approval 2, the minimum number of dwelling units is the minimum number necessary to provide the equivalent of 12 dwelling units per net acre overall within the Residential Villages portion of the plan —the portion ofthe property comprised ofthe MDR zone and the portion of the MUC zone containing the multi -family development. In the currently illustrated plan, that net acreage is 59.58 acres and the minimum number of dwelling units is 715. The number (and size, type and arrangement) of single family units and the number (and size, type and arrangement) of multi -family units can vary from that illustrated as long as the minimum number of units does not fall below 715. There is even flexibility in this. A specific subdivision application for the single family development along with a specific site plan review application for the multi -family development will determine final gross and net acres, dwelling unit mix and minimum number of units. Commercial Flexibility The Modification includes an arrangement of 15 buildings containing a total of 246,000 ground floor square feet. As noted above, within the Mixed Use Commercial area, up to 40% of the ground floor footprint can be residential. Given the multi -family development in the illustrated plan, that makes for a required 246,000 square feet of commercial. But here too there is flexibility. As long as the requirements of the Final Master Plan Modification, the Springfield Development Code, the Springfield Engineering Design Standards and Procedures Manual are addressed, the specific number, size, type and arrangement of the commercial building are flexible. Indeed, if the floor area of the multi -family footprint shrinks, so could the commercial footprint. As with the residential component of the project, a specific subdivision application combined with a specific site plan review application will determine the final development. Phasino Flexibility Lastly there is flexibility in the phasing of the development. There are three land use components of the project —single-family residential, multi -family residential and commercial. Each of these is comprised of three phases, for a total of nine phases. The first three are the single-family residential. The second three are the multi -family residential. The last three are the commercial. Even though there are sequenced in a linear fashion, within the details of the phasing plan itself, there is flexibility. For example some of the multi -family could occur before the single-family and even some of the commercial could occur early on. See Attachment 11 — Phasing Plan for details. Conditions of Approval Approval of the Final Master Plan Modification included 13 conditions. Of these, six (Conditions 1-3 and 11-13) required action at this time. The other seven conditions (Conditions 4-10) reference requirements which will come into effect when future land use actions are requested —notably subdivision, site plan review and public improvements. A full list of the conditions, and their resolution, can be found in Part 5—Compliance with Conditions of Approval in this document. IV. FINAL MASTER PLAN MODIFICATION ON FILE This document is but a summary of the full Final Master Plan Modification. A complete copy of the plan is available with the City of Springfield, Development and Public Works Department, 225 Fifth Street, Springfield, OR 97477. The complete plan is comprised of an application, written statement, a series of exhibits and several attachments, one of which is a plan set. For reference, here is a list of the plan's contents. Schirmer Satre Group . 375 Wed 4'^ Asenue, Suite 201, Eugene, OR W401 . (541) 696-4540 3-3 The Villages at Maroola Meadows Final Master Plan Modification — Project Description 1. Application. 2. Written Statement. A. Written Statement — Primary Plan. B. Written Statement—Alternative Plan. 3. Exhibits. A. COA and CC&R Analysis (of the 2008 Master Plan). B. COA and CC&R Checklist (of the 2008 Master Plan). C. Legal Description. D. Ownership Deed. E. Traffic Impact Analysis. F. Wetland Delineation and Concurrence. G. Title Report. 4. Attachments. (The attachments are titled and numbered as they were in the 2008 Master Plan. Attachments 2, 3 and 5were no longer relevant.) 1. Reduced Plan Set. 4. CC&Rs. 6. Public Streets. 7. Transportation Impacts. 8. Accessaays. 9. Sanitary Sewer. 10. Stormwater Management Plan and Drainage Study. 11. Phasing Plan. 5. Full Size Plan Set. --- End of Project Description --- Schirmer Satre Group . 375 Wed 4'^ Asenue, Suite 201, Eugene, OR W401 . (541) 696-4540 3-4 NOTICE OF DECISION SPRINGFIELD PLANNING COMMISSION DATE OF NOTICE: May 16, 2018 DATE OF DECISION: May 15, 2018 CASE NUMBER: 811-18-000054-TYP3 APPLICANT: Schirmer Satre Group on behalf of MidFirst Bank NATURE OF APPLICATION: Approval of a modification to a Final Master Plan. The subject Master Plan area is the 100 -acre Marcola Meadows site in north Springfield at the northwest corner of Marcola Road and 28" Street (Map 17-02-30-00, Tax Lot 1800 & Map 17- 03-25-11, Tax Lot 2300). The applicant requested a Final Master Plan Modification to extend the timeline to July 25, 2023; change the phasing configuration and sequence; and change the zoning for a 19.3 -acre portion of the property. The application was initiated and submitted in accordance with Section 5.13-100 of the Springfield Development Code, and accepted on March 30, 2018. - The Springfield Planning Commission held a public hearing on May 15, 2018 on the request to approve a Final Master Plan Modification. The Development & Public Works Department notes, staff report (refer to criteria SDC 5.13-125) and recommendation together with testimony of the persons testifying at the hearing were considered and made part of the record of the proceeding. DECISION: The Springfield Planning Commission voted 6-0 with one absent to approve the Final Master Plan Modification subject to the thirteen conditions of approval contained in the staff report. APPEAL: The applicant or any party with standing may appeal this decision to the City Council. The appeal must be submitted to the Development & Public Works Department, 225 Fifth Street, Springfield, OR 97477, within 15 days of this notice of decision. The appeal must be in accordance with the Springfield Development Code Section 5.3-100, Appeals. The appeal must be submitted on a City form and a fee of $2,591.00 must be paid with the submittal. The fee will be returned to the appellant only if the City Council approves the Appeal Application. QUESTIONS: If you have any questions concerning this matter, please contact Andy Limbird at 541-726-3784 or alimbirdOsorinafield-or.cov. Andy mbi/d, Senior Planner BEFORE THE PLANNING COMMISSION OF THE CITY OF SPRINGFIELD, OREGON REQUEST FOR FINAL MASTER PLAN MODIFICATION NATURE OF THE APPLICATION CASE NO. 811-18-000054-TYP3 FINDINGS, CONCLUSIONS, AND ORDER Request to modify the Final Master Plan for Marcola Meadows to change the sequence and phasing of development from four to nine phases; extend the timeline for the Final Master Plan to July 25, 2023, and amend the zoning for a 19.3 -acre portion of the development area from Community Commercial (CC) to Mixed Use Commercial (MUC). The subject property is a 100 -acre vacant property in north Springfield at the northwest corner of 28� Street and Marcola Road, Map 17-02-30-00, Tax Lot 1800 & Map 17-03-25- 11, Tax Lot 2300, On March 30, 2018 the following application for a Final Master Plan Modification was accepted: Revise the sequence and location of development phasing; restore the MUC zoning for a 19.3 - acre parcel within the development area; and extend the Final Master Plan timeline to July 25, 2023, Case Number 811-18-000054-TYP3, Rick Satre, Schirmer Satre Group on behalf of MidFirst Bank, applicant. The area requested for Final Master Plan Modification is generally depicted and more particularly described in Attachment 1 to this Final Order. 2. The application was submitted in accordance with Section 5.4-105 of the Springfield Development Code. Timely and sufficient notice of the public hearing, pursuant to Section 5.2- 115 of the Springfield Development Code, was provided. 3. On May 15, 2018 a public hearing on the Final Master Plan Modification request was held. The Development and Public Works Department staff notes including criteria of approval, findings and recommendations, together with the testimony and submittals of the persons testifying at that hearing have been considered and are part of the record of this proceeding. CONCLUSION On the basis of this record, the requested Final Master Plan Modification application is consistent with the criteria of Section 5.13-125 of the Springfield Development Code. This general finding is supported by the specific findings of fact and conclusions in the staff report (Exhibit A) attached hereto. ORDER It is ORDERED by the Planning Commission of Springfield that Case Number 811-18-000054-TYP3, Final Master Plan Modification Request, be approved. This ORDER was presented to and approved by the Planning Commission on May 15, 2018. ' Planing ommisgfon Chairperson ATTEST AYES:& NOES: D ABSENT: ABSTAIN: 3-2 ra9 9_161:Ia121aImi SITE 33 LEGAL DESCRIPTION PARCEL (Tax Map 17-93-2541. Tax Lot 2300) Situated in the City of Springfield, Lane County, State of Oregon in the Northeast 1/4 of Section 25 in Township 17 South, flange 3 West of the Wiilanni Meridian and described as follows: Being a portion of the lands that were conveyed as 'Parcel 1" in that certain Trustees' Deed that was recorded April 10, 2006 at Rendu' s Number 2006-024293 in the Official Germans of Lane County, State of Oregon, which portion is more particularly described as follows: Being a portion of "Parcel 3" of Land Padition Plat Number 94-P0491 as recorded April 19, 1994 in the Land Partition Plat Records of Lane County, State of Deegan, the perimeter boundary of which portion being man pariiculady, described as follows: BEGINNING at a point on the south line of said "Parcel 3" of Land Partition Plat Number 94-P0491 and north margin of Marcia Road (which margin is offset 45.00 feet northerly of the north fine of the B.B. Powers Don roper Land Claim Number 64 in Township 17 South, Range 2 West of the Willamette Meridian) that lies South B9°57'22' West 263.83 feet from the southeast corner of said "Parcel 3"; thence, leaving said point of beginning and crossing into said "Parcel 3', along the following fifteen numbered courses: (11 North 44°5715' East 19.81 feet; 12) Nonh 00°02'00' Won 161.96 het; 13) South B9"58'00' West 188.35 fee( (4) South 83'25'02' West 91.24 feet; (5) South 89°58'00' West 241.50 feet (6) North @1°02'00' West 341.22 feet 17) North 89"58TY East 33.48 feet (e) North 0092'00' West 329.03 feet (9) South 89°58'00' West 144,65 feet 1. a paint of nomtangent curvature to the right; (10) along said non- tangent curvature to the right, having a radius center that lies South 70°3873' East 738.51 feet, account angle 04°19'30' and a long chard of North 21°3172' East 55.73 feet an arc length of 55.75 feet to a point of non -tangent line; (111 along said non tangent line, North 89"58'00' East 38.55 feet; (121 North 44°581 East 102.82 feet (13) North 72°43'45" East 54.71 feet (14) South 89'50'16' East 836.23 feet and 115) South 60"02'00' East 70.75 feet to a pun[ an the East line of said "Paint 3'; thence, along said East line of "Parcel 3" the following one numbered course: (16) South 00oIll East 753.85 feet in a point that lies North 00'02'00' West 175.93 feet from the aforesaid southeast corner of "Parcel 7; thence, leaving said East line and paint and along the following three numbered courses: (171 South 89"58'00' West 197.82 feet (18) South W'02'00" East 151.95 feet and (19) South 45"0327" East 19.82 feel to a point that lies an the aforesaid South line of .Parcel 3' and said North margin of Mamola Road; thence, along said south line of "Parcel 3" and said North margin of Marcale Road, the following one numbered course: 120) South B9"5722' West 80.03 feet returning to the point of beginning. PARCEL II (Tax Map 17-02-30, Tax Lot 18001 Situated in the City of Springfield, Lane County, State of Oregon in the Southeast 1/4 of Section 24 and Nonhaenr 1/4 of Section 25 in Township 17 South, Range 3 Wool of the Willamette Meridian and in the Southwest 1/4 of Section 19 and Northwest 1/4 of Station 30 in Township 17 South, Range 2 West al the Willamette Meridian and described as follows: Being a portion of the lands that were conveyed as "Parcel I" and all Of the lands that were conveyed as "Parcel 2" in that certain Trustees. Deed that was recorded April 10, 2D06 at Decanter's Number 20OH24293 in the Official Records of Lane County, State Of Oregon, which portion is mare particularly described as follows: Being a portion of "Parcel 2" and a portion of "Parcel 3' of Land Partition Plat Number 94-P0491 as recorded April 19, 1994 in the Land Partition Plat Records Of lane County, Stare of Oregon together with adjoining lands to the east, the perimeter boundary of which being mare particularly described as follows: BEGINNING at a point an the south line of said "Parcel 3' of, Land Partition Plat Number 94-P0491 and north margin of Meanie Road fwhich margin is offset 45.00 feet remedy of the more line of the B.B. Powers Govern®r Loan Claim Number 64 in Township 17 South, Range 2 West of the Willamette Meridian) that lies South 89°57'22° West 263.83 feet from the southeast coiner of said "Pani 3'; thence, leaving said point of beginning and crossing into said "Parcel 3", along the following fifteen numbered courses: NI Nonh 44"57'15" East 19.81 feet (2f Noah 00"02'00' West 16196 feet 13) South 89"5000' West 188.35 fest; 14) South 83"25'02' West 91.24 feet: (5) South 89°58'00' West 241.50 feet; (6) Nonh 00"02'00" West 341.22 feet Of North 89'58'00" East 3348 feat (0) North 00"02'00" West 329.63 feet (9) South 89"58'00' West 144.65 feet to a point of non-mngem curvature to the right; (10) along said non -tangent curvature to the right, having a radius center that Iles South 70°3623' East 73851 moor a normal angle of 4°19'30' and a long chord of North 21'3122' East 5533 feet, an arc length of 55.75 feet to a point of non tangent line; 1111 along said non tangent line, North 89"51 Eas: 38.55 feet, 112) North 44"51 East 192.82 feet 1131 North 72"431 East 54.71 feet (14) South 89"5016' East 636.23 feet; and N5) South 60"02'00' East 70.75 feet, to a point an the East line of said'Pai 3" thence. along said East line at "Parcel 3" the following one numbered corse. (16) South 3-4 0(°02'00' East 763.85 feet to a paint that lies North 00°02'00' West 175.93 feel from the aforesaid southeast corner of "Parcel 3"; thence, leaving said East line and point and along the following than numbered courses: 117) South 89"58'00' West 197.82 feet; (18) South 00°02'00' East 161.95 feet and (19) South 45°03'27' East 19.82 feet to a point that lies an the aforesaid South had of "Parcel 3" and said North margin of Miracle Rged; thence, along said south line of "Pmcel 3' and Said North margin of Mmcola Road, the following one numbered worse: (20) North 89.57'22" East 183.80 feet to said southeast comer of "Parcel 3': thence, alrnrg said North margin of Marcelo Road, the fallowing one numbered course: (211 North 89°53'35' East 235 82 feet to the southwest corner of the lands that were conveyed for public road purposes in that certain "bargain and Sale Deed" that was resettled September 22, 1993 in Reel 188011 at Reception Number 9360016 in the Official Records of Lane County, State of Oregon which southwest corner and conveyed lands are shown on the survey map by Daniel W. Baker that was filed August 26,1996 as CSF Number 33731 in the office of the County Surveyor of Lane County, State of Oregon; thence, along said west margin of said conveyed lands, the following eight numbered courses. (22) North 45°04'29' East 43.19 feet; (23) North 00°02'23' West 56.00 feet to a point of non Wagner curvature to the right; (241 along said non import curvature to the right, having a radius center that lies Sahib OMB'13' East 505.00 feet, a Central angle of 7"03'33' and a long chord of North 03.33'34' East 62.18 feet, an are length of 62.22 feet to a paint of non-langent line; (25) along said non -tangent line, North 21-00 50' East 122.20 Net to a point of non -tangent curvature to the right; 1261 along said non -tangent curvature to the right, having a radius center that lies South 69°03'10' East 490.00 feet, a central angle of 43°07'26' and a long chord of North 42°30'33' East 360.16 feet, an arc length of 368.80 feet to a paint of nan-tzngent line; (271 along said nom tangent line, North 64°05'11' East 579.54 feet to a point of nomtangent curvature to the left. (201 along said nom tangent curvature la the left, having a radius comer that lies North 25°57'51" West 355, 00 last, a central angle o1 63°56'04' and a long chord M North 32°04'07" East 366.49 feet, an arc length of 4117.29 feet to a paint of non -tangent line that lies on the west margin of 31st Street as said margin is shown on said survey map by Daniel W. Baker; and (29) along said west margin of 31st Street the Noah 00"02'05' West 377.27 feet to the northwest corner of said conveyed lands. thence, along the north line of said conveyed lands the following one numbered course. (30) Noah 89°57'55" East 5.00 feet to a paint on the west margin of said 31st Street as said bounrwas,estahlishatl.im lhaL certain Bargain and Sale Deed thatwas recorded October 19,1955 at Reception Number 68852 in the Official Records of Lane County, State of Oregon, which margin is offset 30.00 feel westerly by perpendicular measurement from the centerline of said street; thence, along last said west margin, the following one numbered course: (31) North 00°02'05' West 730.89 feel to a paint on the soon margin of the Eugene Water and Electric Board Utility Corridor as said corridor was conveyed to the City of Eugene by that certain Warranty Deed that was recorded October 27, 1947 In Book 359 at pages 285-286 is the Dead Records of Lane County, State of Oregon; thence, along said south margin of the Eugene Water and Elecuic Board Utility Corridor and the north line of said "Parcel 3" of Land Partition Plat Number 94-PO491 the following one numbered course: (32) South 79°42'00" West 2393.70 feet to the northwest corner of said "Parcel 3" as said corner is common with the northeast miner of the plat boundary of .Austin Park South. as platted and recorded November 18,1893 in File 74 at Slides 132-134 in the Plat Records of lane County, State of Oregon; thence, along the east and south lines of said plat of .Austin Park South., the following two numbered courses: (331 South 00"02'16' East 909.63 feet and (34) South 89°57'41' West 260.13 feet to a paint an the east plat boundary of Delle Lomond Terrace First Addition. as platted and recorded Aupust 12, 1265 in Book 46 at page 20 in the Plat Records of Lane County, State of Oregon: thence, along said east plat boundary, the following one numbered course: (35) South 09`02'W' East 11288 feet to a point on the north plat boundary of .Nicole Park, as platted and recorded December 21, 1992 in File 74 at Slides 30-32 in the Plat Bowrds of Lane County, State of Oregon, thence, along said north plat boundary and the ease plat boundary of said .Nicole Park_ the following me numbered courses: (36) Noah 09"58'00' East 529 feet; am 1371 South 00°03'40' East 259.95 feat to a point on the north line of "Parcel 2' of said Land Partition Plat Number 94-PO491; thence, along said naah line of "Parcel 2" the following one numbered course: 1381 South 8905737" West 99.55 feat o a point lying on the northerly extension of the east line of "Parcel 1" of said Land Partition Plat Number 94 -?0491, which point is the northeasl corner of the lands that were described in "Exhibit A" of that certain "Declaration of Property Line Adjustment" that was recorded April 7, 1997 in fleet 22818 at Reception Number 9722969 in the Official Records of Lane County, State of Oregon; thence, along said northerly extension and said east line as described in said "Declaration of Properly Line Adjustment", (39) South 00"02'16' East 51590 feet to the southeast corner of said "Parcel 1" as said corner has on the aforesaid north margin of Marcola Road; thence, along the south line of said "Parcel 3" and naah line of Marcola Road, the following one numbered course: 1401 North 89"57'22' East 1155.39 feet returning to the point of beginning. 45 SPRINGFIELD TYPE III FINAL MASTER PLAN MODIFICATION, STAFF REPORT & RECOMMENDED CONDITIONS OREGON Project Name: Marcola Meadows Final Master Plan Modification Project Proposal: Modify the Marcola Meadows Final Master Plan to change the sequencing and configuration of development phasing, amend the property zoning, and extend the timeline an additional five years to July, 2023 Case Number: 811-18-000054-TYP3 Project Location: Marcola Road at 28" Street Assessor's Map: 17-02-30-00, TL 1800 and 17-03-25-I1, TL 2300 Zoning: Medium Density Residential (MDR), Mixed Use Commercial (MUC) and Community Commercial (CC) Metro Plan Designation: Commercial and Nadal Development Application Submitted Date: Mar. 30, 2018 Planning Commission Public Hearing Date: May 15, 2018 Associated Applications: LRP2007-00028 Amendment); 811-18-000053-TYP3 (Zoning M; APPLICANT'S DEVELOPMENT REVIEW TEAM Owner/Applicant: Applicant's Representative: Project Engineer: Elliot Jensen Richard Satre Lane Branch, PE MidFirst Bank Schirmer Satre Group Branch Engineering Inc. 3030 E Camelback Road 375 West 0 Avenue, Suite 201 310 Fifth Street Phoenix AZ 85016 Eugene OR 97401 Springfield OR 97477 CITY OF SPRINGFIELD'S DEVELOPMENT REVIEW TEAM POSITION REVIEW OF NAME PHONE Project Manager Planning Andy Limbird 541-726-3784 Transportation Planning Engineer Transportation Michael Liebler 541-736-1034 Civil Engineer Utilities Clayton McEachem 541-736-1036 Civil Engineer Sanitary & Storm Sewer Clayton McEachem 541-736-1036 Deputy Fire Marshal Fire and Life Safety Gilbert Gordon 541-726-2293 Building Official Building David Bowlsb 541-736-1029 811-18-000054-TYP3 Final Master Plan Modification Page I of 13 4-6 SITE INFORMATION The property involved in this request is the 100 -acre Marcola Meadows Master Plan area at the northwest comer of Marcola Road and 28th Street (Map 17-02-30-00, Tax Lot 1800 & Map 17-03-25-11, Tax Lot 2300). The Master Plan was approved by the Springfield Planning Commission on July 16, 2008 as Case LRP2007-00028. The Final Master Plan was recorded at Lane County Deeds & Records on July 25, 2008. A tentative subdivision plan (Case SUB2008-00036) for the Master Plan area was approved in September 2008, but has since expired. Additionally, a tentative site plan (Case DRC2008-00068) for a Lowe's home improvement store was approved in October, 2008, but did not proceed past Final Site Plan submittal and is deemed expired. The applicant previously obtained approval to extend the Final Master Plan timeline to July 25, 2018 pursuant to Case TYP 115-00031. The Master Plan area is vacant and zoned a combination of Medium Density Residential (MDR), Mixed Use Commercial (MUC), and Community Commercial (CC). The Nodal Development Overlay District (/ND) applies to about 80.8 acres of the Master Plan area that is currently zoned MDR and MUC. I W 110'031041717 O7III OR EV II LINK The Master Plan describes the development template for the Marcola Meadows project area, including the planned residential, mixed-use, and commercial elements of the neighborhood; public street and utility network; commercial site access and vehicle circulation patterns; stormwater management facilities; and phasing plan. Master Plans are typically valid for a seven year period from the date of recordation, with provision for a one-time extension of up to three calendar years using a Type I Final Master Plan amendment process in accordance with Section 5.13-135.A.3 of the Springfield Development Code (SDC). The Final Master Plan can be extended to a maximum 15 -year timespan in accordance with SDC 5.13-135.B.9, but this extension is subject to a Type Il or III amendment process depending upon the size and complexity of the development area. For the subject development site, the 2008 Final Master Plan was already amended once to provide for a three-year extension (Case TYP115-00031). However, no development has occurred on the site during the past 10 years and the prior extension expires on July 25, 2018. The applicant is now proposing to modify the overall timetable for the Marcola Meadows Master Plan area by extending the expiration date to July 25, 2023 (the maximum 15 year lifespan allowable by SDC 5.13-135.B.9). Additionally, the applicant is proposing to modify the sequencing and configuration of development phasing, and to modify the zoning for the property. The nature of the proposed modifications to the Master Plan, and the overall size and complexity of the development area (100+ acres), trigger the requirement for a Type III process in accordance with SDC 5.13-135.B. Applicable criteria for the Final Master Plan amendment are based substantially on the Preliminary Master Plan criteria of approval found in SDC 5.13- 125. Staff has reviewed the 54 conditions of Master Plan approval that are exhaustively reviewed and analyzed in the applicant's project narrative (Attachment 2). At the time of its initial review and approval in 2008, the 100 -acre Marcola Meadows development area generated a host of conditions and restrictions to ensure the phasing and sequencing of public and private improvements aligned with the developer's and City's vision of the site, Overall, the conditions of approval are quite specific and prescriptive, and were intended to address a variety of existing and anticipated development issues on the property. Because no development has occurred on the site since the original Master Plan approval nearly 10 years ago, and changes to the City's Development Code and development review processes provide many of the regulatory "safeguards" identified in the conditions of approval, staff considers many of the 54 approval conditions to be superfluous. It is the intent of the Final Master Plan to establish an overall development template for a series of successive land use approvals including subdivision and site plan review. According to the applicant's proposed phasing plan, each planned development phase will have an associated Public Improvement Project (PIP) for streets and infrastructure requiring detailed review and approval in accordance with City standards in effect on the date this Final Master Plan Modification application was filed. For these reasons, staff is recommending a streamlined list of conditions attributed to this modified Final Master Plan to supersede and replace the original 54 conditions of approval. 811-18-000054-TYP3 Final Master Plan Modification Page 2 of 13 47 PROCEDURAL REQUIREMENTS The Final Master Plan Modification procedures and criteria of approval in SDC 5.13-135 apply to modifications of Final Master Plans and to Master Plans approved prior to adoption of Ordinance 6238 on March 3, 2009. The Marcola Meadows Master Plan was approved on July 16, 2008. The proposed modifications are therefore subject to the current requirements in SDC 5.13-135. The applicant's proposal consists of modifications described in SDC 5.13-135.B.2 through B.6, B.8, and B.9. No other modifications that are not listed in SDC 5.13-135.B are proposed. SDC 5.13-135.13 provides that these modifications may be processed under a Type II review procedure, or under a Type III review procedure based on the proposed based on the proposed size of the Master Plan site, the availability/capacity of public facilities, and/or impacts to adjacent properties. The proposed modifications warrant Type III review due to the approximately 100 - acre size of the Marcola Meadows Master Plan site and the complexity of the proposed modifications as they relate to the availability and capacity of public facilities and impacts on adjacent properties. Because the Final Master Plan Modification proposes modifications that are subject to the standards and criteria for Preliminary Master Plan approval under SDC 5.13-125 (see Criteria of Approval, below), the applicant must submit the modified Final Master Plan for approval under SDC 5.13-131, 132, and 133 within one year of Final Master Plan Modification approval. The modified Final Master Plan will be reviewed under Type I procedure according to SDC 5.13-131. ICUYYty[N:Y9 CONN ]W Y,"A 9 Y_W YJ.C[Kl]u hyl_IICY& Notification of the May 15, 2018 Planning Commission public hearing was sent to all property owners and residents within 300 feet of the outer boundary of the Marcola Meadows development site on April 23, 2018. Notification was also published in the April 30 and May 7, 2018 editions of The Register Guard. Staff responded to several telephone calls and counts inquiring about the proposal but no written comments were received. CRITERIA OF APPROVAL As stated in SDC 5.13-135.17, the criteria of approval for a Final Master Plan modification include compliance with any applicable Preliminary Master Plan criteria of approval specified in SDC 5.13-125 and any other applicable standard of the Springfield Development Code required to justify the proposed modification, Under SDC 5.13- 140.A.1, modifications to Final Master Plan that propose to extend the time line in excess of 10 years must comply with the standards and criteria in effect at the time the modification application is filed. The applicant seeks to extend the Marcola Meadows Master Plan in excess of 10 years past the original approval. Therefore, all proposed modifications to the Final Master Plan and subsequent site plan and subdivision approvals must comply with the applicable standards and criteria in the Springfield Development Code in effect on the date the Final Master Plan Modification application was submitted (March 30, 2018), rather than those in effect at the time the original Master Plan application was submitted in 2007. A. Plan/Zone Consistency: The existing or proposed zoning shall be consistent with the Metro Plan diagram and/or applicable text. In addition, the Preliminary Master Plan shall be in compliance with applicable City Refinement Plan, Conceptual Development Plan or Plan District standards, policies and/or diagram and maps. Finding 1: The site is currently zoned Medium Density Residential (MDR), Mixed Use Commercial (MUC) and Community Commercial (CC) in accordance with the Springfield Zoning Map, and is designated Commercial and Nodal Development in accordance with the adapted Metro Plan diagram. The applicant is proposing to amend the Final Master Plan area by rezoning approximately 19.3 acres of CC to MUC (Case 811-18-000053-TYP3). Finding 2: Upon amendment of the Zoning Map initiated by Planning Action 811-18-000053-TYP3, the Final Master Plan area would be zoned a combination of MDR and MUC with a Nodal Development Overlay applied 811-18-000054-TYP3 Final Master Plan Modification Page 3 of 13 48 to approximately 81.1 acres of the development area. The proposed Master Plan diagram and amended zoning is consistent with the adopted Metro Plan diagram. RECOMMENDED CONDITION OF APPROVAL: 1. Prior to approval of the modified Final Master Plan, the zoning of the property shall he amended as initiated by Planning Action 811-18-000053-TYP3. Conclusion: As conditioned herein, this proposal satisfies Criterion A. R. Zoning District Standards: The Preliminary Master Plan shall be in compliance with applicable standards of the specific zoning district and/or overlay district. Finding 3: A Zoning Map Amendment has been submitted under separate cover (Case 811-18-000053-TYP3) to change the zoning of the Master Plan area to remove the 19.3 acres of CC and rezone this area to MUC. The proposed rezoning action will need to be approved prim to approval of the Final Master Plan amendment (see Condition 1 above). Finding 4: The Nodal Development Overlay District applies to 81.1 acres of the Master Plan area as generally depicted on the adopted Metra Plan diagram and consistent with the City's adopted Transportation System Plan. Finding 5: The applicant is proposing a mix of single-family detached and multi -family attached homes within the Master Plan area. In accordance with SDC 3.2-210, attached and detached single family dwellings are allowable in the MDR District. Attached single-family dwellings and multi -family dwellings are allowable in the MUC District subject to limitations on overall ground floor area. Finding 6: Approximately 54.8 acres of the Marcola Meadows development area is zoned MDR, or 42.2 net acres after deducting area to be dedicated to the public. The applicant is proposing to develop 215 to 330 dwellings within the MDR zoning area and up to 500 dwelling units within the MUC zoning area, which is located primarily in the central portion of the development site. In accordance with SDC 3.2-630.A.1.b, up to 40% of the ground floor area within the MUC District can be allocated to residential use. Finding 7: The minimum residential density in MDR zoning is 14 dwelling units per net acre. The applicant's proposed Final Master Plan Modification would result in a net residential density of 5.1 to 7.8 dwelling units per net acre within the MDR zone. The applicant proposes to allocate a portion of the units needed to meet the MDR minimum density to the MUC zone. The minimum net residential density across the entire nodal development/mixed-use area is 12 dwelling units per acre. The applicant's proposal for 215 dwelling units in the MDR zone and 500 units in the MUC zone meets this minimum net residential density. Finding 8: The applicant also proposes an alternate residential development scheme that uses the Cluster Subdivision development standards to provide lots that are less than the minimum lot size for the underlying MDR zone. In the alternate development scheme, the applicant proposes to provide a minimum of 20% of the residential development area as private open space according to SDC 3.2-230.H. Finding 9: There are no other substantive changes proposed to the Master Plan that would affect its compliance with the City's applicable zoning and overlay districts. RECOMMENDED CONDITION OF APPROVAL: 2. Prior to approval of the modified Final Master Plan, the applicant will record a deed restriction stating that all the residential units needed to meet minimum residential density in the MDR zone (14 dwelling units per net acre of MDR zoning area) and in the mixed-use/nodal development area (12 811-18-000054-TYP3 Final Master Plan Modification Page 4 of 13 4-9 dwelling units per net acre overall) will be constructed prior to or concurrently with any commercial development on the Master Plan site. Conclusion: As conditioned herein, this proposal satisfies Criterion B. C. Transportation System Capacity: With the addition of traffic from the proposed development, there is either sufficient capacity in the City's existing transportation system to accommodate the development proposed in all future phases or there will be adequate capacity by the time each phase of development is completed. Adopted State and/or local mobility standards, as applicable, shall be used to determine transportation system capacity. The Preliminary Master Plan shall also comply with any conditions of approval from a Metro Plan diagram and/or text amendment regarding transportation and all applicable transportation standards specified in SDC Chapter 4. Finding 10: Section 4.2-105.G.2 of the SDC requires that whenever a proposed land division or development will increase traffic on the City street system and that development has any unimproved street frontage abutting a fully improved street, that street frontage shall be fully improved to City specifications. Finding 11: The applicant has provided street cross-sections and layouts that allow for sufficient access and connectivity across the proposed Master Plan area and surrounding public street frontages at full build -out. Finding 12: Construction of public streets and related improvements is reviewed and approved in conjunction with a Public Improvement Permit (PIP) process and in accordance with the requirements of the City's Engineering Design Standards and Procedures Manual (EDSPM). Finding 13: A Traffic Impact Study (TIS) was prepared by Access Engineering Inc. for the Mineola Meadows Master Plan area in 2007. Staff reviewed and conditionally accepted the findings of the TIS at the time of original Master Plan approval in July 2008. The applicant prepared and submitted a revised Traffic Impact Analysis (TIA) in support of the proposed Final Master Plan Modification and Zoning Map Amendment. The TIA addresses the traffic impacts associated with the phasing, zoning, and Master Plan modifications in relation to the existing and planned infrastructure. City staff concurs with the findings and conclusions in the revised TIA. Finding 14: The 2007 zoning map amendment associated with the original Master Plan included a trip cap as a demand management strategy to meet Goal 12 requirements thereby ensuring that the zone change would not result in a significant impact to transportation facilities. The trip cap of 1,430 PM peak hour net primary external non -bypass trips remains applicable to the entire Master Plan site and is satisfactorily addressed in the revised TIA. Finding 15: The applicant is requesting a Mixed Use District parking reduction without a variance in accordance with provisions of SDC 4.6-125.G.3: the Director may reduce the minimum residential parking standard when it is demonstrated that proposed housing is "along a frequent service transit line." The City's Development Code does not provide a definition for "frequent service transit line," but staff interprets this phrase to mean that the development area containing proposed housing directly abuts a street identified as part of the existing or proposed Frequent Transit Network shown on Figure 9 of the Springfield Transportation System Plan (TSP) or directly abuts another transit line that provides a minimum of 15 -minute transit frequency during peak travel times. The proposed Mixed Use Commercial zoning directly abuts Marcelo Road between 19°i Street and 31" Street, which is identified as part of the proposed frequent transit network on Figure 9 of the Springfield TSP. The Director in consultation with City staff has determined that the parking reduction is therefore appropriate and acceptable. 811-18-000054-TYP3 Final Master Plan Modification Page 5 of 13 410 Finding 16: The revised (2018) TIA groups the proposed nine (9) construction phases into three primary phases for the purpose of quantifying traffic impacts internally and to surrounding areas. The three phases described in the applicant's TIA correspond with the following construction phases depicted on the proposed Master Plan diagram (Sheets 7 and 7A): • TIA Phase I — construction phases IA, 113, 2A, 2B, 4 & 5; • TIA Phase ld— construction phases 3A, 3B & 6; and • TIA Phase III— construction phases 7, 8 & 9. The applicant's revised TIA finds that the roundabout improvements on Marcola Road need to be completed concurrent with TIA Phase II, and the remainder of the Marcola Road improvements concurrent with TIA Phase BI. As submitted, the Phasing Plan Sheet does not comport with the construction phasing analyzed under the TIA and must be revised accordingly with the Final Master Plan submittal. Finding 17: The applicant is not proposing to significantly modify the configuration of the planned public street system as originally approved in 2008, or the anticipated traffic patterns generated by the development area. Finding 18: The proposed zone change from CC to MUC and the removal of a planned "big box" home improvement center from the Master Plan area has a net reduction in anticipated vehicle trips within the Master Plan area. The proposed Final Master Plan Modification retains the existing hip cap and the connectivity of interior streets established by the existing Master Plan. Therefore, the proposed modifications to the Final Master Plan do not exceed the capacity of existing and planned public streets serving the Marcola Meadows development area. RECOMMENDED CONDITIONS OF APPROVAL: 3. Prior to approval of the modified Final Master Plan, the applicant shall provide an updated construction phasing plan consistent with City requirements and the findings of the revised TIA, including but not limited to ensuring that Marcola Road improvements are constructed prior to or concurrently with introduction of additional traffic generated by the Master Plan development area. 4. The developer(s) shall design and construct each phase's public road system using the City's Public Improvement Permit (PIP) process and in accordance with the requirements of the City's adopted EDSPM in effect at the time of PIP submittal. Conclusion: As conditioned herein, this proposal satisfies Criterion C. D. Parkins: Parking areas have been designed to: facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to nearby transit stops and public areas. The Preliminary Master Plan shall also comply with all applicable vehicular and bicycle parking standards specified in SDC Chapter 4. Finding 19: The applicant is not proposing to significantly modify the vehicle and pedestrian circulation patterns contemplated in the original Marcola Meadows Master Plan. Additionally, the applicant is not proposing to modify any off-site vehicle and pedestrian facilities. The proposed Master Plan provides for connectivity of the public street system internal to the site and to perimeter public streets, including Marcola Road and 31 " Street. Off-street pathway connectivity is proposed to the nearby E W EB pathway corridor, along the reconfigured stormwater channel internal to the development area, and to the existing residential neighborhood to the west. Finding 20: Vehicle and bicycle parking for multi -family residential and commercial developments will be reviewed and approved incrementally as detailed site plans are advanced for construction Phases 4 through 9. As residential and commercial development advances on the Marcola Meadows site, Lane Transit District 811-18-000054-TYP3 Final Master Plan Modification Page 6 of 13 4-11 (LTD) will have the opportunity to review and potentially modify the location and frequency of transit service along the Marcola Road corridor. Conclusion: This proposal satisfies Criterion D. E. Ingress -Egress: Ingress -egress points have been designed to: facilitate traffic safety and avoid congestion; provide bicycle and pedestrian connectivity within the property and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; and minimize driveways on arterial and collector streets as specified in this Code or other applicable City and State regulations. The Preliminary Master Plan shall also comply with all applicable ingress/egress standards specified in SDC Chapter 4. Finding 21: The applicant is not proposing to significantly modify the locations of identified public street intersections and principal ingress -egress points to serve the Marcola Meadows development area. The primary public street intersections established in the original Marcola Meadows Master Plan include a roundabout on Marcola Road along the southwest edge of the development area, an intersection on 28a' Street at Pierce Parkway, intersections on 31" Street at V and W Streets, and a commercial access driveway onto Marcola Road between the future roundabout and the 28a Street intersection. The proposed Master Plan also contemplates a new street intersection on 31" Street at U Street to improve connectivity with the adjacent neighborhood to the east. The proposed Final Master Plan diagram meets City requirements for separation spacing of street intersections on collector streets, and minimizing the number of intersections on a major collector street (Marcola Road). Conclusion: This proposal satisfies Criterion E. F. Availability of Public Utilities: Existing public utilities, including, but not limited to, water, electricity, wastewater facilities and stormwater management facilities either have sufficient capacity to support the proposed development in all future phases adequately, or there will be sufficient capacity available by the time each phase of development is completed. The Public Works Director or appropriate utility provider shall determine capacity issues. The Preliminary Master Plan shall also comply with applicable utility standards specified in SDC Chapters 4 and 5. Sanitary Sewer Finding 22: Section 43-105.A of the SDC requires that sanitary sewers shall be installed to serve each new development and to connect developments to existing mains. Additionally, installation of sanitary sewers shall provide sufficient access for maintenance activities. Finding 23: The proposed Final Master Plan Modification shows a conceptual layout for a public sanitary sewer system that appears to serve all lots within the development area and with sufficient capacity for the higher residential density depicted on the applicant's alternate development plan. The proposed sanitary sewer system will connect to the existing public trunk sewer line that runs east -west through the site and to the 31" Street sanitary sewer main that has adequate capacity for the proposed development. Finding 24: Section 2.02.8 of the City's EDSPM states that sanitary sewers shall be located in the public right- of-way at street centerline or within 5 feet of the centerline of the street. Public sanitary sewers in easements shall be allowed only after all reasonable attempts to place the mains in public rights-of-way have been exhausted. Finding 25: Construction of public sanitary sewer mains is reviewed and approved in conjunction with a Public Improvement Permit (PIP) process. 811-18-000054-TYP3 Final Master Plan Modification Page 7 of 13 4-12 RECOMMENDED CONDITION OF APPROVAL: 5. The developer(s) shall design and build each phase's public sanitary sewer system using the City's PIP process and in accordance with the requirements of the City's adopted EDSPM in effect at the time of PIP submittal. Stormwater Management Quantity Finding 26: Section 4.3-110.13 of the SDC requires that the Approval Authority shall grant development approval only where adequate public and/or private stormwater management systems provisions have been made as determined by the Development & Public Works Director, consistent with the City's adopted EDSPM. Finding 27: Section 4.3-110.0 of the SDC states that a stormwater management system shall accommodate potential runoff from its entire upstream drainage area, whether inside or outside of the development site. Finding 28: Section 4.3-110.1) of the SDC requires that runoff from a development shall be directed to an approved stormwater management system with sufficient capacity to accept the discharge. Finding 29: Section 4.3-I10.E of the SDC requires new developments to employ drainage management practices that minimize the amount and rate of surface water runoff into receiving streams and that promote water quality. Finding 30: To comply with SDC 4.3-110.13 & E, most stormwater runoff from the site will be discharged into an existing drainage channel that crosses the site from east to west — a drainage feature that is commonly referred to as the "Pierce Ditch". A smaller basin on the northern edge of the site will discharge to the existing stormwater system adjacent to Pierce Park. Finding 31: The existing drainage channel (Pierce Ditch) is proposed to be relocated to the north and reconfigured to more closely resemble and function as a natural channel than the existing linear ditch. The entire existing ditch and the proposed reconfigured channel are (and will be) classified as a wetland in accordance Oregon Department of State Lands (DSL) criteria. All work within the wetland areas require appropriate permits from DSL, the US Army Corps of Engineers, and (potentially) the Oregon Department of Environmental Quality (DEQ). Finding 32: The applicant has prepared and submitted a comprehensive stormwater drainage report which provides for an acceptable drainage management plan for the entire Master Plan area. Finding 33: Current City policy is for all stormwater management facilities that receive or convey public runoff to be transferred to City of Springfield ownership upon completion and acceptance of a PIP. In the applicant's alternate design, which proposes cluster development to increase dwelling unit density, the developer(s) rely on most (if not all) of the naturalized area surrounding the reconfigured conveyance channel to meet the common open space requirements of the City's Development Code. If the developer(s) choose the alternate design and advance a series of cluster subdivisions identifying common open space along the central stormwater drainage facility, the ownership and maintenance of the conveyance channel and detention ponds will need to be reconciled to the satisfaction of the City. Quality Finding 34: Under Federal regulation of the Clean Water Act (CWA), Endangered Species Act (ESA), and National Pollutant Discharge Elimination System (NPDES), the City of Springfield is required to obtain, and has applied for, a Municipal Separate Storm Sewer System (MS4) permit. A provision of this permit requires 8 11- 1 8-000054-TYP3 Final Master Plan Modification Page 8 of 13 4-13 the City to demonstrate efforts to reduce the pollution in urban stormwater to the Maximum Extent Practicable (MEP). Finding 35: Federal and Oregon Department of Environmental Quality (DEQ) rules require the City's MS4 plan to address six "Minimum Control Measures". Minimum Control Measure 5, "Post -Construction Stormwater Management for New Development and Redevelopment", applies to the proposed development. Finding 36: Minimum Control Measure 5 requires the City of Springfield to develop, implement and enforce a program to ensure the reduction of pollutants in stormwater runoff to the MEP. The City also must develop and implement strategies that include a combination of structural or non-structural Best Management Practices (BMPs) appropriate for the community. Finding 37: Minimum Control Measure 5 requires the City of Springfield to use an ordinance or other regulatory mechanism to address post -construction runoff from new and re -development projects to the extent allowable under State law. Regulatory mechanisms used by the City include the SDC, the City's EDSPM, and the Stormwater Facilities Master Plan (SFMP). Finding 38: Section 3.02 of the City's EDSPM states the Development & Public Works Department will accept, as interim design standards for stormwater quality, water quality facilities designed pursuant to the policies and procedures of the City's EDSPM and the City of Eugene Stormwater Management Manual. Finding 39: Sections 3.02.5 and 3.02.6 of the City's EDSPM states all public and private development and redevelopment projects shall employ a system of one or more post -developed BMPs that in combination are designed to achieve at least a 70% reduction in the total suspended solids in the runoff generated by that development. Section 3.03.4.E of the manual requires a minimum of 50°% of the non -building rooftop impervious area on a site shall be treated for stormwater quality improvement using vegetative methods and 10000% of the area shall be pre-treated. Finding 40: To meet the requirements of the City's MS4 permit, the SDC, and the City's EDSPM, the applicant has proposed a series of drainage ponds adjacent to and connected with the central stormwater conveyance channel. The detention ponds will be vegetated and metered to provide full treatment of the runoff from both the public streets and private home lots prior to discharge into the central conveyance channel. Finding 41: Current City policy is for all stormwater facilities that receive or convey public stormwater runoff to be transferred to City ownership upon completion and acceptance of the PIP, at which time the City is responsible for the ongoing maintenance and functionality of the treatment ponds. Utilities and Easements Finding 42: The applicant is not proposing to significantly modify the public and private utility scheme for the Final Master Plan area. The existing public utility infrastructure on the periphery of the Marcelo Meadows development area has adequate capacity to serve the anticipated development on the site. As development progresses in the Final Master Plan area, the developer will be responsible for extending underground water, sanitary sewer, storm sewer, electrical, telecommunication and natural gas lines from connection points within and adjacent to the site. Finding 43: Section 4.3-130.A of the SDC requires each development area to be provided with a water system having sufficiently sized mains and lesser lines to furnish adequate supply to the development and sufficient access for maintenance. Springfield Utility Board (SUB) coordinates the design of the water system within Springfield city limits. Finding 44: Section 4.3-140.A of the SDC requires applicants proposing developments to make arrangements with the City and each utility provider for the dedication of utility easements necessary to fully service the development site or land beyond the development area. 811-18-000054-TYP3 Final Master Plan Modification Page 9 of 13 4-14 CONDITIONS OF APPROVAL: 6. Prior to approval of a subdivision plan or site plan for Phases 1B, 2B, 3A and/or 7 of the Final Master Plan, the applicant shall obtain all required state and federal permits for work within delineated wetlands and provide evidence thereof to the City. 7. The developer(s) shall design and build each phase's public stormwater system through the City's PIP process in accordance with the approved drainage report and meeting the requirements of the adopted EDSPM in effect at the time of submittal. The final alignment and configuration of the stormwater mains, laterals, detention ponds, and conveyance channels shall be determined through the PIP process. 8. To ensure a fully functioning water quality system that is maintainable, the developer(s) shall install a water quality manhole of a swirl/vortex-type design that provides sufficient pre-treatment per the Washington State Department of Ecology "Technology Assessment Protocol — Ecology" (T.A.P.E.) list prior to discharge to the public treatment pond. The developer shall design and install the water quality manholes as part of the PIP construction for each construction phase. 9. As part of the development review and approval process for each construction phase, the developer(s) shall provide sufficient utility easements as determined at that time for all required utilities. Current City policy is for a 7 -foot wide public utility easement (PDE) along both sides of all public street rights-of-way. 10. As part of the PIP review and approval process for each construction phase, the developer(s) shall provide utility plans with sufficient detail to provide for all utility access, ADA facilities, and required landscaping along the frontages of all public street rights-of-way. Conclusion: As conditioned herein, this proposal satisfies Criterion F. G. Protection of Physical Features: Physical features, including, but not limited to slopes 15 percent or greater with unstable soil or geologic conditions, areas with susceptibility to flooding, significant clusters of trees and shrubs, watercourses shown on the Water Quality Limited Watercourses (WQLW) Map and their associated riparian areas, wetlands, rock outcroppings and open spaces and areas of historic and/or archaeological significance as may be specified in Section 3.3-900 or ORS 97.740-760, 358.905-955 and 390.235-240 shall be protected as specified in this Code or in State or Federal law. The Preliminary Master Plan shall also comply with applicable physical feature protection standards specified in SDC Chapter 4. Finding 45: The property is currently vacant and the only notable physical feature on the site is the existing, linear drainage channel (Pierce Ditch) that bisects the entire Master Plan area from east to west. At the western boundary of the Master Plan area, the channel turns 90" south and runs along the southwest edge of the site to a connection point with the piped public stormwater system in Mamola Road. As previously stated herein, the drainage channel is part of the City's mapped stormwater system and is identified on the local wetland inventory. The proposed Master Plan contemplates realigning and enhancing the existing linear channel to serve as a neighborhood open space feature and also to perform an enhanced stormwater management function. Reconfiguration of the drainage channel will need to be done with appropriate permits from state and federal agencies, including but not limited to the Oregon Department of State Lands and the US Army Corps of Engineers. The applicant is not proposing to significantly relocate or realign the drainage channel beyond what was shown in the original 2008 Master Plan, and therefore the proposed modification will not change the status of natural and historic features on the site. Conclusion: This proposal satisfies Criterion G 811-18-000054-TYP3 Final Master Plan Modification Page 10 of 13 4-15 H. Phasine Plan: The Phasing Plan shall: demonstrate that the construction of required public facilities shall occur in a logical sequence, either in conjunction with, or prior to each phase, or that there are appropriate financial guarantees as specified in Subsection 5.13-120.M to ensure the phased public facilities construction will occur. Finding 46: The applicant is proposing to significantly modify the phasing plan and sequencing approved with the Marcola Meadows Master Plan in 2008. The original Master Plan contemplated four phases of development, starting with an initial phase in the southwest comer of the property. The initial phase included a roundabout and improvements to the Marcola Road frontage, a segment of the primary collector street extending northward from the roundabout on Marcola Road, and commercial parcels fronting onto Marcola Road and the primary collector street. A large standalone commercial parcel intended for a home improvement center was part of the initial development phase. Following the initial phase, the sequencing of development was anticipated to progress generally from the southwest comer of the property to the northeast corner. Finding 47: The current proposal is to change the phasing from four to nine construction phases, and to change the initial phase from the southwest corner to the northeast corner of the property. Development would progress generally from the northeast corner of the property to the west and south. The southern edge of the property, including most of the Marcola Road frontage improvements, is proposed to be in the final development phases. Finding 48: In accordance with SDC 5.13-133.C.1, Final Master Plans are valid for a period of not more than seven (7) years after date of recordation unless modified or extended. The Marcola Meadows Master Plan was recorded July 25, 2008 and was initially set to expire on July 25, 2015. The applicant subsequently requested and was granted a three year extension pursuant to SDC 5.13-135.A.3, which provides for an expiration date of July 25, 2018 (Case TYP115-00031). Finding 49: In accordance with SDC 5.13-135.B.9, the applicant is requesting a Final Master Plan Modification to extend the timeline a maximum of 15 years from the date of final approval (to July 25, 2023). Because of the size and complexity of the development area, and the fact the applicant is requesting the maximum time frame for Final Master Plan eligibility, the subject request is being processed as a Type III land use application. Finding 50: The Final Master Plan was recorded at Lane County Deeds & Records on July 25, 2008, and a notification that the timeline for Master Plan expiration was extended to July 25, 2018 was recorded against the property as document #2015-039630. Should the request for Final Master Plan Modification be approved by the Springfield Planning Commission, the applicant will need to record the following documents at Lane County Deeds & Records: the modified Final Master Plan document and plans; any conditions of approval; any covenants, conditions and restrictions (CC&Rs) applicable to the property; and a notification of Final Master Plan extension. Finding 51: Staff has reviewed the 54 conditions of Final Master Plan approval currently recorded against the property and the Deed Restriction that implements a list of 20 CC&Rs recorded against the property. At the time of initial staff review in 2007, the Villages at Marcola Meadows Master Plan application was submitted as an expedited application which required the City to quickly consider and implement a number of contingencies for the anticipated future land use applications and development of the property. As a result, the Final Master Plan conditions of approval and CC&Rs are far more exhaustive and prescriptive than "standard" conditions typically associated with the City's subdivision and site plan review processes. Staff observes that the extensive list of conditions and covenants attached to the property (conditions that could be just as effectively applied through a series of land use applications) presents a significant encumbrance to development of the property and could be a key reason why the site has remained vacant for the past decade. Finding 52: It is staffs recommendation that, based on the anticipated phasing and sequencing of development; the multiple opportunities for staff, referral agencies, stakeholders and the public to review successive development applications for subdivision, site plan review, and the construction of public 811-18-000054-TYP3 Final Master Plan Modification Page 11 of 13 416 infrastructure; and the revisions to the City's Development Code since 2008 to account for changes in regulatory requirements and development review procedures, the 54 Conditions of Approval recorded with the Final Master Plan as Document 42008-043041 and the 20 CC&Rs recorded as Document #2008-039321 should be superseded and nullified upon approval of this Final Master Plan Modification as initiated by Planning Action 811-I8-000054-TYP3. RECOMMENDED CONDITIONS OF APPROVAL: 11. The applicant shall record the modified Final Master Plan document, revised plans, and conditions of approval against the property at Lane County Deeds & Records and provide evidence thereof to the City. 12. The applicant shall record a notification of Final Master Plan extension against the property at Lane County Deeds & Records and provide evidence thereof to the City. The timeline extension is granted to July 25, 2023 at which time the Final Master Plan expires. 13. The modified Final Master Plan document, revised plans, and conditions of approval arising from Planning Action 811-18-000054-TYP3 shall supersede the prior Master Plan recorded as Document 42008-043041 and the CC&Rs recorded as Document #2008-039321. Conclusion: As conditioned herein, this proposal satisfies Criterion H. I. Adjacent Use Protection: The proposed Preliminary Master Plan contains design elements including, but not limited to landscaping/screening, parking/traffic management, and multi -modal transportation that limit and/or mitigate identified conflicts between the site and adjacent uses. Finding 53: The applicant is not proposing to modify the provisions for protection of adjacent uses with this application. The Marcola Meadows Master Plan currently provides for extension of public streets and utilities; provision of vehicle and pedestrian circulation; parking and cross -access between commercial lots within the development area; reconfiguration of the surface stormwater drainage channel; landscaping and screening of parking lot areas; and improvements to perimeter streets including Marcola Road and 31" Street. Based on the design of the neighborhood and provisions of the modified Master Plan, it is expected that the development area will remain compatible with existing residential and commercial development in the vicinity. Conclusion: This proposal satisfies Criterion I. SUMMARY OF RECOMMENDED CONDITIONS OF APPROVAL: 1. Prior to approval of the modified Final Master Plan, the zoning of the property shall be amended as initiated by Planning Action 811-18-000053-TYP3. 2. Prior to approval of the modified Final Master Plan, the applicant will record a deed restriction stating that all the residential units needed to meet minimum residential density in the MDR zone (14 dwelling units per net acre of MDR zoning area) and in the mixed-use/nodal development area (12 dwelling units per net acre overall) will be constructed prior to or concurrently with any commercial development in Marcola Meadows. 3. Prior to approval of the modified Final Master Plan, the applicant shall provide an updated construction phasing plan consistent with City requirements and the findings of the revised TIA, including but not limited to ensuring that Marcola Road improvements are constructed prior to or concurrently with introduction of additional traffic generated by the Master Plan development area. 811-18-000054-TYP3 Final Master Plan Modification Page 12 of 13 4-17 4. The developer(s) shall design and construct each phase's public road system using the City's Public Improvement Permit (PIP) process and in accordance with the requirements of the City's adopted EDSPM in effect at the time of PIP submittal. 5. The developer(s) shall design and build each phase's public sanitary sewer system using the City's PIP process and in accordance with the requirements of the City's adopted EDSPM in effect at the time of PIP submittal. 6. Prior to approval of a subdivision plan or site plan for Phases 1B, 2B, 3A and/or 7 of the Final Master Plan, the applicant shall obtain all required state and federal permits for work within delineated wetlands and provide evidence thereof to the City. 7. The developer(s) shall design and build each phase's public stormwater system through the City's PIP process in accordance with the approved drainage report and meeting the requirements of the adopted EDSPM in effect at the time of submittal. The final alignment and configuration of the stormwater mains, laterals, detention ponds, and conveyance channels shall be determined through the PIP process. 8. To ensure a fully functioning water quality system that is maintainable, the developer(s) shall install a water quality manhole of a swirl/vortex-type design that provides sufficient pre-treatment per the Washington State Department of Ecology "Technology Assessment Protocol — Ecology" (T.A.P.E.) list prior to discharge to the public treatment pond. The developer shall design and install the water quality manholes as part of the PIP construction for each construction phase. 9. As part of the development review and approval process for each construction phase, the developer(s) shall provide sufficient utility easements as determined at that time for all required utilities. Current City policy is for a 7 -foot wide public utility easement (PUE) along both sides of all public street rights- of-way. 10. As part of the PIP review and approval process for each construction phase, the developer(s) shall provide utility plans with sufficient detail to provide for all utility access, ADA facilities, and required landscaping along the frontages of all public street rights-of-way. 11. The applicant shall record the modified Final Master Plan document, revised plans, and conditions of approval against the property at Lane County Deeds & Records and provide evidence thereof to the City. 12. The applicant shall record a notification of Final Master Plan extension against the property at Lane County Deeds & Records and provide evidence thereof to the City. The timeline extension is granted to July 25, 2023 at which time the Final Master Plan expires. 13. The modified Final Master Plan document, revised plans, and conditions of approval arising from Planning Action 811-18-000054-TYP3 shall supersede the prior Master Plan recorded as Document #2008-043041 and the CC&Rs recorded as Document 92008-039321. PREPARED BY: Andy Limbird Senior Planner 811-18-000054-TYP3 Final Master Plan Modification Page 13 of 13 4-18 July 25, 2018 City of Springfield Development & Public Works Department 225 Fifth Street Springfield, OR 97477 Attn: Andy Limbird, Senior Planner Re: The Villages at Marcola Meadows Assessor's Map 17-02-30-00, Tax Lot 1800 and Map 17-03-25-11, Tax Lot 2300 Final Master Plan Modification (Case # 811-18-000054-TYP3) Response to Conditions of Approval Dear Mr. Limbird, In response to Final Master Plan Modification Staff Report and Recommended Conditions and the Planning Commission's approval of the Findings, Conclusions, and Order (Case # 811-18-000054-TYP3) on May 15, 2018, the following responses to the decision's conditions of approval are hereby submitted for your consideration and approval. The complete submittal consists of this set of responses, a revised Phasing Plan, Sheets 7 and 7A and Attachment 11 addressing COA 3, and two deed restrictions, one commemorating COA 2 and the other commemorating COAs 11, 12 and 13. Upon your approval of this submittal, we will record the deed restrictions with Lane County Deeds & Records and forward copies to you. With this submittal we believewe meet all conditions of the decision. Conditions of Approval Therewere 13 Conditions of Approval in the decision. The Conditions are in italics. The applicant's responses are in plain text. Condition of Approval #1: Prior to approval of the modifred Final Master Plan, the zoning of the property shall be amended as initiated by Planning Action 811-18-000053-TYP3. Applicant Response: Condition #1 was satisfied with the Planning Commission approval of the Zoning Map Amendment Findings, Conclusions and Order (Case #8 11- 1 8-000053-TYP3) on May 15, 2018. Condition of Approval #2: Prior to approval of the modifred Final Master Plan, the applicant will record a deed restriction stating that all the residential units needed to meet minimum residential density in the MDR zone (14 dwelling units per net acre of MDR zoning area) and in the mixed-uselmdal development area (12 dwelling units per net acre overall) will be constructed prior to or concurrently with any commercial development in Marcola Meadows. Applicant Response: Condition #2 has been addressed with the drafting of the enclosed deed restriction (Declaration of Restriction — Dwelling Units). Upon city approval of the deed restriction, it will be recorded with Lane County Deeds & Records with a copy of the recorded document submitted to the city. Condition of Approval #3: Prior to approval of the modifred Firrel Master Plan, the applicant shall provide an updated construction phasing plan consistent with City requirements and the findings of the revised TlA, including but not limited to ensuring that Marcola Road improvements are constructed priorto or concurrently with introduction of additional traffic genrerated by the Master Plan development area. Applicant Response: Condition #3 has been addressed with revisions made toSheet 7 -Phasing Plan, Sheet 7A -Phasing Plan Alternate, and to Attachment 11-Phasisi ng Plan. The revisions include a shift in the sub -phase boundary between Phases 3A and 313, changes to the scope for Phases 3A and 313, and a change to the schedule for Phase 6. Specifically, these now read as follows: + uxxawvLAxaxrtraa + 375 West 4th, Suite 201, Eugene, OR 97401104-7 PLANNERS LANDSCAPE ARCHITECTS I ENVIRONMENTAL SPECIALISTS Phone: 541.666A540 Fax 541.686.4577 wwmschinnersatre.com The Villages at Marcola Meadows Assessor's Map 17-02-30-00, Tax Lot 1800 and Map 17-03-25-11, Tax Lot 2300 Final Master Plan Modification (Case # 811-18400054-TYP3) Response to Conditions of Approval Phase 3A Scope: Next (final) segment of Oak Prairie Drive (street and utilities). Initial segment (western portion) of Marcola Road improvements (street, frontage road, roundabout and utilities). Next segment of Willow Creek Greenway. South portion of Oak Prairie Park. Continued single family development (streets, utilities, 38 single family homes). Phase 3B Scope: Continued single family development (streets, utilities, 43 single family homes). Phase 6 Schedule: 2018 or later, but must be preceded by Phases 1, 2 and 3. Phase 6 could precede Phase 5 but would be required to include the eastern segment of the shared access drives. Phase 6 could also occur prior to Phase 3 but would be required to include the next (final) segment of Oak Prairie Drive (street and utilities), initial segment (western portion) of Marcola Road improvements (street, frontage road, roundabout and utilities), and next (adjacent) segment of Willow Creek Greenway. These revisions now place the Phasing Plan diagrams and descriptions in alignment with the TIA, ensuring that Marcola Road improvements will occur prior to or concurrent with introduction of additional traffic generated by the project directly onto Marcola Road. Condition ofApproval t/4: The developer(s) shall design and construd each phase's public road Improvement Permit (PIP) process and in accordance with the requirements of the Citys adopted EDSPM in effect at the time of PIP submittal. Applicant Response: Acknowledged and agreed. Condition of Approval //5: The developer(s) shall design and build each phase's public sanitary sewer system using the City's PIP process and in accordance with the requirements of the City's adopted EDSPM in effect at the time of PIP submittal. Applicant Response: Acknowledged and agreed. Condition of Approval #6: Prior to approval of a subdivision plan or site plan for Phases 1 B, 213, 3A and/or 7 of the Final Master Plan, the applicant shall obtain all required state and federal permits forwork within delineated wetlands and provide evidence thereof to the City. Applicant Response: Acknowledged and agreed. Condition of Approval #7: The developer(s) shall design and build each phase's public stormwater system through the City's PIP process in accordance with the approved drainage report and meeting the requirements of the adopted EDSPM in effect at the time of submittal. The final alignment and configuration of the stormwater mains, laterals, detention ponds, and conveyance channels shall be determined through the PIP process. Applicant Response: Acknowledged and agreed. Condition of Approval #8: To ensure a fully functioning water quality system that is maintainable, the developer(s) shall install a water quality manhole of a swirl/vortex-type design that provides sufficient pre- treatment per the Washington State Department of Ecology "Technology Assessment Protocol - Ecology" (T.A.P.E.) list prior to discharge to the public treatment pond. The developer shall design and install the water quality manholes as part of the PIP construction for each construction phase. Applicant Response: Acknowledged and agreed. Schirmer Satre Group • 375 West 0 Avenue, Suite 201, Eugene, OR 97401 . (541) 686-4540 4$ The Villages at Marcola Meadows Assessor's Map 17-02-30-00, Tax Lot 1800 and Map 17-03-25-11, Tax Lot 2300 Final Master Plan Modification (Case # 811-18400054-TYP3) Response to Conditions of Approval Condition of Approval #9: As part of the development review and approval process for each construction phase, the developer(s) shall provide sufficient utility easements as determined at that time for all required utilities. Current City policy is for a 7 -foot wide public utility easement (PUE) along both sides of all public street rights-of-way. Applicant Response: Acknowledged and agreed. Condition of Approval #10: As part of the PIP review and approval process for each construction phase, the developer(s) shall provide utility plans with sufficient detail to provide for all utility access, ADA facilities, and required landscaping along the frontages of all public street rights-of-way. Applicant Response: Acknowledged and agreed. Condition of Approval #11: The applicant shall record the modified Final Master Plan document, revised plans, and conditions of approval against the property at Lane County Deeds & Records and provide evidence thereof to the City. Applicant Response: Condition #11 has been addressed with the drafting of the enclosed deed restriction (Declaration of Restriction — Final Master Plan Modification). Upon city approval of the deed restriction, it will be recorded with Lane County Deeds & Records with a copy of the recorded document submitted to the city. Condition of Approval #12: The applicant shall record a notification of Final Master Plan extension against the property at Lane County Deeds & Records and provide evidence thereof to the City. The timeline extension is granted to July 25, 2023 at which time the Final Master Plan expires. Applicant Response: Condition #12 has been addressed with the drafting of the enclosed deed restriction (Declaration of Restriction — Final Master Plan Modification). Upon city approval of the deed restriction, it will be recorded with Lane County Deeds & Records with a copy of the recorded document submitted to the city. Condition of Approval #13: The modified Final Master Plan document, revised plans, and conditions of approval arising from Planning Action 811-18-000054-TYP3 shall supersede the prior Master Plan recorded as Document #2008-043041 and the CC&Rs recorded as Document #2008-039321. Applicant Response: Condition #12 has been addressed with the drafting of the enclosed deed restriction (Declaration of Restriction — Final Master Plan Modification). Upon city approval of the deed restriction, it will be recorded with Lane County Deeds & Records with a copy of the recorded document submitted to the city. This concludes the list of conditions contained in the Final Master Plan Modification decision and the applicant's responses to each. We look forward to your review of this material. Thank you for your assistance. Sincerely, 2bdtad/M. Satrei Richard M. Satre, AICP, ASLA, CSI Schirmer Satre Group Schirmer Satre Group . 375 West 4'^ Avenue, Suite 201, Eugene, OR 97401 . (541) 886-4540 4-9 ���ry�' � Ng1tlOIdI00W Ntlld tl3lStlWlltlNld ;��n 4-6 E 4-7 obEs_ IDg g p Sses $$E 5y7 Mc�¢gg lF Is .i} y£y£ 66 f Ep�fi _ . b 4 Bey aeEa 9• e% F Ic%a%a �3ga'3ro E �� 14 1 'g�.i p%q4 &�E ? •°e y_ i`fip �%€pp %"s4i SSS �� �� €3 $•' f pa€F��Ee ef�BESJi�iE`iE§39 $$: S'% 4� 8� ES� e�'�E1: I $ £ £ L£ 3g E E v $` Es� E1E3 E�6�Ea�`0 ESE ¢3 scapi �$IBIDbi� e Elo EmE yE E Y„a F3„`e Eo.i Eao3168 �% d ooE,i; oliol � €e B;g 3j%➢ 3a9 s's B"1,"ee%a�fi F%�;;�ii ?BE RYD �E MUNI Rr�%aE %aEo R$E44� R R 47 ��� �' NUIV4J=Ntl d 3 IWNld n E obEs_ IDg g p Sses $$E 5y7 Mel Ise .i y£y£ 66 f Ep�fi _ . 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