Loading...
HomeMy WebLinkAboutPacket, DRC PLANNER 4/28/2020AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET 695 Staff Review: Tuesday, May 19, 2020 9:00 —10:00 a.m. 1. Partition Tentative 811-20-000081-TYP2 811-18-000047-PROJ Marcola Meadows Neighborhood Assessor's Map: 17-03-25-11 / 17-02-30-00 TL: 2300 / 1800 Address: Marcola Rd and 31'' Street Existing Use: vacant Applicant submitted plans for a 3 -parcel partition Planner: Andy Limbird Meeting: Tuesday, May 19, 2020 9:00 — 10:00 virtual meeting via GoToMeeting The Complete DRC Packet for this meeting is available online for you to review or print out from the laserfiche website: htto://www.si)ringfield-or.aov/weblink8/browse.asi)x SITE VICINITY MAP 811-20-000081-TYP2 Partition Tentative 17-02-30-00 / 17-03-25-11 TL 1800 / 2300 Marcola Road and 28" /315` Street Marcola Meadows Neighborhood LLC April 23, 2020 A K eNciweERiNc & FORESTRY Andy Limbird City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 RE: Marcola Meadows Partition Pre -Submittal Checklist, Local File No. 811 -20 -000066 -PRE Andy: Thank you for reviewing the Marcola Meadows Partition application. This letter and accompanying information respond to your request for additional information that we received in the letter dated April 17, 2020 (attached). The list of additional information requested is shown in italics, with the Applicant's response directly below. 1. 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 Services Department. The entire Marcola Meadows site has wellhead Time of Travel (TOT) Zones. These should be shown on the existing conditions sheets. RESPONSE: Please seethe Preliminary Plans, updated with the information above. 2. Location and width of all existing and proposed easements on and abutting the property. Easements for sewer access to the small commercial lot are required and a public access easement along the school/multi family housing will be required to ensure pedestrian access from Marcola Road to the residential area is maintained, this can be combined with the sewer access, or can be done with a road realignment. RESPONSE: Please see Sheets PO -09 and PO -11 of the Preliminary Plans, updated with the information above. The appropriate easements for public facilities and pedestrian access have been provided to Parcel 2 and 3, respectively. 3. Any required additional materials, applications or permits: • Proposed deed restrictions and a draft of any Homeowner's Association Agreement RESPONSE: It is understood that the subject site is subject to deed restrictions per the master plan approval and property line adjustment approval. • Where the development area is within an overlay district applicable, address the additional standards of the overlay district RESPONSE: As described on page 11 of the Marcola Meadows Partition Land Use Application, the subject site is consistent with and designated Nodal Development (ND) Overlay Area on the Metro Plan Diagram. The NO area is established to work in conjunction with the underlying zoning districts to support 'pedestrian -friendly, mixed-use development' The design standards of Section 3.3-1000 are not particularly relevant as the purpose of this application is to prepare the site for overall master plan improvements; compliance with NO area design standards will be assessed at future site design review. Additionally, the site is designated Drinking Water Protection Overlay and the Time of Travel Zones are illustrated on the Preliminary Plans. This application does not involve or affect the storage, use, quantity and/or protection of hazardous or other materials that pose a risk to groundwater. BEND, OR I KEIZER, OR I TUALATIN, OR I VANCOUVER, WA www.aks-eng.com • If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19- 100 RESPONSE: This application does not involve tree removal. • Where any grading, filling, or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development RESPONSE: The above statement is understood, and the required permits will be obtained prior to land disturbing activities. 4. Planning Notes: None Additional comments not related to the completeness of the application: • The proposed partition plan is predicated upon completion and recording of the Property Line Adjustment initiated by Case 811-20-000054-TVP1. If the final Property Line Adjustment survey and deeds are not recorded by the time this partition application is submitted, the existing property lines will need to be shown on the tentative plan. • With the exception of Parcel 3, none of the other parcels created by the partition plan can be developed without the dedication and construction affronting public streets as outlined in the approved Master Plan for the neighborhood. • The proposed partition plan in no way obviates or modifies the approved Master Plan for the neighborhood, nor are the existing zoning map boundaries adjusted by this land division. RESPONSE: The Planning comments above are understood; this application does not involve physical improvements or modify the approved Master Plan for the site. 5. PW Notes: • Note 1 and 2 (addressed on previous page) • No specific stormwater improvements or submittals requiredfor this partition. All the master plan phasing and build requirements remain in place and will be required prior to subdivision or development of any parcel that does increase impervious areas onsite. RESPONSE: The Public Works comments above are understood and have been addressed accordingly. The appropriate stormwater management materials will be provided in the future, as required. Additional comments not related to the completeness of the application: • The area reserved for the Pierce ditch appears to be insufficient for the required improvements, especially along the Church property. While the City has tentatively supported keeping the ditch in its current location, improvements are still needed to widen the ditch, improve capacity, and improve functionality as a wetland. This will require a larger footprint than is shown on this concept and those improvements will be required to carry through the church site as an open channel. This could be realigned to be along a property line and not split the site as it currently does. • There is no sewer access along Marcola Road and the commercial parcel along Marcola will have to be provided with one. • No more access points to Marcola Road or Pierce Parkway will be allowed than those shown other than those shown on the current master plan (even with a modification), with its current configuration this will mean the multifamily area, the commercial site and the school will be required to share an access driveway at their shared property lines. • All requirements of the current effective master plan still apply regardless of the partitioning of the lot(s). AVC Marcola Meadows Partition I Completeness Response Page 2 Local File No. 811 -20 -000066 -PRE RESPONSE: The appropriate stormwater management materials and design improvements will be provided and reviewed for compliance at future site design review, as required. Sewer and access constraints on Marcola Road/Pierce Parkway are understood. This application does not involve physical improvements or modify the approved master plan for the site. The intent of this letter and the attached material is to provide all the missing information addressed in your letter of April 17, 2020. In accordance with ORS 227.178(2), our application should be deemed complete and scheduled for a decision. Thank you for reviewing this information and please let us know if you have further questions. Sincerely, AKS ENGINEERING & FORESTRY, LLC Chris Goodell, AICP, LEEDAP Associate 503.563.61511 chrisg@aks-eng.com Enclosures Marcola Meadows Partition Pre -Submittal Checklist Updated Preliminary Plans AVC Marcola Meadows Partition I Completeness Response Page 3 Local File No. 811 -20 -000066 -PRE TYPE II TENTATIVE LAND DIVISION, PRE -SUBMITTAL CHECKLIST Project Name: Marcola Meadows Partition Project Proposal: 3 -Parcel Partition Case Number: 611 -20 -000066 -PRE Project Address: Vacant parcels at northwest corner of Marcola Road and 28"'/31` Street Assessors Map and Tax Lot Number(s): Map 17-02-30-00, Tax Lot 1600 & Map 17-03- 25-11, Tax Lot 2300 Zoning: Medium Density Residential (MDR) Mixed -Use Commercial (MUC) Overlay District(s): Drinking Water Protection (DWP) Nodal Development (/NDO) Applicable Refinement Plan: Refinement Plan Designation: Metro Plan Designation: Medium Density Residential (MDR) Commercial Pre -Submittal Meeting Date: April 17, 2020 Application Submittal Deadline: October 14, 2020 Associated Applications: 811-19-000262-TYP2 (Tentative subdivision); 811-20-000054- TYP1 (Property Line Adjustment) riW nF SPRTNrF OPMFNT RFS POSITION REVIEW OF NAME PHONE Project Planner Land Use Planning Andy Limbird 726-3784 Transportation Planning Engineer Transportation Michael Liebler 736-1034 Public Works Civil Engineer Utilities Clayton McEachern 736-1036 Public Works Civil Engineer Sanitary & Storm Sewer Clayton McEachern 736-1036 Deputy Fire Marshal Fire and Life Safety Eric Phillips -Meadow 736-1035 AIC Building Official Buildin Robert Castile 736-1029 Applicant Kiril Ivanov Marcola Meadows Neighborhood LLC 9550 SW Clackamas Road Clackamas OR 97015 Revised 9/24/07 Applicant's Representative Chris Goodell AKS Engineering & Forestry LLC 12965 SW Herman Avenue, Suite 100 Tualatin OR 97062 TENTATIVE LAND DIVISION APPLICATION PRE -SUBMITTAL CHECKLIST PLANNING o Application Fee discuss the applicable fees o One additional copy of the Land Division Plan reduced to 8+/2"x 11" Complete Incomplete See Planning Note(s) M ❑ 6 1/2" x 11" Copy of Land Division Plan o Copy of the deed and a preliminary title report issued within the past 60 days documenting ownership and listing all encumbrances. If the applicant is not the property owner, written permission from the property owner is required. Complete Incomplete See Planning Note(s) ® ❑ Deed and Preliminary Title Report o Tentative Land Division Plan Complete Incomplete See Planning Note(s) ® ❑ ® ❑ ® ❑ Comment ® ❑ Comment // ■ ® ❑ ® ❑ ® ❑ 4/17/20 Prepared by an Oregon Licensed Land Surveyor in accordance with ORS 92 All existing and proposed easements 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 Location, widths and names of all existing and proposed streets, alleys, dedications or other right-of-ways within or adjacent to the proposed land division Location of existing and required traffic control devices, fire hydrants, power poles, transformers, neighborhood mailbox units and similar public 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 Location and size of existing and proposed utilities on and adjacent to the site including 2 sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the proposed connection points. o Phased Development Plan required if redivision is proposed. The plan must include the boundaries and sequencing of each proposed redivision. Any redivision must progress in a sequence promoting street connectivity between the various phases of the development and accommodating other required public improvements. Complete Incomplete See Planning Note(s) ® ❑ Comment Phased Development Plan Planning Notes: Additional comments not related to the completeness of the application: • The proposed partition plan is predicated upon completion and recording of the Property Line Adjustment initiated by Case 811-20-000054-TYP1. If the final Property Line Adjustment survey and deeds are not recorded by the time this partition application is submitted, the existing property lines will need to be shown on the tentative plan. • With the exception of Parcel 3, none of the other parcels created by the partition plan can be developed without the dedication and construction of fronting public streets as outlined in the approved Master Plan for the neighborhood. • The proposed partition plan in no way obviates or modifies the approved Master Plan for the neighborhood, nor are the existing zoning map boundaries adjusted by this land division. 4/17/20 LAND DIVISION TENTATIVE PLAN APPLICATION PRE -SUBMITTAL CHECKLIST Engineer: Clayton McEachern Case#:811-20-000066-PRE PUBLIC WORKS ENGINEERING o Site Assessment of Existing Conditions Complete Incomplete See PW Note(s) ® ❑ ® ❑ ® ❑ ® ❑ /O // // 4/17/20 Prepared by an Oregon licensed Landscape Architect or Engineer Vicinity Map The 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 The 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 Services Department ❑ 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 ® 1 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 Services Department ❑ Physical features including, but not limited to trees 5" in diameter or greater when measured 4 '/1 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 o Land Division Tentative Plan Complete Incomplete See PW Note(s) ® ❑ ® ❑ 2 ® ❑ ❑ ❑ n/a /4 ■ o Stormwater Management Plan Complete Incomplete See PW Note(s) ❑ ❑ n/a ❑ ❑ n/a ❑ ❑ n/a ❑ ❑ n/a ❑ ❑ n/a ❑ ❑ n/a ❑ ❑ n/a Prepared by an Oregon licensed Land Surveyor in accordance with ORS 92 Location and width of all existing and proposed easements on and abutting the property Boundaries of the 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 Location of existing and required power poles, transformers, neighborhood mailbox units, and similar public facilities 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 Prepared by an Oregon licensed Civil Engineer Planting plan prepared by an Oregon licensed Landscape Architect where plants are proposed as part of the stormwater management system Roof drainage patterns and discharge locations Pervious and impervious area drainage patterns 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 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) Amount of proposed cut and fill 4/17/20 5 o Stormwater Management System Study - provide four (4) copies of the study with the completed Storm water Scoping Sheet attached. The plan, calculations, and documentation must be consistent with the Engineering Design Standards and Procedures Manual. Complete Incomplete See PW Note(s) ❑ ❑ n/a Scoping Sheet and attached Stormwater Management System Study PW Notes: 1. The entire Marcola Meadows site has wellhead Time of Travel (TOT) zones. These should be shown on the existing conditions sheets. 2. Easements for sewer access to the small commercial lot are required and a public access easement along the school/multi family housing will be required to ensure pedestrian access from Marcola Road to the residential area is maintained, this can be combined with the sewer access, or can be done with a road realignment. 3. No specific stormwater improvements or submittals required for this partition. All the master plan phasing and build requirements remain in place and will be required prior to subdivision or development of any parcel that does increase impervious areas onsite. Additional comments not related to the completeness of the application: • The area reserved for the Pierce ditch appears to be insufficient for the required improvements, especially along the Church property. While the City has tentatively supported keeping the ditch in its current location, improvements are still needed to widen the ditch, improve capacity, and improve functionality as a wetland. This will require a larger footprint than is shown on this concept and those improvements will be required to carry through the church site as an open channel. This could be realigned to be along a property line and not split the site as it currently does. • There is no sewer access along Marcola Road and the commercial parcel along Marcola will have to be provided with one. • No more access points to Marcola Road and Pierce Parkway will be allowed than those shown on the current master plan (even with a modification), with its current configuration this will mean the multifamily area, the commercial site and the school will be required to share an access driveway at their shared property lines. • All requirements of the current effective master plan still apply regardless of the partitioning of the lot(s). 4/17/20 LAND DIVISION TENTATIVE PLAN APPLICATION PRE -SUBMITTAL CHECKLIST Transportation Engineer/ Planner: Michael Liebler P.E. Case#: 20-000066 Applicant: Marcola Meadows 3 lot Partition TRANSPORTATION Right -of -Way Approach Permit application must be provided where the property has frontage on a Lane County or an Oregon Department of Transportation (ODOT) facility. Complete Incomplete See Transportation Note(s) ® ❑ Copy of ROW Approach Permit Application o Traffic Impact Study - four (4) copies of a 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. Complete Incomplete See Transportation Note(s) ® ❑ Traffic Impact Study o Land Division Tentative Plan Complete Incomplete See Transportation Note(s) ® ❑ Location of existing and proposed street lighting, including type, height, and area of illumination ® ❑ Location of existing and proposed transit facilities ® ❑ Location and dimensions of existing and proposed driveways ® ❑ Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and bike trails ® ❑ Location, widths, conditions, and names of all existing and proposed streets, alleys, dedications, access easements 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 4/17/20 7 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 Transportation Notes: Additional comments not related to the completeness of the application: 4/17/20 ANY REQUIRED ADDITIONAL MATERIALS, APPLICATIONS OR PERMITS IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS OR APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING EITHER THE DEVELOPMENT ISSUES MEETING OR THE PRE - APPLICATION REPORT FOR MORE DETAILED INFORMATION: Applicable Not 4/17/20 Applicable ® ❑ 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 applicable, 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 ❑ ® Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 4/17/20 THIS APPLICATION IS! ❑ COMPLETE FOR PROCESSING ® INCOMPLETE AND NEEDS MISSING INFORMATION NOTED ABOVE City Planner 4/17/2020 Date This is not a decision on your application. Springfield Development Code Section 5.4- 105 and Oregon Revised Statutes 227.178 require the City take final action on a limited land use decision within 120 days after the application is deemed complete. The 120 -day processing period for this application begins when all the missing information is submitted or when you request that the City proceed without the information. You must indicate by either signing this form or by submitting a written response to the City within seven days of the date of this form asserting your intentions regarding the provision of the missing information. If you indicate herein or in your written response that the missing information will be submitted, then you have 180 days from the date the application was submitted for Pre -Submittal Review to provide the City with the missing information. If you refuse to submit the missing information, then upon receipt of the full application packet and processing fee, the City will deem the application complete for purposes of starting the 120 - day clock and begin processing the application. No new information may be submitted after the start of the 120 -day period unless accompanied by a request for an extension of the 120 -day processing time. Upon receipt of a request for extension, the City may extend the 120 -day period for a reasonable period of time. The City may also require additional fees if the new information is submitted after the Notification to Surrounding Property Owners is sent out and a second notification is required or if the new information substantially affects the application proposal and additional review is required. I, the owner/applicant, intend to submit all missing items indicated herein to the City within the 180 -day timeline. 4/17/20 10 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 tel_ Ti I :LL _ ME0.tE - – "" ry`/ /1 _ o<" E:IQ CRICPL EOPRD --_` --EUGENE WP TER AND ELE_, xenzMs. vsass /_`/ �,TI_ ^SEE SHEET 03;----- - r SEE SHE \J \ \\(� , \\/ 1 1 Re > SEE SHEET 05 \ \v\ \ SEE SHEET 04- j < SEE ET 07 moue --_ —_--��� l` Al/ 1 A er li' /i C\S— ��PIERi I : PARKWAY J_Iy SHEET 06 '^I I= wnX.luq ROAD __ \ z7a~- m — ll -} _ L! WNIL EIwAP06 AS 6V40 d XW SNOYNIX Xa alma ALw m19IMi Wuxn BPIo9Ixol xa Im mama In .WEN..11At ME PPIEI .EP xw 390 SI9E[ 9R.1 it xWm m mE C]IlN. 6 nE Nslmlxo VNm f SIREi.M AVTIIM MWUIMEIf i oREvdnE W9ds RsswEE AT IM Svm slmLT, aArt FAST 01 nE mmw 01390 SIREL 19.] fi AVM 01 M mmX W A RmwAr, Mx SB n xaxmW unm vtlE xllmn 1M •m M aL9AnR d nan r9Lr qAw ml �- v xdmPnM WWA AILtM oxu nMA r_uLn rrmll WPMmAm AIIE9 YV!WMYml11FPoII mI0.W:0. nE VAI RAYEW]dM1AIE5 NM wR4ID IRI M m:9E 11611TI IFiAQM yI 3 u1wIFS 91aN1 MC OA4a d ..ND Mln IaGm WI MMtl.MO BY)i "F>M.[dR Ml lOG2 adR NU. wTM 90n.. "'L mE wll. YM6 NO WMMai MAT M INPAWMO LO n NPRW aE d11 ununf5. m[ A¢A O]N1MCM5 /i fiffiNSME i0P 1£RllNII NL EISIM osxamc Mm w mxc m¢Rcml M RCWAC Fimwnw NFRd 5 BA4a d M FS9MG 1 O w ws nw Iw V o a uuLnrta wv¢aw oA m fFPAIMT IDI9 Mo W➢ria RP fM 9116 .Tl fISM suo P91 M SWOMY T. m}0. AmII Li vlAwwt.LL imixwm Wxsi»Ic Ius IfFfOAlm m u¢ womnc _ fO91XC LLC IN fF9NMY mR T S.N6. N ABWX0.WY9f N.Y Wmm.IME J O]IIMn �IpMES WY mF911YWAY M091Wmm oPXMm xm ME srMrw sRYAw raw ro mnxs d u mxua Gsvl W orn9BucnAl. m OPMR IMmMI119l Fl z MLS M 9YAM Mm 9w p191MG sMflnm6 FLW Mo MSYM1.1K Ga fll6 BY YAn-. MN.. wU fF90Mr wlI,Mo ISNLNa d .WLll9Y 11. 9Wa PR 0.WEmm NA xW Wi9Y0 BY MS MAI "W iRiSMC IIEE I.. IS ABFLi w dMm 1. IN. I I— RN6 miA MEm I III . mol GariC mK swq'vtl.np W Imoi I� mM :r W Y6oi W I 55]SLY Rffi G 6Ha} tA'X'ffi Im!' APAhY111mA' R II.N YS"[I' b.BY 919%'NII IflH' ff- I( Imo, JI `� �\ Y W301I5911 &m' rvr co 0 va F I I W I —WEWIFAyN � ME0.tE - – "" ry`/ /1 _ o<" E:IQ CRICPL EOPRD --_` --EUGENE WP TER AND ELE_, xenzMs. vsass /_`/ �,TI_ ^SEE SHEET 03;----- - r SEE SHE \J \ \\(� , \\/ 1 1 Re > SEE SHEET 05 \ \v\ \ SEE SHEET 04- j < SEE ET 07 moue --_ —_--��� l` Al/ 1 A er li' /i C\S— ��PIERi I : PARKWAY J_Iy SHEET 06 '^I I= wnX.luq ROAD __ \ z7a~- m — ll -} _ L! WNIL EIwAP06 AS 6V40 d XW SNOYNIX Xa alma ALw m19IMi Wuxn BPIo9Ixol xa Im mama In .WEN..11At ME PPIEI .EP xw 390 SI9E[ 9R.1 it xWm m mE C]IlN. 6 nE Nslmlxo VNm f SIREi.M AVTIIM MWUIMEIf i oREvdnE W9ds RsswEE AT IM Svm slmLT, aArt FAST 01 nE mmw 01390 SIREL 19.] fi AVM 01 M mmX W A RmwAr, Mx SB n xaxmW unm vtlE xllmn 1M •m M aL9AnR d nan r9Lr qAw ml �- v xdmPnM WWA AILtM oxu nMA r_uLn rrmll WPMmAm AIIE9 YV!WMYml11FPoII mI0.W:0. nE VAI RAYEW]dM1AIE5 NM wR4ID IRI M m:9E 11611TI IFiAQM yI 3 u1wIFS 91aN1 MC OA4a d ..ND Mln IaGm WI MMtl.MO BY)i "F>M.[dR Ml lOG2 adR NU. wTM 90n.. "'L mE wll. YM6 NO WMMai MAT M INPAWMO LO n NPRW aE d11 ununf5. m[ A¢A O]N1MCM5 /i fiffiNSME i0P 1£RllNII NL EISIM osxamc Mm w mxc m¢Rcml M RCWAC Fimwnw NFRd 5 BA4a d M FS9MG 1 O w ws nw Iw V o a uuLnrta wv¢aw oA m fFPAIMT IDI9 Mo W➢ria RP fM 9116 .Tl fISM suo P91 M SWOMY T. m}0. AmII Li vlAwwt.LL imixwm Wxsi»Ic Ius IfFfOAlm m u¢ womnc _ fO91XC LLC IN fF9NMY mR T S.N6. N ABWX0.WY9f N.Y Wmm.IME J O]IIMn �IpMES WY mF911YWAY M091Wmm oPXMm xm ME srMrw sRYAw raw ro mnxs d u mxua Gsvl W orn9BucnAl. m OPMR IMmMI119l Fl z MLS M 9YAM Mm 9w p191MG sMflnm6 FLW Mo MSYM1.1K Ga fll6 BY YAn-. MN.. wU fF90Mr wlI,Mo ISNLNa d .WLll9Y 11. 9Wa PR 0.WEmm NA xW Wi9Y0 BY MS MAI "W iRiSMC IIEE I.. IS ABFLi w dMm 1. IN. OME RN6 miA MEm MRI G mol GariC mK swq'vtl.np W Imoi 139Ym' mM SM9'.4tI m1Y W Y6oi ]1N'12 m]t 55]SLY Rffi G 6Ha} tA'X'ffi Im!' APAhY111mA' R II.N YS"[I' j < SEE ET 07 moue --_ —_--��� l` Al/ 1 A er li' /i C\S— ��PIERi I : PARKWAY J_Iy SHEET 06 '^I I= wnX.luq ROAD __ \ z7a~- m — ll -} _ L! WNIL EIwAP06 AS 6V40 d XW SNOYNIX Xa alma ALw m19IMi Wuxn BPIo9Ixol xa Im mama In .WEN..11At ME PPIEI .EP xw 390 SI9E[ 9R.1 it xWm m mE C]IlN. 6 nE Nslmlxo VNm f SIREi.M AVTIIM MWUIMEIf i oREvdnE W9ds RsswEE AT IM Svm slmLT, aArt FAST 01 nE mmw 01390 SIREL 19.] fi AVM 01 M mmX W A RmwAr, Mx SB n xaxmW unm vtlE xllmn 1M •m M aL9AnR d nan r9Lr qAw ml �- v xdmPnM WWA AILtM oxu nMA r_uLn rrmll WPMmAm AIIE9 YV!WMYml11FPoII mI0.W:0. nE VAI RAYEW]dM1AIE5 NM wR4ID IRI M m:9E 11611TI IFiAQM yI 3 u1wIFS 91aN1 MC OA4a d ..ND Mln IaGm WI MMtl.MO BY)i "F>M.[dR Ml lOG2 adR NU. wTM 90n.. "'L mE wll. YM6 NO WMMai MAT M INPAWMO LO n NPRW aE d11 ununf5. m[ A¢A O]N1MCM5 /i fiffiNSME i0P 1£RllNII NL EISIM osxamc Mm w mxc m¢Rcml M RCWAC Fimwnw NFRd 5 BA4a d M FS9MG 1 O w ws nw Iw V o a uuLnrta wv¢aw oA m fFPAIMT IDI9 Mo W➢ria RP fM 9116 .Tl fISM suo P91 M SWOMY T. m}0. AmII Li vlAwwt.LL imixwm Wxsi»Ic Ius IfFfOAlm m u¢ womnc _ fO91XC LLC IN fF9NMY mR T S.N6. N ABWX0.WY9f N.Y Wmm.IME J O]IIMn �IpMES WY mF911YWAY M091Wmm oPXMm xm ME srMrw sRYAw raw ro mnxs d u mxua Gsvl W orn9BucnAl. m OPMR IMmMI119l Fl z MLS M 9YAM Mm 9w p191MG sMflnm6 FLW Mo MSYM1.1K Ga fll6 BY YAn-. MN.. wU fF90Mr wlI,Mo ISNLNa d .WLll9Y 11. 9Wa PR 0.WEmm NA xW Wi9Y0 BY MS MAI "W iRiSMC IIEE I.. IS ABFLi w dMm 1. IN. OME RN6 miA MEm MRI G mol GariC mK swq'vtl.np W Imoi 139Ym' mM SM9'.4tI m1Y W Y6oi ]1N'12 m]t 55]SLY Rffi G 6Ha} tA'X'ffi Im!' APAhY111mA' R II.N YS"[I' b.BY 919%'NII IflH' TAM LOT 700 lY YM IM'149 TAM LOT 804 m u.1P I... TAM LOT 900 1PP YW 1.1.1 TAM LOT 1000 TM W IN1199 TAM LOT 1500 iAY uu 1]relev _�>_ _ °•_ _ _ EO yy , El « SEE MEET- 04 . YV 1)0199 9wuur� TAM LOT 1302 1PX YM ITVIBll� A4Wli�� omYpYr .� TAM LOT 1300 iAY YM P 01KC M LOT 1100 ns Yw Iwnmi TAM LOT 1400 ip YW I]PlIYll� •'_'�`�—p - TAX LOT I F AND IM_?D SEE MEET -04 TAM LOT 300 T.WImm / =mc ) p5 \ AI: JFWI: 166W( TAM LOT 1800 W 4 TPP WI].0.I0 11 p 5, 0.11 E lu uv v] Y ar ue Yi SEE MEET -04 TAM LOT 300 T.WImm / (A �.Ywlu. rm_ !po a IOG1C YPm TAM LOT 500 lY YM I]P11A9 \c'� R WGl SGIE' 1'�'A FFEr _ AITLOT 60.0 q I 6 If Wi: ISAS (B'S) i p 4 v� F TAM LOT 629 �(? WPIq rPP YV 110iI9]P TAM LOT 6000 1PP YV 1]01'481 3 ggW[ BLh'X MOLL ¢ES TAM LOT 5900 a ` TPP YW IIV[%RI p SVI IN Xllt 1T R F N PW95 (CD F w: w9u (e•xl TAM LOT 5800 ar W➢1)O.MI aPw p ulawPr =mc (A �.Ywlu. rm_ !po a IOG1C YPm TAM LOT 500 lY YM I]P11A9 \c'� R WGl SGIE' 1'�'A FFEr _ AITLOT 60.0 q I 6 If Wi: ISAS (B'S) i p 4 v� F TAM LOT 629 �(? WPIq rPP YV 110iI9]P TAM LOT 6000 1PP YV 1]01'481 3 ggW[ BLh'X MOLL ¢ES TAM LOT 5900 a ` TPP YW IIV[%RI p SVI IN Xllt 1T R F N PW95 (CD F w: w9u (e•xl TAM LOT 5800 ar W➢1)O.MI aPw p ulawPr TAX LOT 300 f rAx mn ,rons,`� zar wu unnr rAvuaP HN wnr v •ALBM PARI suits TAX LOT 400 iIN NAP 1]OS511 TAX LOT 500 \rM YAP,]O , SEE SHEET - 05 0 — i 2000 — TAX LO,wPrZ b) eF N"M i � � I \ TAX LOT 1800 \\ \\ \ rY WP n03d0 I � IMA 929 AfHSf \ \ ie Gaza (wq ie Aavn ry7 ____-- — 0-rTaggBEET _- --- -- -- TAX LOT 0 PIERCE TAX LOT 800 m u.w rn 0 E 3 TAX LOT ru u.w,roaw ]00 TAX LOT 600 TA Yw T 700 x x, raT _ T. YN ti�s Tn2 YV ,]N3HI __= --------- _1E TAX LOT 300 f rAx mn ,rons,`� zar wu unnr rAvuaP HN wnr v •ALBM PARI suits TAX LOT 400 iIN NAP 1]OS511 TAX LOT 500 \rM YAP,]O , SEE SHEET - 05 0 — i 2000 — TAX LO,wPrZ b) eF N"M i � � I \ TAX LOT 1800 \\ \\ \ rY WP n03d0 I � IMA 929 AfHSf \ \ ie Gaza (wq ie Aavn ry7 TAX LOT 1500 PA9 urn,ma9v PIERCE o TAX LOT 2300 W Tn2 YV ,]N3HI S i I o w I \ l / -J SEE SHEET- 05 SEE SHEET -02 6TRAMS. -2 SEE SHEET -02 — — — — / — — — — — — au: 1x44 CIX'. 05.17(B'E),� T �l IE In ,um (eMF'N;h osor•,� TAX LOT1&10 ,Ar . r1.0]0 ral vn Arzn d sN Lwc' 3 N6959 ml 0N.) I E wl 4fi n 1015 M r u d51NNH PIPECL NLwN'P 10 low PL91C ail c INNN437 (s.ti 10 IDS —'n \ i IE we a]m(»'N) 0i 3 FI Ijl wW: uz 2 TAX LOT 104 a _ it I y'i_ WRAP IM2tl31 PIEgCE DITCN 9� I Awlur mW wenn LNW0.6 I� �I CMI4pY TAX LOT 700 SCPIE 1-�50 fEET n g III I� MAX 1. AM AN LfOWWS —_— _ _— _ — 14 ., ELAW ,A%NV P. LfOWWS 14 — --- [NWWS wdemmosTewT-- I � }• d IY VW. IWMI LfgWWS i wLNM I F Pun ((1"AM ) E 6)af6 lona FX SAX NX 1 IXiWW ""N" I I auXan4x ti 1011. ,I : B 10]11] :M,Pw72 ARA (@N (sns7) 12 / /,. EWi .2(11 IIN wNn (n) 1Wn SEE SHEET -0 I I wr NwSx (As) nawMnawEW F x' U6 11 SI IL Wi Ex C E An d sN Lwc' 3 N6959 ml 0N.) I E wl 4fi n 1015 M r u d51NNH PIPECL NLwN'P 10 low PL91C ail F x' U6 11 SI IL Wi Ex C E An m Al I'=a ma IE m. wlFa 6n1j Ean: NNNSIs' I m IE our 4sv2 (e's) / f.- %q / IE W 44X44 (fias7 i TAX LOT 4200 -Nux c6NAl1 TAF N-InAwIl i" I I1 SEE SHEET -09 1 won: Orale (aM) r9MP: sN Lwc' 3 N6959 ml 0N.) I ALI RAMP n 1015 M r u d51NNH aux uN x44 AM 10 it ^q I c INNN437 (s.ti 10 IDS RCD.O6 IE we a]m(»'N) 0i 3 FI Ijl wW: uz 2 TAX LOT 104 a _ it I y'i_ WRAP IM2tl31 IF me 4W.0 9� I Awlur mW wenn LNW0.6 I� �I CMI4pY TAX LOT 700 SCPIE 1-�50 fEET SIIINC g III I� MAX 1. AM AN LfOWWS TAX LOT 109 10M0 — 14 ., ELAW ,A%NV P. LfOWWS 14 1010 [NWWS wdemmosTewT-- I � }• d IY VW. IWMI LfgWWS i wLNM I F Pun ((1"AM ) E 6)af6 lona FX SAX NX 1 IXiWW ""N" I I auXan4x ti 1011. ,I : B 10]11] :M,Pw72 ARA (@N (sns7) 12 / /,. EWi .2(11 IIN wNn (n) 1Wn rax Lor 1 T1190000 I I wr NwSx (As) nawMnawEW 5 I' �N 10 0491 FfNJM u nwin P.IHWPARI LY 14 LMf.Ar OT TAX L LOT 2 00 S �W Ar IS I' IPkrn]259 PIM 4]4.15 m Al I'=a ma IE m. wlFa 6n1j Ean: NNNSIs' I m IE our 4sv2 (e's) / f.- %q / IE W 44X44 (fias7 i TAX LOT 4200 -Nux c6NAl1 TAF N-InAwIl i" I I1 SEE SHEET -09 1 won: Orale (aM) r9MP: 3 N6959 ml 0N.) I —A4NALl n 1015 M r u r aux uN x44 AM 10 IDS IMMUMS 10 IDS RCD.O6 V II III oiw 3 11 I BI lux: nage ( _ 10ffi 3 I IF me 4W.0 9� LMV015 xx mW wenn LNW0.6 6 MAN TAX LOT 700 aI 1 g III I� TAANW I]0 , MIS LfOWWS 14 10M0 — 14 101® LfOWWS 14 1010 [NWWS wdemmosTewT-- I LftlD. 1N IWMI LfgWWS Ifi 10111 I F Pun ((1"AM P w. IS lona FX SAX NX 1 10 I I auXan4x ti 1011. ,I : B 10]11] IE IN IN N(AN 12 / /,. EWi .2(11 12 1Wn rax Lor 1 T1190000 5 "I nawMnawEW 5 1019 EW 60G w 1 10 0491 FfNJM u nwin P.IHWPARI LY 14 0WIN TALOT 1BOO S 1a$!e IIIA,inRm9 IS dS W PIM 4]4.15 li C A, A. (6'll] uuP'. NealS Q / III ilh TAX LOT 4300 ai ]Ax W 17O.WI u Sw Nx All 1442 v .IE an uzrz (� m Al I'=a ma IE m. wlFa 6n1j Ean: NNNSIs' I m IE our 4sv2 (e's) / f.- %q / IE W 44X44 (fias7 i TAX LOT 4200 -Nux c6NAl1 TAF N-InAwIl i" I I1 SEE SHEET -09 IH. ,W2mum me ml 0N.) 1015 Rm.O6 n 1015 MMUMS u 101] Rm.O6 10 IDS IMMUMS 10 IDS RCD.O6 1l I= RWpY 11 1. RCD.O6 IE 10ffi MMUSUS Is 1610 LMV015 xx 10NN LNW0.6 6 MAN LfOWWS 10 PUMPS LNWWS I6 MIS LfOWWS 14 10M0 [NWWS 14 101® LfOWWS 14 1010 [NWWS 5 10110 LftlD. 1N IWMI LfgWWS Ifi 10111 LftlWWS 15 lona rcow. 10 1oM15 [N.. 14 1011. D. B 10]11] )WWwS 12 Rom mill 12 1Wn M.M. 5 "I FfANIS 5 1019 Ff6AYJ.6 10 0491 FfNJM u nwin Ff6b.KK6 14 0WIN FPiWIS 12 1a$!e UNd01$ IS SEE SHEET -03 NLOT 1 TAX LOT 600 I rM YM Ixmm ILI I TAX LOT 900 lY YM IR)'611 TAX LO1 100DI[P'N".. 1 T. YV ]OTfSn Onow R LOT YM1LOT 1200M 1AID511 UPllff�IFlR PWf'fYSAXI vuM LOT 1300YM IANyI1pp I iowulcGET. m"..X 9YM Y —169— s �I TAX LOT 2300 rM YM nmaM Ip — .VF1 815 MN6t L \\ SEE SHEET- � SEE SHEET -03 % TAX LOT 180011 ra lun nozm \ \_—Txm azu�::msE l � -ALE: —T � SEE\— \ ip W ------------ _— — SEE SHEET -0T SEE MEET -04 SEE MEET -04 ted' s TAX LOT 105 2 12 `\ .Ywl]miWsII IeI l I TAX LOT 4200 Kn✓// _ \` plmn � � / Wim` //� d� 'Y � __ I I I mu.w lrozarl /FN IBIn Ix mx �l �x i 9 WC MLi (11'm TAX LOT 180010.W P910 VW IYJ \ \ IEN N6R IFPS' iN YM I].WD / \\ I I / /�4^' /.y'� E14YFN1 Kn IXC IE Wi: I6n.1] LBW'NNI 6xi: / ��� �✓�// IXsno Emn v�uea (wew "9--J 3 IE x:. W. (10.3) . mw IE N }50.N (B'S) f / 0 IE WP. In].W (11}1x) E WI. n6N (10'F) / % WIP. NA52 WW. NB.W I Y W I IE IN: RAE1 (ylF) /A / / / // If T..Y 1m. i y'F II k 01.ss (1,1Z TAX LOT 104 ° ti] �I, i�ASNR u ¢we mssw OM) IEN 0131 (M EIx: .]R E N MI.N IE11I _ _ _ IE N asnu Ie'XEl a _ 45910 r IF WIWv cM IXswY E E N W1: W(UYj.1_ (4YN) 3xw c�Ilwr IS mor 6�c uluN r / �J _ r _ _r_ _ _ _r X ooc xP nl�vm9e / /: ` a — — — ra: .nls u I El4'MwT Wn / -/ /�/ 4 `. rie r. miMTM Ex: leae9@'O J MC"/ I IE IW N0.50 (9'p 3 E WI N9.4lezY7 vsp EN INu IEs) l � l' EX Maarunurc �+ w3Ywr 3N TAX LOT 101 Ili [2 I EF SW xx TAX YW =M3 I E% IN. W9.H V IE Ix: a6zn (ax) 11 %I� � IE Ix: +fixe (e'sl f L °I I I 3I }yI �EIa;E",sai ° TAX LOT 102 �Y_ ( F �M1tw f➢ TPY.I. EN If IN: 4X6.65 O1'n1 Y Ix: uie]('81) �SUMP��Is a ��N '3 MIra11 //IXNP r YN NX 1 p SIIAP IMWl LLW If N MSn (1 J g 'ss s. 1)AN F x: X. (e5 PIN IT.II E N: "(210 ( I IE Ik IN.4R (Mi1 1[ WL H3® (811) IE WT: I6fi.Y (211A kk 9sa1u (WIzaO PN• u .!� w m a TAX LOT 1111 1[N: tl]M (I � lY YW 1)NYM E W! }&95'(1 I IE�NIMBW �+ I mPNaYpTY f N IF6.61 (IVMI IE N I (18.51 i. 166 W (RI'NWj IE WS "i.LW31NY�i 1':. SEE SHEET -05 SEE SHEET -05 __---------/� \ i / _ VR (fx-MI ___ ,n --��— _ ____ -- ______ — 4Npk I, FF4117m -- ��---------- --- --~----------w- ��pfi8-� \ LR N1611 I \ \ F 'BYFN ITEM j I \\ dxz-lo mrF zac l ., TAX LOT 18M TAX uLOT s2300 --- --_� �\ AMM \ gfxma \ I--- ------ a m o aiu ,6rM Ere f6xm w (24 1 5 f me calf fx snT \'sa\ ice._., f 7 ? xf o Fon: sszm n'Ip fx SIY 0 aNL1FlE- � ^ y 1 ^ �Nl 169 r - - LHNX LNX °'" o�nl ar Id f66 on,txer oauxt �g - � aun munerz-' �-.-.. �0 .MI. M) IE w: WI. (.161) Lp1fMr �- ma q ql Po _� Wux --� 1�1 ROOIJA 10 l o ¢ar. ml�>7 Po n uxx ortFuro Pou fess Iw¢ �� O ux \\\\ Nlmn �� Y Ix: NI W (.WEJ fM m LB g IF WS g IX SVI el :. LW It Ur �' `,� 1=7 WiW]5 If ie aT: ui.If as ws9f Ize'p s H f6xoo (al) _ o i[ H I6Ffi (a -q lom wFvars u TAX IW 4 loath osaaae e LOT 300 03 0= o� IMAX MWxw lmsasf lovas omna n �� r? 09 z 09 iAY uw IME61f �i HWN WiAdS s lovas wFvars s lone mmaus s lomr mFvmus s some mFrhaus s IOmY WiFAtlle s sono mFinais s 10m1 NiVQlle IB load 1WFRL151le IDid Lamle IB SEE SHEET -05 SEE SHEET -0) ALWI 1400 TAX LOT 1000 1 —� 77T —r i1w°' �I IA��/ -'� i -- W swrun rnurin>¢a 1 'ws�vNac yyN' I i °� Noa uP el�sone rwve -9 VAIN me o iII r w \ TAX Lor 2300 I II rl W1L Exl r� iu uw nmzsu m a 'ter^ � (YDry�I I I E Ix: sam (1x111 \'kr`— �y w.wxss I I wu wdm I i— I~N 411 Q' I I E WC 4tl0] (IRY) ! J� I FN�bI N x4i fAA4Et IN W W ISA' SONIFY SEMR p rn w I I F M: i91 t1 (14'X1 IN LR1fM1Y PIY: 46 99IIPP 101 R1 Qa 6 \ 4. EAA)Q,1Pm NEL1564 FN (Sill /� ALN W -Py �"i R 'r'\ 0.C. NS E-11. �\ Lx�KK! �� -- yi / -cam n ' .\ \ TAX Lor 1100 F \tAYlFllT. i ..L� rY WP I]OL514 PIERCE DITCHc J 8 v q.H _ no-a�NTrr_�f i°p aaru '! — 'E rs nwXonxnlmw's W elexn L_�—P`a--m.myl `— < nws— rnwf®es eomm�ux�I TAR LOi 1300 twr ! lav N1c am n� 3iaar4.sdav M, fn R., ru N.w nwxsls IIEI pmvyl�rRg6oa x11 E%MEA(AM) J vDro Fx462p m6flpr)_� >< 'E� t�' I \ronnxlm mmlaNx rxlx rmwm�a arexT J �s wsaw w EM: MzIs( ....,.:'`"('' NP. MlPMal.Iron 9151 _ __ �➢ l lau 011]4 °"arm I P 45]. TAz LOT 1200 23RD STREET \---_— U X l 0511 I rnN MAP 170x53 -r_—____ ----'W Isar rAmeAF iI I Z tau] � III Inxea. EA41ENT IFP Nll 1]55 �I IXSI0. Na \ OlW UNIX -- -- ! "MY SIN 1 SfYFP f _ \ TAX LOT 10000 TAX LOT 150 1. IN 1 NP Nm n 5 N 111 1 r INX.,." Ironsls I 1 Itl vvc ru Nw IAnN3 s IIb'I0. xa s1-z1AN1 mxc wu I °LM \ x I� �I RIM .a aar PwuL mum x a «% 0 I � ^ $ 2 I EvvNIpT NA w.r a e I TAX LOT 17 1 a N IIS v MIW[P1u«' ➢ IiI' IE u. w3.53 bo s) Q ➢ PAR WMywy�� o TAX LOT 1101 F x w3as U5M) W I.W, A TAP uw 17Wn 3 II Fan: lain (1s'r] = _ W I`a J III J 10551 a r,J R ,�J — w °-_ rax Lor loon E x: w.W (1zn nPlw . rA wn T 100RAI '. IX 5N 0RM N6m NM.1B eeMn�m fOxl: MNANN1�e'q I mux wNx01E ¢ aT. 1sv.oz Iron 14 A N lx: MR. (6'27 1 Ixo Lmerfs) vuv: taro g p51N NX EW1: R. (a'n FII! M]M III q RMX ➢ AN E N . (IYn Nlt MOS E N MxB] (IZS) qE MA]1 E IX: 1050 (10'11 ( IN 159.%Two III E oxm 1(51 J I¢ I1 u�5m On) ! ISTREET Ix: M %w(AN (1 I N: Melo (MO e Maas lm'sl I I I prna MN 4X90 � I 1 A15N0� MasR OYn IE x: 4= E MAX I. W, MANS] 8Y) EEaumr NA P b 'MISRN PIAN: '41 �TA%LOT 1OT 1700 rY wP 1AL611 8- EXNU F RNs g � x IN IE AT .6sIf QxY) W Pllt Mi&' I W zI EN MuIe'f) t OZj FN'. M496IaMl Fb ggS q DY FN M465 (1011) �p'F a `a s� lV IJa Fml: lffl&I10Y) � � F F TAX LOT 4000 1 TN NN IA.I I f 0�0 1111111111=1011177, ",11111111111M 0�0 0m0 0m' 0 0®� 0�0 Om0 0�0 omo 0�0 mmo 0�0 Om0 moo omm jyjOTTO STREET I I 3i 3i Tx� ISZ ��— AND LE ECTRN%PL SOPRD yryin' s W STREET Aw.---tr -I�WE110ENEWAR ru uP n.mso Q xzm ryas a PM(:EL3 � I ••"� ®� fb3M Mai I� J rffim' FFf611N1I .bSss �I aro �mlm sA4Rxr 10.W FAGIxC YMM.Y YYFR I EP9Mr RF WL N0. b1 -5]]]B T I PM(:EL 1 RISU ILLS PAROM-2 5�,9ivD�giRE i�\\ i PARKWAY _ —Tj- 7y f....w ti �50.E0'vLwc u¢s .ulo 1 Mlry El4Ydi � U 1651aIDW' 9W G4YFXf �RPIa �� MThP �� F� 50C N194X9141 NR US X0. �}611eB1 MARCOIA ROAD xi Ar SCALE: 1'150 FEET L ISOY N9 Nm F T 'u I FFR U][ Nx MAun69 IAUY SIMMtt SEMR F.wlwr RR lm lan XRLSRv xsn In w -nem iu wr sno _ S t&Is MRS J rffim' FFf611N1I .bSss �I aro �mlm sA4Rxr 10.W FAGIxC YMM.Y YYFR I EP9Mr RF WL N0. b1 -5]]]B T I PM(:EL 1 RISU ILLS PAROM-2 5�,9ivD�giRE i�\\ i PARKWAY _ —Tj- 7y f....w ti �50.E0'vLwc u¢s .ulo 1 Mlry El4Ydi � U 1651aIDW' 9W G4YFXf �RPIa �� MThP �� F� 50C N194X9141 NR US X0. �}611eB1 MARCOIA ROAD xi Ar SCALE: 1'150 FEET d µ. 1 x�nauw +, fl15 MA6 - _ — � EUGENE.gATEP ANO ELE PARCELI .1511 .. .aAarm TIK mr Imo ra urn 1Tazm fln31 f.(AES PMCEL 3 No PMCEL 2 inn. y ZtY II �y I II __ II MARCMA ROAD /4 - . ..ie-..! t w L_ "I W STREET Nf ml I 1 T I L__- V STREETT 71 �1I'.'cC . ♦� • Y N WALE: 1'150 FEET I ,o; _ � BII-14mi d µ. 1 x�nauw +, fl15 MA6 - _ — � EUGENE.gATEP ANO ELE PARCELI .1511 .. .aAarm TIK mr Imo ra urn 1Tazm fln31 f.(AES PMCEL 3 No PMCEL 2 inn. y ZtY II �y I II __ II MARCMA ROAD /4 - . ..ie-..! t w L_ "I W STREET Nf ml I 1 T I L__- V STREETT 71 �1I'.'cC . ♦� • Y N WALE: 1'150 FEET OTfOSTREET TL_g_L W 3_i Ui EE --__—_— _"--_- e_W EET Aw----w EET "yBTREET, II�di W i I� 91F1P0.W IDAY WING EWIMY 3YFx i ; V�^�^- Ilrwmnrt RR ooc xo. e1-wne T. FF. some N31gTgi � � \ -71_ - I i �ARKWAY T I- uo uunuTr ustnwr'� — MARCOLA ROAD Ir svxmnq Nve: mumwT swvx a ne vLv� hwG Gxs, v�NaRrc uW.s, R�sv-wv. T THE WRM111'h NPFffi wLYANG NIwGESNT ISMET T) NRAN NOT . M 9101ECi FgpFtR1Y CWIVNA NRFt CET60F1P'i IS SUPFCI N CNµCE.VN is MOi NmAom As vrRr a rxis vumnal uvuw.nml. X16 1S0Y N9C NTw GOMT I FFR WC N] MAOT69 KW SAHTW IIYFR rxvNwr RR lm lan xansRv xsn wz w -nem Tu un sno I lu urn no5zsu ___ — — 1. W 3_i Ui EE --__—_— _"--_- e_W EET Aw----w EET "yBTREET, II�di W i I� 91F1P0.W IDAY WING EWIMY 3YFx i ; V�^�^- Ilrwmnrt RR ooc xo. e1-wne T. FF. some N31gTgi � � \ -71_ - I i �ARKWAY T I- uo uunuTr ustnwr'� — MARCOLA ROAD Ir svxmnq Nve: mumwT swvx a ne vLv� hwG Gxs, v�NaRrc uW.s, R�sv-wv. T THE WRM111'h NPFffi wLYANG NIwGESNT ISMET T) NRAN NOT . M 9101ECi FgpFtR1Y CWIVNA NRFt CET60F1P'i IS SUPFCI N CNµCE.VN is MOi NmAom As vrRr a rxis vumnal uvuw.nml. City of Springfield Partition Land Use Application Date: April 2020 UPDATED April 24, 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 KIK 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 (UPDATED April 24, 2020): City Application Forms and Checklists Exhibit B (UPDATED April 24, 2020): 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 (UPDATED April 24,2020): City Application Forms and Checklists Oty of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Land Division Tentative Plan Partition, Subdivision k Application Type (Applicant: check one) Partition Tentative Pre -Submittal: Subdivision Tentative Pre -Submittal: ❑ Partition Tentative Submittal: Subdivision Tentative Submittal: Required Project Information (Applicant: complete this section) Applicant Name: Marcola Meadows Neighborh ad, LLC Phone: please contact consultant 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: KS Engineering & Forestry, LLC Fax: (5031563-6152 Address: 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Owner: Phone: Please contact consultant ,Property Company: N/A Fax: Please contact consultant Address: 9550 SE Clackamas Road Clackamas OR 97015 ASSESSOR'S MAP NO: 17032511 17023000 TA% LOT NOS : Adjusted Tax Lot 1800 Property Address: No situs northwest of Marcola Road and 315t Street Size of Property; ±92 acres adjusted 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: # of Lots Panels: 3 total acreage oT parcels/ Proposetl #TBO (school, church, etc.) / all wable densi t92 TBD Dwell Unita Si natures: Please si n and rint vour name and date in thea ro riate box on the next a e. Required Project Information (City Zntake Staff: complete this section) Associated Applications: Signs: Pre -Sub Case No.: Date: Reviewed by: Case No.: Date: 1 04/28/2020 Reviewed by: 811-20-000081-TYP2 Application Fee: 5938 Technical Fee: 296.90 TOTAL FEES: 6424'90 PROJECT NUMBER: Posta a Fee: 190 811 18 000047-PROJ Revised 1/7/14 kl 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. 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/oto my representative. Date:Slit at 1I77 X121L JVAAr0V — IU R.% itCf M 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 227.176 pertaining to a complete application. aso¢^^ Date: Signature K121L IVAMOV- &A64C"kfA4ffKW Print Total pre -submittal fees: $421. Total submittal fees: %,424.90 55,938 (Tentative partition plan) $295.90 (5% tech fee) $190 (Public notification) Revised 1/7114 kl 2 of 10 Exhibit B (UPDATED April 24,2020): 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 tel_ Ti I :LL _ ME0.tE - – "" ry`/ /1 _ o<" E:IQ CRICPL EOPRD --_` --EUGENE WP TER AND ELE_, xenzMs. vsass /_`/ �,TI_ ^SEE SHEET 03;----- - r SEE SHE \J \ \\(� , \\/ 1 1 Re > SEE SHEET 05 \ \v\ \ SEE SHEET 04- j < SEE ET 07 moue --_ —_--��� l` Al/ 1 A er li' /i C\S— ��PIERi I : PARKWAY J_Iy SHEET 06 '^I I= wnX.luq ROAD __ \ z7a~- m — ll -} _ L! WNIL EIwAP06 AS 6V40 d XW SNOYNIX Xa alma ALw m19IMi Wuxn BPIo9Ixol xa Im mama In .WEN..11At ME PPIEI .EP xw 390 SI9E[ 9R.1 it xWm m mE C]IlN. 6 nE Nslmlxo VNm f SIREi.M AVTIIM MWUIMEIf i oREvdnE W9ds RsswEE AT IM Svm slmLT, aArt FAST 01 nE mmw 01390 SIREL 19.] fi AVM 01 M mmX W A RmwAr, Mx SB n xaxmW unm vtlE xllmn 1M •m M aL9AnR d nan r9Lr qAw ml �- v xdmPnM WWA AILtM oxu nMA r_uLn rrmll WPMmAm AIIE9 YV!WMYml11FPoII mI0.W:0. nE VAI RAYEW]dM1AIE5 NM wR4ID IRI M m:9E 11611TI IFiAQM yI 3 u1wIFS 91aN1 MC OA4a d ..ND Mln IaGm WI MMtl.MO BY)i "F>M.[dR Ml lOG2 adR NU. wTM 90n.. "'L mE wll. YM6 NO WMMai MAT M INPAWMO LO n NPRW aE d11 ununf5. m[ A¢A O]N1MCM5 /i fiffiNSME i0P 1£RllNII NL EISIM osxamc Mm w mxc m¢Rcml M RCWAC Fimwnw NFRd 5 BA4a d M FS9MG 1 O w ws nw Iw V o a uuLnrta wv¢aw oA m fFPAIMT IDI9 Mo W➢ria RP fM 9116 .Tl fISM suo P91 M SWOMY T. m}0. AmII Li vlAwwt.LL imixwm Wxsi»Ic Ius IfFfOAlm m u¢ womnc _ fO91XC LLC IN fF9NMY mR T S.N6. N ABWX0.WY9f N.Y Wmm.IME J O]IIMn �IpMES WY mF911YWAY M091Wmm oPXMm xm ME srMrw sRYAw raw ro mnxs d u mxua Gsvl W orn9BucnAl. m OPMR IMmMI119l Fl z MLS M 9YAM Mm 9w p191MG sMflnm6 FLW Mo MSYM1.1K Ga fll6 BY YAn-. MN.. wU fF90Mr wlI,Mo ISNLNa d .WLll9Y 11. 9Wa PR 0.WEmm NA xW Wi9Y0 BY MS MAI "W iRiSMC IIEE I.. IS ABFLi w dMm 1. IN. I I— RN6 miA MEm I III . mol GariC mK swq'vtl.np W Imoi I� mM :r W Y6oi W I 55]SLY Rffi G 6Ha} tA'X'ffi Im!' APAhY111mA' R II.N YS"[I' b.BY 919%'NII IflH' ff- I( Imo, JI `� �\ Y W301I5911 &m' rvr co 0 va F I I W I —WEWIFAyN � ME0.tE - – "" ry`/ /1 _ o<" E:IQ CRICPL EOPRD --_` --EUGENE WP TER AND ELE_, xenzMs. vsass /_`/ �,TI_ ^SEE SHEET 03;----- - r SEE SHE \J \ \\(� , \\/ 1 1 Re > SEE SHEET 05 \ \v\ \ SEE SHEET 04- j < SEE ET 07 moue --_ —_--��� l` Al/ 1 A er li' /i C\S— ��PIERi I : PARKWAY J_Iy SHEET 06 '^I I= wnX.luq ROAD __ \ z7a~- m — ll -} _ L! WNIL EIwAP06 AS 6V40 d XW SNOYNIX Xa alma ALw m19IMi Wuxn BPIo9Ixol xa Im mama In .WEN..11At ME PPIEI .EP xw 390 SI9E[ 9R.1 it xWm m mE C]IlN. 6 nE Nslmlxo VNm f SIREi.M AVTIIM MWUIMEIf i oREvdnE W9ds RsswEE AT IM Svm slmLT, aArt FAST 01 nE mmw 01390 SIREL 19.] fi AVM 01 M mmX W A RmwAr, Mx SB n xaxmW unm vtlE xllmn 1M •m M aL9AnR d nan r9Lr qAw ml �- v xdmPnM WWA AILtM oxu nMA r_uLn rrmll WPMmAm AIIE9 YV!WMYml11FPoII mI0.W:0. nE VAI RAYEW]dM1AIE5 NM wR4ID IRI M m:9E 11611TI IFiAQM yI 3 u1wIFS 91aN1 MC OA4a d ..ND Mln IaGm WI MMtl.MO BY)i "F>M.[dR Ml lOG2 adR NU. wTM 90n.. "'L mE wll. YM6 NO WMMai MAT M INPAWMO LO n NPRW aE d11 ununf5. m[ A¢A O]N1MCM5 /i fiffiNSME i0P 1£RllNII NL EISIM osxamc Mm w mxc m¢Rcml M RCWAC Fimwnw NFRd 5 BA4a d M FS9MG 1 O w ws nw Iw V o a uuLnrta wv¢aw oA m fFPAIMT IDI9 Mo W➢ria RP fM 9116 .Tl fISM suo P91 M SWOMY T. m}0. AmII Li vlAwwt.LL imixwm Wxsi»Ic Ius IfFfOAlm m u¢ womnc _ fO91XC LLC IN fF9NMY mR T S.N6. N ABWX0.WY9f N.Y Wmm.IME J O]IIMn �IpMES WY mF911YWAY M091Wmm oPXMm xm ME srMrw sRYAw raw ro mnxs d u mxua Gsvl W orn9BucnAl. m OPMR IMmMI119l Fl z MLS M 9YAM Mm 9w p191MG sMflnm6 FLW Mo MSYM1.1K Ga fll6 BY YAn-. MN.. wU fF90Mr wlI,Mo ISNLNa d .WLll9Y 11. 9Wa PR 0.WEmm NA xW Wi9Y0 BY MS MAI "W iRiSMC IIEE I.. IS ABFLi w dMm 1. IN. OME RN6 miA MEm MRI G mol GariC mK swq'vtl.np W Imoi 139Ym' mM SM9'.4tI m1Y W Y6oi ]1N'12 m]t 55]SLY Rffi G 6Ha} tA'X'ffi Im!' APAhY111mA' R II.N YS"[I' j < SEE ET 07 moue --_ —_--��� l` Al/ 1 A er li' /i C\S— ��PIERi I : PARKWAY J_Iy SHEET 06 '^I I= wnX.luq ROAD __ \ z7a~- m — ll -} _ L! WNIL EIwAP06 AS 6V40 d XW SNOYNIX Xa alma ALw m19IMi Wuxn BPIo9Ixol xa Im mama In .WEN..11At ME PPIEI .EP xw 390 SI9E[ 9R.1 it xWm m mE C]IlN. 6 nE Nslmlxo VNm f SIREi.M AVTIIM MWUIMEIf i oREvdnE W9ds RsswEE AT IM Svm slmLT, aArt FAST 01 nE mmw 01390 SIREL 19.] fi AVM 01 M mmX W A RmwAr, Mx SB n xaxmW unm vtlE xllmn 1M •m M aL9AnR d nan r9Lr qAw ml �- v xdmPnM WWA AILtM oxu nMA r_uLn rrmll WPMmAm AIIE9 YV!WMYml11FPoII mI0.W:0. nE VAI RAYEW]dM1AIE5 NM wR4ID IRI M m:9E 11611TI IFiAQM yI 3 u1wIFS 91aN1 MC OA4a d ..ND Mln IaGm WI MMtl.MO BY)i "F>M.[dR Ml lOG2 adR NU. wTM 90n.. "'L mE wll. YM6 NO WMMai MAT M INPAWMO LO n NPRW aE d11 ununf5. m[ A¢A O]N1MCM5 /i fiffiNSME i0P 1£RllNII NL EISIM osxamc Mm w mxc m¢Rcml M RCWAC Fimwnw NFRd 5 BA4a d M FS9MG 1 O w ws nw Iw V o a uuLnrta wv¢aw oA m fFPAIMT IDI9 Mo W➢ria RP fM 9116 .Tl fISM suo P91 M SWOMY T. m}0. AmII Li vlAwwt.LL imixwm Wxsi»Ic Ius IfFfOAlm m u¢ womnc _ fO91XC LLC IN fF9NMY mR T S.N6. N ABWX0.WY9f N.Y Wmm.IME J O]IIMn �IpMES WY mF911YWAY M091Wmm oPXMm xm ME srMrw sRYAw raw ro mnxs d u mxua Gsvl W orn9BucnAl. m OPMR IMmMI119l Fl z MLS M 9YAM Mm 9w p191MG sMflnm6 FLW Mo MSYM1.1K Ga fll6 BY YAn-. MN.. wU fF90Mr wlI,Mo ISNLNa d .WLll9Y 11. 9Wa PR 0.WEmm NA xW Wi9Y0 BY MS MAI "W iRiSMC IIEE I.. IS ABFLi w dMm 1. IN. OME RN6 miA MEm MRI G mol GariC mK swq'vtl.np W Imoi 139Ym' mM SM9'.4tI m1Y W Y6oi ]1N'12 m]t 55]SLY Rffi G 6Ha} tA'X'ffi Im!' APAhY111mA' R II.N YS"[I' b.BY 919%'NII IflH' TAM LOT 700 lY YM IM'149 TAM LOT 804 m u.1P I... TAM LOT 900 1PP YW 1.1.1 TAM LOT 1000 TM W IN1199 TAM LOT 1500 iAY uu 1]relev _�>_ _ °•_ _ _ EO yy , El « SEE MEET- 04 . YV 1)0199 9wuur� TAM LOT 1302 1PX YM ITVIBll� A4Wli�� omYpYr .� TAM LOT 1300 iAY YM P 01KC M LOT 1100 ns Yw Iwnmi TAM LOT 1400 ip YW I]PlIYll� •'_'�`�—p - TAX LOT I F AND IM_?D SEE MEET -04 TAM LOT 300 T.WImm / =mc ) p5 \ AI: JFWI: 166W( TAM LOT 1800 W 4 TPP WI].0.I0 11 p 5, 0.11 E lu uv v] Y ar ue Yi SEE MEET -04 TAM LOT 300 T.WImm / (A �.Ywlu. rm_ !po a IOG1C YPm TAM LOT 500 lY YM I]P11A9 \c'� R WGl SGIE' 1'�'A FFEr _ AITLOT 60.0 q I 6 If Wi: ISAS (B'S) i p 4 v� F TAM LOT 629 �(? WPIq rPP YV 110iI9]P TAM LOT 6000 1PP YV 1]01'481 3 ggW[ BLh'X MOLL ¢ES TAM LOT 5900 a ` TPP YW IIV[%RI p SVI IN Xllt 1T R F N PW95 (CD F w: w9u (e•xl TAM LOT 5800 ar W➢1)O.MI aPw p ulawPr =mc (A �.Ywlu. rm_ !po a IOG1C YPm TAM LOT 500 lY YM I]P11A9 \c'� R WGl SGIE' 1'�'A FFEr _ AITLOT 60.0 q I 6 If Wi: ISAS (B'S) i p 4 v� F TAM LOT 629 �(? WPIq rPP YV 110iI9]P TAM LOT 6000 1PP YV 1]01'481 3 ggW[ BLh'X MOLL ¢ES TAM LOT 5900 a ` TPP YW IIV[%RI p SVI IN Xllt 1T R F N PW95 (CD F w: w9u (e•xl TAM LOT 5800 ar W➢1)O.MI aPw p ulawPr TAX LOT 300 f rAx mn ,rons,`� zar wu unnr rAvuaP HN wnr v •ALBM PARI suits TAX LOT 400 iIN NAP 1]OS511 TAX LOT 500 \rM YAP,]O , SEE SHEET - 05 0 — i 2000 — TAX LO,wPrZ b) eF N"M i � � I \ TAX LOT 1800 \\ \\ \ rY WP n03d0 I � IMA 929 AfHSf \ \ ie Gaza (wq ie Aavn ry7 ____-- — 0-rTaggBEET _- --- -- -- TAX LOT 0 PIERCE TAX LOT 800 m u.w rn 0 E 3 TAX LOT ru u.w,roaw ]00 TAX LOT 600 TA Yw T 700 x x, raT _ T. YN ti�s Tn2 YV ,]N3HI __= --------- _1E TAX LOT 300 f rAx mn ,rons,`� zar wu unnr rAvuaP HN wnr v •ALBM PARI suits TAX LOT 400 iIN NAP 1]OS511 TAX LOT 500 \rM YAP,]O , SEE SHEET - 05 0 — i 2000 — TAX LO,wPrZ b) eF N"M i � � I \ TAX LOT 1800 \\ \\ \ rY WP n03d0 I � IMA 929 AfHSf \ \ ie Gaza (wq ie Aavn ry7 TAX LOT 1500 PA9 urn,ma9v PIERCE o TAX LOT 2300 W Tn2 YV ,]N3HI S i I o w I \ l / -J SEE SHEET- 05 SEE SHEET -02 6TRAMS. -2 SEE SHEET -02 — — — — / — — — — — — au: 1x44 CIX'. 05.17(B'E),� T �l IE In ,um (eMF'N;h osor•,� TAX LOT1&10 ,Ar . r1.0]0 ral vn Arzn d sN Lwc' 3 N6959 ml 0N.) I E wl 4fi n 1015 M r u d51NNH PIPECL NLwN'P 10 low PL91C ail c INNN437 (s.ti 10 IDS —'n \ i IE we a]m(»'N) 0i 3 FI Ijl wW: uz 2 TAX LOT 104 a _ it I y'i_ WRAP IM2tl31 PIEgCE DITCN 9� I Awlur mW wenn LNW0.6 I� �I CMI4pY TAX LOT 700 SCPIE 1-�50 fEET n g III I� MAX 1. AM AN LfOWWS —_— _ _— _ — 14 ., ELAW ,A%NV P. LfOWWS 14 — --- [NWWS wdemmosTewT-- I � }• d IY VW. IWMI LfgWWS i wLNM I F Pun ((1"AM ) E 6)af6 lona FX SAX NX 1 IXiWW ""N" I I auXan4x ti 1011. ,I : B 10]11] :M,Pw72 ARA (@N (sns7) 12 / /,. EWi .2(11 IIN wNn (n) 1Wn SEE SHEET -0 I I wr NwSx (As) nawMnawEW F x' U6 11 SI IL Wi Ex C E An d sN Lwc' 3 N6959 ml 0N.) I E wl 4fi n 1015 M r u d51NNH PIPECL NLwN'P 10 low PL91C ail F x' U6 11 SI IL Wi Ex C E An m Al I'=a ma IE m. wlFa 6n1j Ean: NNNSIs' I m IE our 4sv2 (e's) / f.- %q / IE W 44X44 (fias7 i TAX LOT 4200 -Nux c6NAl1 TAF N-InAwIl i" I I1 SEE SHEET -09 1 won: Orale (aM) r9MP: sN Lwc' 3 N6959 ml 0N.) I ALI RAMP n 1015 M r u d51NNH aux uN x44 AM 10 it ^q I c INNN437 (s.ti 10 IDS RCD.O6 IE we a]m(»'N) 0i 3 FI Ijl wW: uz 2 TAX LOT 104 a _ it I y'i_ WRAP IM2tl31 IF me 4W.0 9� I Awlur mW wenn LNW0.6 I� �I CMI4pY TAX LOT 700 SCPIE 1-�50 fEET SIIINC g III I� MAX 1. AM AN LfOWWS TAX LOT 109 10M0 — 14 ., ELAW ,A%NV P. LfOWWS 14 1010 [NWWS wdemmosTewT-- I � }• d IY VW. IWMI LfgWWS i wLNM I F Pun ((1"AM ) E 6)af6 lona FX SAX NX 1 IXiWW ""N" I I auXan4x ti 1011. ,I : B 10]11] :M,Pw72 ARA (@N (sns7) 12 / /,. EWi .2(11 IIN wNn (n) 1Wn rax Lor 1 T1190000 I I wr NwSx (As) nawMnawEW 5 I' �N 10 0491 FfNJM u nwin P.IHWPARI LY 14 LMf.Ar OT TAX L LOT 2 00 S �W Ar IS I' IPkrn]259 PIM 4]4.15 m Al I'=a ma IE m. wlFa 6n1j Ean: NNNSIs' I m IE our 4sv2 (e's) / f.- %q / IE W 44X44 (fias7 i TAX LOT 4200 -Nux c6NAl1 TAF N-InAwIl i" I I1 SEE SHEET -09 1 won: Orale (aM) r9MP: 3 N6959 ml 0N.) I —A4NALl n 1015 M r u r aux uN x44 AM 10 IDS IMMUMS 10 IDS RCD.O6 V II III oiw 3 11 I BI lux: nage ( _ 10ffi 3 I IF me 4W.0 9� LMV015 xx mW wenn LNW0.6 6 MAN TAX LOT 700 aI 1 g III I� TAANW I]0 , MIS LfOWWS 14 10M0 — 14 101® LfOWWS 14 1010 [NWWS wdemmosTewT-- I LftlD. 1N IWMI LfgWWS Ifi 10111 I F Pun ((1"AM P w. IS lona FX SAX NX 1 10 I I auXan4x ti 1011. ,I : B 10]11] IE IN IN N(AN 12 / /,. EWi .2(11 12 1Wn rax Lor 1 T1190000 5 "I nawMnawEW 5 1019 EW 60G w 1 10 0491 FfNJM u nwin P.IHWPARI LY 14 0WIN TALOT 1BOO S 1a$!e IIIA,inRm9 IS dS W PIM 4]4.15 li C A, A. (6'll] uuP'. NealS Q / III ilh TAX LOT 4300 ai ]Ax W 17O.WI u Sw Nx All 1442 v .IE an uzrz (� m Al I'=a ma IE m. wlFa 6n1j Ean: NNNSIs' I m IE our 4sv2 (e's) / f.- %q / IE W 44X44 (fias7 i TAX LOT 4200 -Nux c6NAl1 TAF N-InAwIl i" I I1 SEE SHEET -09 IH. ,W2mum me ml 0N.) 1015 Rm.O6 n 1015 MMUMS u 101] Rm.O6 10 IDS IMMUMS 10 IDS RCD.O6 1l I= RWpY 11 1. RCD.O6 IE 10ffi MMUSUS Is 1610 LMV015 xx 10NN LNW0.6 6 MAN LfOWWS 10 PUMPS LNWWS I6 MIS LfOWWS 14 10M0 [NWWS 14 101® LfOWWS 14 1010 [NWWS 5 10110 LftlD. 1N IWMI LfgWWS Ifi 10111 LftlWWS 15 lona rcow. 10 1oM15 [N.. 14 1011. D. B 10]11] )WWwS 12 Rom mill 12 1Wn M.M. 5 "I FfANIS 5 1019 Ff6AYJ.6 10 0491 FfNJM u nwin Ff6b.KK6 14 0WIN FPiWIS 12 1a$!e UNd01$ IS SEE SHEET -03 NLOT 1 TAX LOT 600 I rM YM Ixmm ILI I TAX LOT 900 lY YM IR)'611 TAX LO1 100DI[P'N".. 1 T. YV ]OTfSn Onow R LOT YM1LOT 1200M 1AID511 UPllff�IFlR PWf'fYSAXI vuM LOT 1300YM IANyI1pp I iowulcGET. m"..X 9YM Y —169— s �I TAX LOT 2300 rM YM nmaM Ip — .VF1 815 MN6t L \\ SEE SHEET- � SEE SHEET -03 % TAX LOT 180011 ra lun nozm \ \_—Txm azu�::msE l � -ALE: —T � SEE\— \ ip W ------------ _— — SEE SHEET -0T SEE MEET -04 SEE MEET -04 ted' s TAX LOT 105 2 12 `\ .Ywl]miWsII IeI l I TAX LOT 4200 Kn✓// _ \` plmn � � / Wim` //� d� 'Y � __ I I I mu.w lrozarl /FN IBIn Ix mx �l �x i 9 WC MLi (11'm TAX LOT 180010.W P910 VW IYJ \ \ IEN N6R IFPS' iN YM I].WD / \\ I I / /�4^' /.y'� E14YFN1 Kn IXC IE Wi: I6n.1] LBW'NNI 6xi: / ��� �✓�// IXsno Emn v�uea (wew "9--J 3 IE x:. W. (10.3) . mw IE N }50.N (B'S) f / 0 IE WP. In].W (11}1x) E WI. n6N (10'F) / % WIP. NA52 WW. NB.W I Y W I IE IN: RAE1 (ylF) /A / / / // If T..Y 1m. i y'F II k 01.ss (1,1Z TAX LOT 104 ° ti] �I, i�ASNR u ¢we mssw OM) IEN 0131 (M EIx: .]R E N MI.N IE11I _ _ _ IE N asnu Ie'XEl a _ 45910 r IF WIWv cM IXswY E E N W1: W(UYj.1_ (4YN) 3xw c�Ilwr IS mor 6�c uluN r / �J _ r _ _r_ _ _ _r X ooc xP nl�vm9e / /: ` a — — — ra: .nls u I El4'MwT Wn / -/ /�/ 4 `. rie r. miMTM Ex: leae9@'O J MC"/ I IE IW N0.50 (9'p 3 E WI N9.4lezY7 vsp EN INu IEs) l � l' EX Maarunurc �+ w3Ywr 3N TAX LOT 101 Ili [2 I EF SW xx TAX YW =M3 I E% IN. W9.H V IE Ix: a6zn (ax) 11 %I� � IE Ix: +fixe (e'sl f L °I I I 3I }yI �EIa;E",sai ° TAX LOT 102 �Y_ ( F �M1tw f➢ TPY.I. EN If IN: 4X6.65 O1'n1 Y Ix: uie]('81) �SUMP��Is a ��N '3 MIra11 //IXNP r YN NX 1 p SIIAP IMWl LLW If N MSn (1 J g 'ss s. 1)AN F x: X. (e5 PIN IT.II E N: "(210 ( I IE Ik IN.4R (Mi1 1[ WL H3® (811) IE WT: I6fi.Y (211A kk 9sa1u (WIzaO PN• u .!� w m a TAX LOT 1111 1[N: tl]M (I � lY YW 1)NYM E W! }&95'(1 I IE�NIMBW �+ I mPNaYpTY f N IF6.61 (IVMI IE N I (18.51 i. 166 W (RI'NWj IE WS "i.LW31NY�i 1':. SEE SHEET -05 SEE SHEET -05 __---------/� \ i / _ VR (fx-MI ___ ,n --��— _ ____ -- ______ — 4Npk I, FF4117m -- ��---------- --- --~----------w- ��pfi8-� \ LR N1611 I \ \ F 'BYFN ITEM j I \\ dxz-lo mrF zac l ., TAX LOT 18M TAX uLOT s2300 --- --_� �\ AMM \ gfxma \ I--- ------ a m o aiu ,6rM Ere f6xm w (24 1 5 f me calf fx snT \'sa\ ice._., f 7 ? xf o Fon: sszm n'Ip fx SIY 0 aNL1FlE- � ^ y 1 ^ �Nl 169 r - - LHNX LNX °'" o�nl ar Id f66 on,txer oauxt �g - � aun munerz-' �-.-.. �0 .MI. M) IE w: WI. (.161) Lp1fMr �- ma q ql Po _� Wux --� 1�1 ROOIJA 10 l o ¢ar. ml�>7 Po n uxx ortFuro Pou fess Iw¢ �� O ux \\\\ Nlmn �� Y Ix: NI W (.WEJ fM m LB g IF WS g IX SVI el :. LW It Ur �' `,� 1=7 WiW]5 If ie aT: ui.If as ws9f Ize'p s H f6xoo (al) _ o i[ H I6Ffi (a -q lom wFvars u TAX IW 4 loath osaaae e LOT 300 03 0= o� IMAX MWxw lmsasf lovas omna n �� r? 09 z 09 iAY uw IME61f �i HWN WiAdS s lovas wFvars s lone mmaus s lomr mFvmus s some mFrhaus s IOmY WiFAtlle s sono mFinais s 10m1 NiVQlle IB load 1WFRL151le IDid Lamle IB SEE SHEET -05 SEE SHEET -0) ALWI 1400 TAX LOT 1000 1 —� 77T —r i1w°' �I IA��/ -'� i -- W swrun rnurin>¢a 1 'ws�vNac yyN' I i °� Noa uP el�sone rwve -9 VAIN me o iII r w \ TAX Lor 2300 I II rl W1L Exl r� iu uw nmzsu m a 'ter^ � (YDry�I I I E Ix: sam (1x111 \'kr`— �y w.wxss I I wu wdm I i— I~N 411 Q' I I E WC 4tl0] (IRY) ! J� I FN�bI N x4i fAA4Et IN W W ISA' SONIFY SEMR p rn w I I F M: i91 t1 (14'X1 IN LR1fM1Y PIY: 46 99IIPP 101 R1 Qa 6 \ 4. EAA)Q,1Pm NEL1564 FN (Sill /� ALN W -Py �"i R 'r'\ 0.C. NS E-11. �\ Lx�KK! �� -- yi / -cam n ' .\ \ TAX Lor 1100 F \tAYlFllT. i ..L� rY WP I]OL514 PIERCE DITCHc J 8 v q.H _ no-a�NTrr_�f i°p aaru '! — 'E rs nwXonxnlmw's W elexn L_�—P`a--m.myl `— < nws— rnwf®es eomm�ux�I TAR LOi 1300 twr ! lav N1c am n� 3iaar4.sdav M, fn R., ru N.w nwxsls IIEI pmvyl�rRg6oa x11 E%MEA(AM) J vDro Fx462p m6flpr)_� >< 'E� t�' I \ronnxlm mmlaNx rxlx rmwm�a arexT J �s wsaw w EM: MzIs( ....,.:'`"('' NP. MlPMal.Iron 9151 _ __ �➢ l lau 011]4 °"arm I P 45]. TAz LOT 1200 23RD STREET \---_— U X l 0511 I rnN MAP 170x53 -r_—____ ----'W Isar rAmeAF iI I Z tau] � III Inxea. EA41ENT IFP Nll 1]55 �I IXSI0. Na \ OlW UNIX -- -- ! "MY SIN 1 SfYFP f _ \ TAX LOT 10000 TAX LOT 150 1. IN 1 NP Nm n 5 N 111 1 r INX.,." Ironsls I 1 Itl vvc ru Nw IAnN3 s IIb'I0. xa s1-z1AN1 mxc wu I °LM \ x I� �I RIM .a aar PwuL mum x a «% 0 I � ^ $ 2 I EvvNIpT NA w.r a e I TAX LOT 17 1 a N IIS v MIW[P1u«' ➢ IiI' IE u. w3.53 bo s) Q ➢ PAR WMywy�� o TAX LOT 1101 F x w3as U5M) W I.W, A TAP uw 17Wn 3 II Fan: lain (1s'r] = _ W I`a J III J 10551 a r,J R ,�J — w °-_ rax Lor loon E x: w.W (1zn nPlw . rA wn T 100RAI '. IX 5N 0RM N6m NM.1B eeMn�m fOxl: MNANN1�e'q I mux wNx01E ¢ aT. 1sv.oz Iron 14 A N lx: MR. (6'27 1 Ixo Lmerfs) vuv: taro g p51N NX EW1: R. (a'n FII! M]M III q RMX ➢ AN E N . (IYn Nlt MOS E N MxB] (IZS) qE MA]1 E IX: 1050 (10'11 ( IN 159.%Two III E oxm 1(51 J I¢ I1 u�5m On) ! ISTREET Ix: M %w(AN (1 I N: Melo (MO e Maas lm'sl I I I prna MN 4X90 � I 1 A15N0� MasR OYn IE x: 4= E MAX I. W, MANS] 8Y) EEaumr NA P b 'MISRN PIAN: '41 �TA%LOT 1OT 1700 rY wP 1AL611 8- EXNU F RNs g � x IN IE AT .6sIf QxY) W Pllt Mi&' I W zI EN MuIe'f) t OZj FN'. M496IaMl Fb ggS q DY FN M465 (1011) �p'F a `a s� lV IJa Fml: lffl&I10Y) � � F F TAX LOT 4000 1 TN NN IA.I I f 0�0 1111111111=1011177, ",11111111111M 0�0 0m0 0m' 0 0®� 0�0 Om0 0�0 omo 0�0 mmo 0�0 Om0 moo omm jyjOTTO STREET I I 3i 3i Tx� ISZ ��— AND LE ECTRN%PL SOPRD yryin' s W STREET Aw.---tr -I�WE110ENEWAR ru uP n.mso Q xzm ryas a PM(:EL3 � I ••"� ®� fb3M Mai I� J rffim' FFf611N1I .bSss �I aro �mlm sA4Rxr 10.W FAGIxC YMM.Y YYFR I EP9Mr RF WL N0. b1 -5]]]B T I PM(:EL 1 RISU ILLS PAROM-2 5�,9ivD�giRE i�\\ i PARKWAY _ —Tj- 7y f....w ti �50.E0'vLwc u¢s .ulo 1 Mlry El4Ydi � U 1651aIDW' 9W G4YFXf �RPIa �� MThP �� F� 50C N194X9141 NR US X0. �}611eB1 MARCOIA ROAD xi Ar SCALE: 1'150 FEET L ISOY N9 Nm F T 'u I FFR U][ Nx MAun69 IAUY SIMMtt SEMR F.wlwr RR lm lan XRLSRv xsn In w -nem iu wr sno _ S t&Is MRS J rffim' FFf611N1I .bSss �I aro �mlm sA4Rxr 10.W FAGIxC YMM.Y YYFR I EP9Mr RF WL N0. b1 -5]]]B T I PM(:EL 1 RISU ILLS PAROM-2 5�,9ivD�giRE i�\\ i PARKWAY _ —Tj- 7y f....w ti �50.E0'vLwc u¢s .ulo 1 Mlry El4Ydi � U 1651aIDW' 9W G4YFXf �RPIa �� MThP �� F� 50C N194X9141 NR US X0. �}611eB1 MARCOIA ROAD xi Ar SCALE: 1'150 FEET d µ. 1 x�nauw +, fl15 MA6 - _ — � EUGENE.gATEP ANO ELE PARCELI .1511 .. .aAarm TIK mr Imo ra urn 1Tazm fln31 f.(AES PMCEL 3 No PMCEL 2 inn. y ZtY II �y I II __ II MARCMA ROAD /4 - . ..ie-..! t w L_ "I W STREET Nf ml I 1 T I L__- V STREETT 71 �1I'.'cC . ♦� • Y N WALE: 1'150 FEET I ,o; _ � BII-14mi d µ. 1 x�nauw +, fl15 MA6 - _ — � EUGENE.gATEP ANO ELE PARCELI .1511 .. .aAarm TIK mr Imo ra urn 1Tazm fln31 f.(AES PMCEL 3 No PMCEL 2 inn. y ZtY II �y I II __ II MARCMA ROAD /4 - . ..ie-..! t w L_ "I W STREET Nf ml I 1 T I L__- V STREETT 71 �1I'.'cC . ♦� • Y N WALE: 1'150 FEET OTfOSTREET TL_g_L W 3_i Ui EE --__—_— _"--_- e_W EET Aw----w EET "yBTREET, II�di W i I� 91F1P0.W IDAY WING EWIMY 3YFx i ; V�^�^- Ilrwmnrt RR ooc xo. e1-wne T. FF. some N31gTgi � � \ -71_ - I i �ARKWAY T I- uo uunuTr ustnwr'� — MARCOLA ROAD Ir svxmnq Nve: mumwT swvx a ne vLv� hwG Gxs, v�NaRrc uW.s, R�sv-wv. T THE WRM111'h NPFffi wLYANG NIwGESNT ISMET T) NRAN NOT . M 9101ECi FgpFtR1Y CWIVNA NRFt CET60F1P'i IS SUPFCI N CNµCE.VN is MOi NmAom As vrRr a rxis vumnal uvuw.nml. X16 1S0Y N9C NTw GOMT I FFR WC N] MAOT69 KW SAHTW IIYFR rxvNwr RR lm lan xansRv xsn wz w -nem Tu un sno I lu urn no5zsu ___ — — 1. W 3_i Ui EE --__—_— _"--_- e_W EET Aw----w EET "yBTREET, II�di W i I� 91F1P0.W IDAY WING EWIMY 3YFx i ; V�^�^- Ilrwmnrt RR ooc xo. e1-wne T. FF. some N31gTgi � � \ -71_ - I i �ARKWAY T I- uo uunuTr ustnwr'� — MARCOLA ROAD Ir svxmnq Nve: mumwT swvx a ne vLv� hwG Gxs, v�NaRrc uW.s, R�sv-wv. T THE WRM111'h NPFffi wLYANG NIwGESNT ISMET T) NRAN NOT . M 9101ECi FgpFtR1Y CWIVNA NRFt CET60F1P'i IS SUPFCI N CNµCE.VN is MOi NmAom As vrRr a rxis vumnal uvuw.nml. 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