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Application APPLICANT 4/30/2021
Submittal Transmittal AKS Engineering & Forestry LLC 1 12965 SW Herman Rd. Suite 100 Tualatin, OR 97062 FROM: Marie Holladay AKS Engineering & Forestry LLC TO: Andrew Limbird 12965 SIN Herman Rd. City of Springfield Suite 100 225 Fifth Street Tualatin, OR 97062 Springfield, OR 97477 holladaym@aks-eng.com alimbird@springfeld-or.gov 503-563-6151 541-726-3784 Shannon Morris City of Springfield 225 Fifth Street Springfield, OR 97477 sm orris@sp ri ngf eld-or. g ov 541-736-1003 PROJECT: Marcola Meadows Springfield DATE SENT: 4/26/2021 7736 SUBJECT: Metro Plan Map Amendment Land ID: 00522 Use Application - No.2 PURPOSE: For Review VIA: Info Exchange REMARKS: Andy, Please find attached a Metro Plan Diagram Amendment and a Zone Map Amendment application affecting a portion of Adjusted Tax Lot 1802. The associated checks and two hard copy binders with fill size plans and have been mailed to the City. Please let me know if you have any trouble accessing the files or any questions you may have. eRArti� Marie Holladay ^� I AKS ENGINEERING &FORESTRY, LLC ^•" 12965 SW Herman Road, Suite 100 1 Tualatin, OR 97062 yEppe P: 503.563.6151 Ext. 270 1 www.aksenecom I holladavmOaks-ene.com Offices in: Bend, OR I Keizer, OR I Tualatin, OR I Vancouver, WA NOTICE. This communication may contain privileged or other confidential information. If you have received it in error, please advise the sender by reply e-mail and immediately delete the message and any attachments without copying or disclosing the contents. AKS Engineering and Forestry shall not be liable for any changes made to the electronic data transferred. Distribution of electronic data to others is prohibited without the express written consent of AKS Engineering and Forestry. Page 1 of 2 Submittal Transmittal DATE: 4/26/2021 ID: 00522 CONTENTS QTY: DATED DESCRIPTION: ACTION: 1 4/26/2021 7736 20210108 Zone Map Amendment (AKS Engineering & Forestry LLC) Lawrence Pankey (AKS Engineering & Forestry LLC) (Tax Lot 1802)- Final LUA Package.pdf (AKS Engineering & Forestry LLC) QTY: DATED DESCRIPTION: ACTION: 1 3/8/2021 7736 20210218 Check No. 077635 in the amount of $7,184.25.pdf QTY: DATED DESCRIPTION: ACTION: 1 4/26/2021 7736 20210426 MARCOLA MEADOWS ZONING MOD.pdf QTY: DATED DESCRIPTION: ACTION: 1 4/26/2021 7736 20210304 Metro Plan Amendment (Tax Lot 1802) LUA Package-Final.pdf QTY: DATED DESCRIPTION: ACTION: 1 4/26/2021 7736 20210426 MARCOLA MEADOWS ZONING MOD(11x17).pdf QTY: DATED DESCRIPTION: ACTION: 1 3/8/2021 7736 20210218 Check No. 077634 in the amount of $29,439.00.pdf COPIES Marie Holladay (AKS Engineering & Forestry LLC) Chris Goodell (AKS Engineering & Forestry LLC) Monty Hurley (AKS Engineering & Forestry LLC) Lawrence Pankey (AKS Engineering & Forestry LLC) Michelle Swartout (AKS Engineering & Forestry LLC) Page 2 of 2 Marcola Meadows Zoning Map Amendment Application (Affecting a Portion of Tax Lot 1802) Date: April 2021 Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Owner/Applicant: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97020 AKS Job Number: 7736 AKI; ENGINEERING & FORESTRY 12965 SW Herman Road, Suite 100 Tualatin, OR 97062 (503)563-6151 Table of Contents I. Executive Summary .................................................................................................................2 II. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................3 FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE..............................................3 FINDINGS FOR METRO PLAN COMPLIANCE..................................................................................6 EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN)...........................6 Chapter II — Fundamental Principles and Growth Management Policy Framework....................6 G. Metra Plan Diagram..............................................................................................................6 LandUse Designations..........................................................................................................6 SPRINGFIELD COMPREHENSIVE PLAN (2030 REFINEMENT PLAN)..............................................8 ECONOMIC ELEMENT....................................................................................................................8 SPRINGFIELD ECONOMIC DEVELOPMENT PLANNING GOALS..................................................8 GoalEG-1...................................................................................................................................8 Policy E.6 8 GoalEG-3...................................................................................................................................8 Policy E.16 8 Policy E.18 9 GoalEG-4...................................................................................................................................9 Policy E.23 9 GoalEG-Sd.............................................................................................................................. 10 Policy E.39 10 Policy E.40 10 CITY OF SPRINGFIELD DEVELOPMENT CODE...........................................................................30 CHAPTER 3 LAND USE DISTRICTS................................................................................................ 10 Section 3.1-100 Official Zoning Maps................................................................................. 10 3.1-110 Zoning Map Amendments............................................................................... 10 Section 3.2-300 Commercial Zoning Districts.................................................................... 10 3.2-305 Establishment of Commercial Zoning Districts ................................................ 10 3.2-310 Schedule of Use Categories............................................................................. 11 3.2-315 Base Zone Development Standards................................................................. 12 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS .................................... 13 Section 5.2-100 Public Hearings Process............................................................................ 13 5.2-110 Hearing Body Jurisdiction................................................................................ 13 Section 5.22-100 Zoning Map Amendments...................................................................... 13 5.22-105 Purpose............................................................................................................ 13 5.22-110 Review............................................................................................................. 13 5.22-115 Criteria............................................................................................................. 14 5.22-120 Conditions........................................................................................................ 15 IV. Conclusion............................................................................................................................15 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Preliminary Plans Exhibit C: Property Ownership Information Exhibit D: Lane County Assessors Maps Exhibit E: Transportation Memorandum Exhibit F: Property Line Adjustment/Record of Survey (CSF: 45334) Tables Table 1: Description of Surrounding Area Marcola Meadows Zoning Map Amendment Application (Affecting a Portion of Tax Lot 1802) Submitted to: City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Applicant/Property Owner: Marcola Meadows Neighborhood, LLC 27375 SW Parkway Avenue Wilsonville, OR 97020 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 Applicant's Transportation Lancaster Mobley Engineer: 321 SW 4`h Avenue, Suite 400 Portland, OR 97204 Contact: Todd Mobley Email: todd@lancastermobley.com Phone: (503) 248-0313 Site Location: North of Marcola Road and west of 281h Street Property Description: A portion of Adjusted Tax Lot 1802 (Adjusted Tract 2 of Lane County Survey File No. 45334) Site Size: ±1.138 acres Springfield Existing: Medium Density Residential (MDR) Land Use District: Future: Community Commercial (CC) Existing Metro Plan Existing: Medium Density Residential Diagram Designation: Future: Commercial AVC Marcola Meadows Master Plan- City of Springfield April 2021 Zoning Map Amendment Application Page 1 I. Executive Summary This application is necessitated by planned changes in land use for the southeastern portion of the Marcola Meadows Master Plan to provide land for a commercial phase of Marcola Meadows. A concurrent Metro Plan Diagram Amendment converting the site from Medium Density Residential (MDR) to Commercial Designation is also planned. The site is envisioned as a medical office space and establishing an efficient commercial layout will provide employment opportunities to a growing area. The Marcola Meadows Master Plan, as illustrated on the updated Preliminary Plans, contains a variety of housing types and neighborhood amenities to serve diverse housing demands and accommodate residents. Through the recent public hearing process for the Master Plan update, the Springfield Planning Commission expressed a desireto retain some of the commercial/employment land along Marcola Road. Notions of retaining a strong commercial presence in the southern portion of the site were contemplated at that time by the property owner, however, due to unresolvable schedule constraints could not be accommodated at the time. This discussion resonated with the property owner/applicant who had the desire to address and incorporate the commission's comments. As a result, the Master Plan has been modified to incorporate additional commercial space along Marcola Road. This Zone Map Amendment application to update the use of land within the Master Plan is a direct result of the comments provided by City officials through the public hearing process. In this instance, an employment corridor on Marcola Road will be enhanced by converting ±1.138 acres of MDR -zoned land to Community Commercial (CC) Zoning District through amendment of the Master Plan. As shown on the Conceptual Master Plan (Exhibit B), a church, school, and neighborhood market are approved site elements along Marcola Road. The approved commercial phase of the Master Plan is designated Community Commercial on the Springfield Zoning Map and is adjacent to the subject site of this application (a portion of Adjusted Tax Lot 1802). Therefore, the subject site is an ideal location to attract visitors, residents, and businesses alike due to the ease of multimodal connectivity and planned infrastructure elements within the Master Plan. D. Site Description/Setting The Marcola Meadows Master Plan site includes a total area of ±100 acres. The subject site of this application (a portion of Adjusted Tax Lot 1802) includes a total area of±1.138 acres, and its configuration is based on a previously approved and recorded property line adjustment (PLA) (Lane County Survey File No. 45334, recorded March 8, 2021). The application includes a copy of the recorded final survey (Exhibit F). The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road to the south and 281h Street to the east. The property is currently classified with Medium Density Residential (MDR) City zoning and Metro Plan designations, and this application involves a concurrent Metro Plan Diagram amendment to Commercial. The surrounding property characteristics are summarized in Table 1, below. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 2 Table 1: Description of Surrounding Area Area Jurisdiction Zoning land Uses North (Marcola Meadows) City of Springfield Medium Density Residential (MDR) Multi -Family Residential South City of Springfield Low Density Residential (LDR) Single -Family Residential East City of Springfield Light Medium Industrial MI Industrial West (Marcola Meadows) City of Springfield Community Commercial I (CC) Commercial Retail 111. Applicable Review Criteria The Zone Map Amendment is consistent with relevant goals and policies of the Eugene -Springfield Metropolitan Area General Plan (Metro Plan) and the City of Springfield's Comprehensive Plan and satisfies the Springfield Development Commission's (SDC's) applicable approval criteria for amendments. 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. FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE Response: A Transportation Memorandum prepared by Lancaster Mobley, included herein as Exhibit E, demonstrates compliance with applicable State, County, and City transportation - related requirements. Please refer to the Transportation Memorandum (Exhibit E) for further information. OAR 660, Division 12, is the Oregon Transportation Planning Rule (the TPR) adopted by the Land Conservation and Development Commission (LCDC). The TPR implements Goal 12, Transportation, and is an independent approval standard in addition to Goal 12 for map amendments. OAR 660-012-0060(1) and (2) apply to amendments to acknowledged maps, as is the case with this application. The TPR requires a two-step analysis. First, under OAR 660-012-0060(1), the Applicant must determine if the application has a "significant affect;' as that term is defined in OAR 660-012-0060(1). The City may rely on transportation improvements found in Transportation System Plans (TSPS), as allowed by OAR 660-012-0060(3)(a), (b), and (c), to show that failing intersections will not be made worse or intersections not now failing will not fail. If there is a "significant affect;' then the Applicant must demonstrate appropriate mitigation under OAR 660-012-0060(2), et seq. OAR 660-012-0060 Plan and Land Use Regulation Amendments (I) If an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation fadfity, then the local government must put in place .measures as provided in section (2) ofthis rale, unless the amendment is avowed AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 3 under section (3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a transportation Facility if it would: (a) Change the functional classification of an existing o planned transportation facility (exclusive of correction of .nap errors in an adopted plan); (b) Change standards implementing a functional classification system; or (c) Result in any of the effects fisted in paragraphs (A) through (C) of this subsection based on projected conditions measured at the end ofthe planning period identified in the adopted TSP. As part of evaluating projected conditions, the amount of traffic projected to be generated within the area of the amendment may be reduced if the amendment includes an enforceable, ongoing requirement that would demonstrably Emit traffic generation, including, but not limited to, transportation demand management. This reduction may diminish or completely eliminate the significant effect of the amendment. (A) Types or levels of travel o s that are inconsistent with the functional classification ofan existing or planned transportation Facility; (B) Degrade the performance ofan existing or planned transportation facility such that it would not meet the performance standards identified in the TSP or comprehensive plan; or (C) Degrade the performance ofan existing or planned transportation Facility that is otherwise projected to not meet the performance standards identified in the TSP or comprehensive plan. (... ) (4) Determinations under sections (1)—(3) of this rule shall be coordinated with affected transportation facility and service providers and other affected local governments. (a) In determining whether an amendment has a significant effect on an existing or planned transportation facility under subsection (1)(c) ofthis rule, local governments shall rely on xisting transportation facilities and services and on the planned transportation Facilities, improvements and services set forth in subsections (b) and O below. (b) Outside of interstate interchange areas, the following are considered planned Facilities, improvements and services: (A) Transportation facilities, improvements or services that are funded for construction or implementation n the Statewide Transportation Improvement Program or a locally or regionally adopted transportation improvement program or capital improvement plan or program of a transportation sem a provider. (B) Transportation Facilities, improvements or services that are authorized in a local transportation system plan and for which a funding plan or mechanism is AVO Marcola Meadows Master Plan—City of Springfield April 2021 Zoning Map Amendment Application Page 4 in place or approved. These include, but are not limited to, transportation facilities, improvements or services for which: transportation systems development charge revenues are being collected; a local improvement district or reimbursement district has been established or will be established prim to development a development agreement has been adopted; or conditions of approval to fund the improvement have been adopted. (C) Transportation facilities, improvements or services to a metropolitan planning organization (MPO) area that are part of the area's federally -approved, financially constrained regional transportation system plan. (D) Improvements to state highways that are included as planned improvements in a regional or local transportation system plan or comprehensive plan when ODOT provides a written statement that the improvements are reasonably likely to be provided by the end of the planning period. (E) Improvements to regional andlocal roads, streets or other transportation facilities or services that are included as planned improvements in a regional or local transportation system plan or comprehensive plan when the local government(s) or transportation service provider(s) responsible for the facility, improvement o e provides a written statement that the fsci ity,improvement or service is reasonably likely to be provided by the end ofthe planning period. (c) Within interstate interchange areas, the improvements included in (b)(A){C) are considered planned facilities, improvements and services, exceptwhere: (A) ODOT provides a written statement that the proposed funding and timing of mitigation measures are sufficient to avoid a significant adverse impact on the Interstate Highway system, then local governments may also rely on the improvements identified in paragraphs (b)(D) and (E) of this seed on; or (B) There is an adopted interchange area management plan, then local governments may also rely on the improvements identified in that plan and which are also identified in paragraphs (b)(D) and (E) of thus section. (d) As used in this section and section (3): (A) Planned interchange means new interchanges and relocation of exisdng interchanges that are authorized in an adopted transportation system plan or comprehensive plan; (B) Interstate highway means Interstates 5, 82, 84, 105, 205 and 405; and AVO Marcola Meadows Master Plan—City of Springfield April 2021 Zoning Map Amendment Application Page 5 (C) Interstate interchange area means: (i) Property within one-quarter mile of the amp terminal intersection ofan evsring or planned interchange on an Interstate Highway; or (i) The interchange are as defined in the Interchange AreaManagement Plan adopted as an amendment to the Oregon Highway Plan. (e) For purposes of this section, a written statement provided pursuant to paragraphs (b)(D), (b)(E) or (c)(A) provided by ODOT, a local government or transportation facility provider, as appropriate, shall be conclusive in determining whether a transportation Facility, improvement or service is a planned transportation Facility, improvement or service. In the absence of a written statement, a local government can only rely upon planned transportation facilities, improvements and services ider fified in paragraphs (b)(A)- (C) to determine whether there is a significant effect that requires application of the remedies in section (2). RESPONSE: This section of the Transportation Planning Rule requires coordination with affected transportations service providers. The City provides the roads that serve the subject property; Marcola Road and 281h Street are designated as a Minor Arterial and a Major Collector, respectively, in the City TSP and are under City jurisdiction. The City has a duty to coordinate with transportation facility and service providers and other affected agencies, as applicable. Therefore, the criteria of OAR 660-012-0060 (4) are met. FINDINGS FOR METRO PLAN COMPLIANCE Response: SDC 5.22-115 requires compliance with applicable provisions of the Metro Plan when the City amends its acknowledged Zoning Map and land use regulations. This application envisions amending the City's acknowledged Zoning Map in a way that is inconsistent with the Metro Plan Diagram and therefore requires a concurrent Metro Plan Diagram Amendment. Please see the following narrative component, as well as responses to Section 5.22-115 in this document addressing the criteria of approval for the planned amendments to Springfield's acknowledged Zoning Map. This application involves concurrent amendments resulting in compliance with the Metro Plan and SDC. EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN) Chapter II — Fundamental Principles and Growth Management Policy Framework G. Mean Plan Diagram Land Use Designations Commercial Neighborhood Commercial Facifi6es Oriented to the day-to-day needs of the neighborhood served, these Fatifities are usually centered on a supermarket as the principal tenant. They are also AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 6 characterized by convenience goods outlets (small grocery, variety, and hardware stores); personalservices (medical and dental offices, barber shops); laundmmatc, dry cleaners (not plants); and taverns and small restaurants. The determination of the appropriateness of specific cites and uses or additional standards is left to the local jurisdiction. Minimum location standards and site criteria include: 1. Within convenient walling or bicycling distance of an adequate support population. For a full-service neighborhood commercial center at the high end of the size criteria, an adequate support population would be about 4,000 persons (existing or anticipated) within an area conveniently accessible to the site. For smaller sites or more limited services, a smaller support population or service area may be sufficient. RESPONSE: As shown on the Conceptual Master Plan (Exhibit B), the subject site is within a master planned area anticipated and planned to increase in residential population. The commercial lot will be conveniently accessible for nearby residents and support the local community. Adequate area to accommodate off-street parking and loading needs and landscaping, particularly between the center and adjacent residential property, as well as along street frontages next door to outdoor parking areas. RESPONSE: As shown on the Conceptual Master Plan (Exhibit B), the subject site is planned to be designed appropriately with adequate parking, landscaping, and other required elements. Sufficient frontage to ens safe and efficient automobile, pedestrian and bicycle access without conflict with moving traffic at intersections and along adjacent streets. RESPONSE: This application involves property within the Marcola Meadows Master Plan. As such, access was previously designed, restricted, and approved for various site elements which take access on Marcola Road. With that said, sufficient frontage and shared, joint access with the approved Commercial, School, and Multi -Family Phases in the southeast corner of the site will provide safe and efficient transportation circulation on and off site. The site shall be nor a than five acres,including existing commercial development. The exact size shall depend on the numbers of establishments associated with the center and the population to be served. Neighborhood commercial Facilities may include community real centers when the latter meets applicable location and site criteria as fisted above, even though community commercial centers are generally larger than five acres in size. In certain circumstances, convenience grocery stores or similar retail operations play an important role in providing services to existing neighborhoods. These types of operations which currently exist can be recognized and allowed to continue through such actions as rezoning. RESPONSE: As shown on the Preliminary Plans, the subject site is less than 5 acres in size, including the approved Commercial Phase, adjacent to the east property line of the subject site. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 7 SPRINGFIELD COMPREHENSIVE PLAN (2030 REFINEMENT PLAN) ECONOMICELEMENT SPRINGFIELD ECONOMIC DEVELOPMENT PLANNING GOALS Response: The Metro Plan Diagram Amendment (from Medium Density Residential to Commercial Designation) is consistent with, but not limited to, the following Springfield Comprehensive Plan (2030 Refinement Plan) goals and policies. Goal EG -I Broaden, improve, and diversify the state and regional economy, and the Springfield economy in particular, while .maintaining or enhancing environmental quality and Springfield's natural heritage. Policy E.6 Where possible, concentrate development on sites with existing infrastructure on sites where infrastructure can be provided relatively easily and at a comparatively low cost. Response: As shown on the Preliminary Plans, the Commercial Phase in the southern portion of the site will create economic opportunities and attract businesses in the community. This application provides support for a growing local industry (commercial office building sector) and is at an ideal location along the now -vacant Marcola Road corridor. As described in this written document, under Statewide Planning Goal 9, the Commercial and Industrial Buildable Lands Inventory and Economic Opportunities Analysis (CIBL-EOA) concluded that land needs on sites smallerthan 5 acres would be accommodated through redevelopment. However, the CIBL-EOA also suggests the commercial office building sector will increase 1.3 percent by the year 2030. With that said, approval of this application will allow the subject site to concentrate commercial land use on a site with planned infrastructure. As illustrated on the Conceptual Master Plan (Exhibit B), the Marcola Meadows Master Plan has an approved Commercial Phase on site, envisioned as a local neighborhood market. As shown on the materials, shared driveway access, on-site circulation, parking, etc. is feasible for the subject site and will significantly aid in the design and cost of needed infrastructure improvements. Therefore, the amendment is consistent with the goal above. Goal EGJ Strengthen and .maintain strong, connected employment centers and economic corridors to support small, medium, and large businesses. Policy E.16 Consider the economic opportunities provided by transportation corridors and seek to maximize economic uses in corridors that provide the most optimal locations and best exposure for existing and future commercial and industrial uses. Response: The Marcola Meadows Master Plan site has sat vacant for many years despite proximity to an optimal transportation corridor that provides exposure and visibility. The lack of interest in future mixed-use commercial activity, (prior to the preceding amendments of Local Case File No. 811-20-000225-TYP3), necessitated a broader consideration of uses for this area to maximize feasible economic opportunities. Through the public engagement and hearing process for the Master Plan, notions of strengthening a AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 8 commercial presence in the southern portion of the site were discussed and considered. In this instance, an employment corridor on Marcola Road will be enhanced by converting ±1.138 acres of MDR -zoned land to Community Commercial (CC) Zoning District through amendment of the Master Plan. The subject site is an ideal location to attract visitors, residents, and businesses alike due to the ease of multimodal connectivity on Marcola Road. Policy E.18 Coordinate transportation and land use corridor planning to include design elements that support Springfield's economic and c unity development poficies and contribute m community diversity and inclusivity. Implementation Strategy 18.7 Prioritize improvements that would complete local connections to local shopping and service opportunities. Response: This area has been identified as appropriate for commercial and residential uses in the Metro Plan. The Metro Plan Diagram Amendment from MDR to Commercial Designation will change the anticipated use of the portion of the property from residential to commercial. While the MDR District is a residential district, in this instance it allows the envisioned commercial use in accordance with specific development standards (e.g. the lot is adjacent to a Community Commercial District, abuts an arterial roadway, the office building is limited to specific niche professionals, etc.) The planned Metro Plan Diagram Amendment from MDR to Commercial Designation will change the anticipated use of the property to commercial to allow the same envisioned use (i.e. professional and medical offices). A subsequent Zone Map Amendment is planned to re -zone the site from MDR to CC. With that said, this application will seemingly allow commercial development at a similar intensity to what would be permitted currently without a zone change (i.e. pursuant to Section 4.7-190). Site improvements in conformance with an approved comprehensive plan, as is the case here, result in orderly and efficient arrangement of public facilities and services, establishing consistency with the adjacent area. Therefore, this application supports Springfield's community development policies and provides an ideal employment site to the Marcola Road corridor. Goal EG -0 Establish, strengthen and .maintain viable commercial centers to improve the community's access on goods and services. Policy E.27 Identify and taget commercial activities that wiff generate fiving-wage employment opportunities and/or meet daily needs oflocal residents. Response: The site is planned with a commercial phase to implement viable commercial activities that will serve local residents. As discussed in this written document, the commercial building office sector is proven to generate living -wage employment opportunities. Further, as stated in the CIBL-EOA, office spaces are in high demand in Springfield, with businesses currently searching for development opportunities. Therefore, the subject site AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 9 is not anticipated to sit vacant. Due to adjacent elements of the Marcola Meadows Master Plan, an additional commercial property will establish and strengthen a sense of place for the community, enhancing access to services and local employment opportunities. Goal EG -5d Be Prepared — Contribute to development of the region's physical, social, educational, and workforce infrastructure to meet the needs of tomorrow. Policy E.39 Provide adequate infrastructure efficiently and distribute cost fairly. Policy E.40 Provide the services, infrastructure, and land needed to attract the identified industry clusters, especia0y where they can increase economic connectivity among businesses. Response: As illustrated on the Conceptual Master Plan (Exhibit B), the Marcola Meadows Master Plan intends to provide adequate infrastructure. With that said, approval of this application will allow the subject site to concentrate commercial land use on a site with planned commercial improvements. As shown on the Preliminary Plans (Exhibit B), the approved Commercial Phase on site, envisioned as a local neighborhood market, includes shared driveway access, on-site circulation, parking, etc. It is feasible for the subject site to be incorporated into this vision and the design and cost of needed infrastructure improvements will be significantly minimized. Further, a cluster of commercial businesses will attract more consumers and increase economic connectivity among businesses. Therefore, the amendment is consistent with the goal above. CHAPTER 3 LAND USE DISTRICTS Section 3.1-100 Official Zoning Maps 3.1-110 Zoning Map Amendments A proposed change to the Official Zoning Maps is subject to the amendment process described in Section 5.22-100. Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, this project involves amendments to the Springfield Zoning Map. Please see Section 5.22-100 for narrative responses regarding the planned amendment on the subject site. Section 3.2-300 Commercial Zoning Districts 3.2-305 Establishment of Commercial Zoning Districts The following commercial zoning districts are established: B. Community Commercial District (CC). The CC District establishes sites to provide for a wide range ofeetail sales, service and professional office use and also includes all existing strip commercial areas. Response: This application involves a Zone Map Amendment from MDR to CC District to implement an additional commercial phase in the southern area of the Marcola Meadows Master Plan site. As described in this written narrative, land adjacent to the east of the subject site is already designated CC District and planned for religious activities and a AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 10 neighborhood market. The planned amendment will allow establishment of a professional office space within an existing neighborhood commercial area and meet the intent of the CC District. 3.2,310 Schedule of Use Categories The following uses are permitted in the districts as indicated subject to the provisions, additional restrictions and exceptions specified in this Code. Uses not specifically fisted may be approved as specified in Section 5.11-100. "P" = PERMITTED USE subject to the standards of this Code. "S"= SPECIAL DEVELOPMENT STANDARDS subject to special locational and/or siting standards as specified in Section 4.7-100. "D" = DISCRETIONARY USE subject to review and analysis under Type DI procedure (Section 5.9-100) at the Planning Commission or Hearings Official level. SITE PLAN REVIEW SHALL BE REQUIRED, unless exempted elsewhere in this Code. Cate o es/Uses CC Business P and Professional Offices and Personal Services Response: As noted above, professional offices are permitted in this district. The land use envisioned for the site aligns with the criteria above. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 11 3.2-315 Base Zone Development Standards Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, a zone map amendment from MDR to CC District affects the subject site (i.e. southeastern corner of the Marcola Meadows Master Plan site). The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at a future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the Final Master Plan. The subject lots meets the minimum area and street frontage requirements AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 12 Development Standard CC Minimum Area 6,000 square feet Minimum Street From e 1 50 feet All Panhandle Lots/Parcels Minimum Street 40 feet Frontage Maximum Lot/Parcel Coverage Lot/parcel coverage limited only by standards in other Sections ofthis code. Minimum Landscaping Minimum requirements defined by standards in other Sections ofthis Code. Maximum Parking, loading, and vehicular Lot/parcel coverage limited only by circulation area coverage I standards in other Sections ofthis code. Landscaped Setbacks (2)(3)(4) and 5 Finny Street Side Yard, and Through Lot Rear Yard Building Setback 10 feet Parking, driveway, and outdoor storage 5 feet setback Interior Side, Rear Yard Setbacks, when Abutting Residential or CI districts Building Setback 10 feet Parking, driveway, outdoor storage setback 5 feet Maximum Building Height 6 No maximum, except asspecified below When abutting an LDR orMDR District to Defined by the Maximum Shade Point the north Height requirement ofSeedon3.2-225A.1.b., r up to 50 feet south ofa northern lot/parcel fine a plane extending south with an angle of 23 degrees and originating from the top ofa 16 foot hypothetical fence located on the northern lot/parcel fine. When abutting an LDR or MDR District to No greater than that permitted in the LDR or the east, wxsy or south MDR Districts for a distance of 50 feet. (1) The D:.ecm. may .pave the .equaemem that buildable Cary lou/panels have 6onmge on a public sneer when all of the folio o:ng apply: (a) Thelon/parcels have been approved as part ofaDevelopen.mAre. Mon, Sit. Plan, Subd:v:c:on or Partition application, and (b) Access has been guaranteed via a pdwre sneer or driveway by an irrevocable joint use/access agreement as specified in Section 4.2-120A. (2) There are no setback requirements for buildings in the Duvcumwn Exception Area. (3) Where an easement is larger than the required setback standard, no budding or above grade structure, except a fence, shall be built upon or over that.... meet. (4) When addaonal righo-oGway:c eeguieed, whether by Cay Errg:nee.:rrg ntanda.ds, theMmo Plan (including the TransPlau), or the C:ry's Conceptual Sneer Plan, setbacks are based on future right-of- way locations. Right-of-.vey shall be dedicated prior to the issuance of any building permit hat ircera.e.required parking. (5)Architectural extensions may protrude into any 5 -foot or larger setback area by not more than 2 f r. 6 luddernalequipment ma exceed these height standards. Response: As shown on sheets PO -05 and PO -06 within the Preliminary Plans, a zone map amendment from MDR to CC District affects the subject site (i.e. southeastern corner of the Marcola Meadows Master Plan site). The base zone development standards listed above, including setbacks and landscaping standards, will be reviewed for compliance at a future site design review. Approval of this application does not interfere with compliance with applicable provisions, conditions, or goals intended from the Final Master Plan. The subject lots meets the minimum area and street frontage requirements AVO Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 12 of the CC Zoning District; therefore, the planned amendment meets the most relevant criteria. Furthermore, it is understood there are conditions of approval related to site access restrictions on Marcola Road (e.g. the subject site will utilize shared,joint access with the approved Commercial and School Phases). Please see the TIS for further details. CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS Section 5.2-100 Pubfic Hearings Process 5.2-110 Hearing Body Jurisdiction A. The Planning Commission shall Lear: 1. Type II review procedure administrative appeals within the city limits; 2. Type III review procedure quasi-judicial applications within the city limits; 3. Type IV review procedure legislative applications that require a recommendation to the City Council; and 4. Appeals as may be assigned by the City Council. B. The Hearings Official shall hear: 1. Type II review procedure administrative appeals within the City's urbanizable area and appeals of all expedited land division actions as defined in ORS 197.360; 2. Type III review procedure quasi-judicial applications within the City's urbanizable area; and 3. Appeals as may be assigned by the City Council. C. The City Council shall hear: 1. Type III review procedure quasi-judicial appeals within the city limits; and 2. Type IV review procedure legislative applications final decisions. Response: This application involves a Zone Map Amendment from MDR to CC District that requires a concurrent Metro Plan Diagram Amendment. Therefore, it is understood the application will be processed through a Type IV review procedure. Section 5.22-100 Zoning Map Amendments 5.22-105 Purpose The purpose of this Section is to provide standards and procedures for legislative and quasi-judicial amendments to the Official Zoning Maps. 5.22-110 Review Official Zoning Map amendments may be initiated by the Director, the Planning Commission, the Hearings Official, the City Council or a citizen. Zoning Map amendments shall be reviewed as follows: Response: This application is initiated by the property owner of the subject site. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 13 B. Quasi-judicial Zoning Map amendments involve the application of evsdng policy to a specific factual setting, generally affecting a single or limited group of properties and mayor may not include a Metro Plan Diagram Amendment. Quasi-judicial Zoning Map amendments are reviewed using Type III procedure, unless aMetro Plan Diagram Amendment is required. In this case, the Quasi-judicial Zoning Map amendment will be raised to a Type IV review. Response: This application involves amendments to the Springfield Zoning Map and a concurrent Metro Plan Diagram Amendment. Therefore, the application should be reviewed using a Type IV procedure. 5.22-115 Criteria A. Quasijudicial Zoning Map Amendments. The Planning Commission o Hearings Official may approve, approve with conditions or deny a quasi- judicial Zoning Map amendment based upon approval criteria C.I. through 3., below. The Planning Commission m Hearings Official shall make the final local decision on all quasi-judicial Zoning map amendments that do not include a Metro Plan Diagram Amendment. B. Legislative Zoning Map Amendments and Quasi-judicial Zoning Map Amendments Raised to a Type IV Review. The Planning Commission o Hearings Official may make a recommendation to the City Council to approve, approve with conditions or deny Zoning Map amendments and Metro Plan Diagram Amendments based upon approval criteria in Subsection C. 1. through 4., below. The City Council shall .hake the final local decision n all Zoning Map amendments involving a Metro Plan Diagram Amendment Response: This written document, the Preliminary Plans, and supporting documentation demonstrate compliance with the approval criteria in Subsection C.I.A. below. It is understood the Planning Commission or Hearings Officerwill make a recommendation to the City Council as described above and the City Council shall makethe final local decision on this application (as it involves a Metro Plan Diagram Amendment). C. Zoning Map amendment criteria of approval: 1. Consistency with applicable Metro Plan policies and the Metro Plan diagram; Response: This application involves amendments to the Springfield Zoning Map and Metro Plan Diagram; as such, planned zoning updates must be consistent with the intended Metro Plan Diagram designation. Findings within the application materials support approval to amend the Zoning Map as initiated by this application. Upon approval, ±1.138 acres of the Marcola Meadows Master Plan site will be designated CC. The planned Master Plan Diagram designation and amended zoning is consistent with the adopted Metro Plan policies and diagram as discussed in the concurrent application (containing responses to Statewide Planning Goals, Springfield Comprehensive Plan, and Metro Plan elements). As such, it is understood that prior to the approval of the Zoning Map Amendments the Metro Plan Diagram designation of the property shall be approved/amended. The approval criterion can be satisfied. 2. Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 14 Response: This written document demonstrates compliance with the applicable Plan District maps and provisions of the SDC. The subject site is not associated with a Refinement Plan or Conceptual Development Plan. As shown on the Conceptual Master Plan (Exhibit A), the subject site is within the Marcola Meadows Master Plan and designed to facilitate economic opportunities within an existing Commercial Phase in the southeastern corner of the site. As described herein and shown on the materials provided, the approval criterion is satisfied. 3. The property is presently provided with adequate public (adities, services and transportation networks to support the use, or these fircifides, services and transportation networks are planned to be provided concurrently with the development of the property. Response: As shown on the Preliminary Plans, public facilities will be provided to serve the site, including but not limited to stormwater management, sanitary sewer, municipal water, and franchise utilities. Thesite is planned to be served by a comprehensive street network that includes new public roadways and improvements. The subject site has frontage on both Marcola Road and 28th Street and this project provides applicable improvements that will benefit the local community. Infrastructure is planned to be completed concurrent with the build out of each associated phase. The approval criterion is met. 4. Legislative Zoning Map amendments that involve a Metro Plan Diagram Amendment shall: a. Meet the approval criteria specified in Section 5.14-100; and b. Comply with Oregon Administrative Rule (OAR) 660-012- 0060, n1cre applicable. Response: The criteria above are not applicable. As noted above, this application includes a Quasi- judicial Zoning Map Amendment and involves a Metro Plan Diagram Amendment. Nonetheless, this written narrative demonstrates compliance with Section 5.14-100 and the TPR. Please see the Transportation Memorandum within Exhibit E. 5.22-120 Conditions The Approval Authority may atrach conditions as may be reasonably necessary in order to allow the Zoning Map amendment to be granted. Response: It is understood conditions may be imposed by the Approval Authority to allow approval of the application. 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 and Eugene -Springfield Metropolitan Area General Plan. The evidence in the record supports approval of the application and the City can rely upon it for its approval of the application. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Zoning Map Amendment Application Page 15 AK Exhibit A: City Application Forms and Checklists City of Springfield Development & Public Works 225 Fifth Street Springfield, OR 97477 Zoning Map Amendment, Type III SPHINOFI� 0# Project Applicant Name: Company: Address: 112965 information (Applicant: complete this section) ApplicantRequired 's Consultant: Chris Goodell Phone X503) 563-6151 AKS En ineerin & Forest LLC Fax: (503) 563-6152 SW Herman Avenue Suite 100 Tualatin OR 97062 Applicant Signature: CcC Email: chrisg@aks-eng.com Property Owner: Company: Address: MarcolaMeadows Neighborhood, LLC Phone Fax: Please contact consul tar Marcola Meadows Nei hborhood LLC Please contact consul[an 27375 SW Pa Avenue Wilsonville OR 97070 Owner Signature: If the applicant a other than ner, the owner hereby grants permission for the applicant to act In his or her behalf ASSESSOR'S MAP NO: 17023000 TAX LOT NO(5): Tax Lot 1802 Property Address: No situs, northwest of Marcola Road and 28th Street Area of Request square Feet:See application materials Acres: See application materials Existing Use(s) of Property: The Property currentiv exists as a vacant field with no structures. Description of The Proposal: Please see the written narrative materials for detailed information. The ro'ect involves amendments to the Springfield Zonin Map from Medium Density Residential to Community Commercial. r Case No.: Application Fee: I ifiud 7119,'2007 Mone, Received by: Date (initials) Postage Total Fee: Fee: Zoning Map Amendment Submittal Requirements Checklist 1. The application fee - Refer to the Development Code Fee Schedule for the appropriate application and postage fee. A copy of the Fee Schedule is available at the Development & Public Works Department. Ve 2. Deed - A copy of the deed to show ownership. Ve 3. Vicinity Map - A map of the property and the surrounding vicinity which includes the existing zoning and plan designations. One copy must be reduced to 6 '/3" by 11" which will be mailed as part of the required neighboring property notification packet. Vol 4. Findings - Before the Planning Commission can approve a Zone/Overlay District Change Request, there must be information submitted by the applicant which adequately supports the request. The Criteria the Planning Commission will consider in making their decision is listed below. If insufficient or unclear data is submitted by the applicant, there is a good chance that the request will be denied or delayed. It is recommended that you hire a professional planner or land use attorney to prepare your findings. Criteria of Approval (Ouasi-iudiciall SDC 12.030 requires that in reaching a decision on these actions, the Planning Commission or Hearings Official map approve, approve with conditions or deny a quasi- judicial Zoning Map amendment based upon approval criteria (a) -(c), below. (a) Consistency with the Metro Plan policies and the Metro Plan Diagram; (b)Consistency with applicable Refinement Plans, Plan District maps, Conceptual Development Plans and functional plans; and (c) The property is presently provided with adequate public facilities, services and transportation networks to support the use, or these facilities, services and transportation networks are planned to be provided concurrently with the development of the property. AK 9 ad Exhibit B: Preliminary Plans MARCOLA MEADOWS AMENDMENTS TO THE METRO PLAN DIAGRAM AND SPRINGFIELD ZONING MAP SITE MAP I'-150' LAND USE PLANNING / CIVIL ENGINEERING / SURVEYING/LANDSCAPE ARCHITECTURE: AKS ENGINEERING @ FORESTRY, LLC CONTACT: CHRIS GGODELL 12965 SW HERMAN ROAD. SUITE 100 TUALATIN, ON 97062 PH: 503-563-6151 FAX 503-563-6152 VERTICAL DATUM ELEVATIONS ARE BASED ON NGS BENCHMARK NO. OE1626, ALSO BEING LANE COUNTY BENCHMARK NO. 156 LOCATED IN SPRINGFIELD, AT THE JUNCTION OF MAIN STREET AND 33RD STREET, 205.1 FT NORTH OF THE CENTFR-NE OF THE WESTBOUND LANES OF MAIN STREET, AND 46.3 FT SOUTHWEST OF THE SOUTHWEST CORNER OF THE BURGES RESIDENCE AT 185 33RD STREET, 22.6 FT EAST OF THE CENTER OF 33RD STREET, 19.7 FT SOUTH OF THE CENTER OF A DRIVEWAY, AND 3.6 FT NORTH OF UTILITY POLE NUMBER 135, WITH AN ELEVATION OF 478.11 FEET (NAVD88) AIII449IdI.1=0 PO -01 COVER SHEET WITH VICINITY MAP PO -02 EXISTING CONDIDON PLAN PO -03 EXISTING METRO PLAN DIAGRAM PO -04 UPDATED METRO PLAN DIAGRAM PO -05 EXISTING ZONING DESIGNATION PO -06 UPDATED ZONING DESIGNATION PO -07 CONCEPTUAL FINAL MASTER PLAN :C•7aV{•7: Ill CIE Ill •L\ill JI A LOCAL DATUM PLANE SCALED FROM OREGON STATE PLANE SOUTH 3602 NADBX2011) EPOCH 2010.0000. THE STATE PLANE COORDINATES WERE DERIVED FROM THE TRIMBLE VRS NOW NETWORK EXISTING LAND USE: VACANT LAND PROJECT LOCATION: SPRINGFIELD OREGON, NORTH OF MARCOLA ROAD AND WEST OF 28TH STREET OWNER /APPLICANT: MARCOLA MEADOWS NEIGHBORHOOD, LLC 27375 SW PARKWAY AVENUE WILSONVILLE, OR 97070 ASSESSOR'S MAP 17.0230 TAX LOT 1902 (AS ADJUSTED BY LANE COUNTY SURVEYORS OFFICE CST NO. 45334) -L-L•lllX•iR19a1� �� LAND USE APPLICATION TO MODIFY THE METRO PLAN DIAGRAM AND SPRINGFIELD ZONING MAP BOUNDARIES OF THE APPROVED MARCOLA MEADOWS MASTER PLAN. N SITE LEGEND EXISTING amwrs� Q PROPOSED � sma aux arw ar Fd75DNG PROPOSED al�Pw.s w[ Y '7A smx aux wra aXv� srad aux aav aw ffE Mlgtwt A � SIWI a.VX YNN]F 6 wO19pXar i t cu o 0 wu urnx o IAI cis vas[ m o wn vur< . ar wE wooa F GEa vktF ® MIIY Ptl.E AMR IA# VN'h (0 ! 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P6A IFNON MOD t] 1W[d UOM ]NAi' SNT']M1 %AIZ a1ffi1 Mir I aur S!]YN162M --------------------- s I go §� a as .a MEDIUM DENSITY RESIDENTIAL T, Fa -00 � ut —,-- ---- —/ I \_-- I i LDR i —PIERcfPARcWAY------ — - 1101,14 LMI EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN DIAGRAM DESIGNATIONS LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS AND OPEN SPACE COMMERCIAL LIGHT -MEDIUM INDUSTRIAL SCME: 1'=8p fEEi HEAVY INDUSTRIAL MEDIUM DENSITY RESIDENTIAL COMMERCIAL MARCOLkF*j LDR /i/ i 1 ,.wo, 1� —PIERCE-PARcWAY- -- — - LMI 1101,14 EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN DIAGRAM DESIGNATIONS LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS AND OPEN SPACE COMMERCIAL LIGHT -MEDIUM INDUSTRIAL SCME: 1'=8p fEEi HEAVY INDUSTRIAL PLOS CC 51 8j mag Y2 i€ �3 /1' _/ i I__ -- ROA©- �L -- -- - -- - - �i HI ' LMI �ror,a SPRINGFIELD ZONING DISTRICTS LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) DN MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) CAU' 1'-W rt T PLOS I MDR CC -PIERCE -PAR K WAY- ---------- I101T14 LMI LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) SCALE 1._W �T RE3A@j 77T7ij i -PIERCE -PAR K WAY- ---------- I101T14 LMI LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) SCALE 1._W �T LEGEND OPEN SPACE ® STORMWATER FACILITY SINGLE-FAMILY MULTI -FAMILY COMMERCIAL - CHURCH OSCHOOL GREEN SPACE AND PEDESTRIAN ••I• CONNECrnITY _. j_ PIERCE DITCH . .•.' PEDESTRIAN PATHWAY Fil STORMWATER MANAGEMENT STORM WATER AT-ENUATION AND CLEAN WATER op FATE. CpHCEpNPl5L11UOL SITF NAH OE51(NiD8E0ETfRMLNfD BY SP0.1gGF1ElOpl16LICSH001= o w SCHOOL zw N ¢ EDD CATIONALDPPOR IFDR S m EOR NEIGHBOii00D CHILDR EN COMMERCIAL CONY[NIEN NEIGHBORHOOD SHOPPING AND FM;IOYMFNT ^ RESIDENTIAL AFFORDABLE HOUSING OPTIONS SINGLE-FAMILY RESIDENTIAL NEAR SCHOOLS, SHOPPING, AND EMPLUYMENI �+ z to cnocuux MARCOLA ROAD IP SCALE 1-150 FIETMY NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS PO -O7 CHANGE 6 uw.Qa©'O e+oo cOMMUNm o GATH[RING PLACC DONNIE LANE Fil STORMWATER MANAGEMENT STORM WATER AT-ENUATION AND CLEAN WATER op FATE. CpHCEpNPl5L11UOL SITF NAH OE51(NiD8E0ETfRMLNfD BY SP0.1gGF1ElOpl16LICSH001= o w SCHOOL zw N ¢ EDD CATIONALDPPOR IFDR S m EOR NEIGHBOii00D CHILDR EN COMMERCIAL CONY[NIEN NEIGHBORHOOD SHOPPING AND FM;IOYMFNT ^ RESIDENTIAL AFFORDABLE HOUSING OPTIONS SINGLE-FAMILY RESIDENTIAL NEAR SCHOOLS, SHOPPING, AND EMPLUYMENI �+ z to cnocuux MARCOLA ROAD IP SCALE 1-150 FIETMY NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS PO -O7 CHANGE AK Exhibit C: Property Ownership Information UNE COONtt SORV_YJRS DEFILE LAND PARTITION PLAT NO. 2-020-PZ91+ '°'°-051209 �BIIII�VIIIIIIIIIIIIIIIIIIIIII�IIIPI "°PTEN�� IN THE SOUTHEAST 1/4 OF SECTION 24, THE NORTHEAST 1/4 OF SECTION 25 ,oRRPm SHEET 1 OF 6 Rrv„aRZR, TOWNSHIP 17 SOUTH, RANGE 3 WEST, THE SOUTHWEST 1/4 OF SECTION 19 AND RECORDED THE NORTHWEST 1/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON e. JUNE 17, 2020 x J wa I n ,nx,r x nxas' ffis wm CI L=RI BT MARCOLA I Fw." Er. 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(FAA a &e;,P„z�. �. 1111 RL °" _ _ AND THE NWT/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, N WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON IR FEBRUARY 25, 2021 : ( IINV BOA0.0 .5x u,s.,as'. —.ice: ' IS CAP FF )N81yi34E 1955 fiT S91YT34'W 15.6V "W—'STflEETW-.WSTREET. saavuv vsRTm� — SRIHs=rz E �v�LLJll RECORD OF SURVEY SHEET 1 of 2 PROPERTY LINE ADJUSTMENT RECOMMIT G,E Rs LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25,I/4 CTE �° `°°"^"`"" 5N3 a TOWNSHIP 17 SOUTH, RANGE 3 WEST, AND THE SWOF SECTION 19 °" _ _ AND THE NWT/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, N WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON o FEBRUARY 25, 2021 N9891'S0'W rvRrozaw]6 ( IINV P"vlmr FIT BOA0.0 OLANE ELL ENE WATE0. p NO �LECM x' 11 FRNA PPEx VAFGC:A g1,45 LF MGCOk3 IS CAP FF )N81yi34E 1955 fiT S91YT34'W 15.6V "W—'STflEETW-.WSTREET. 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AASARYZYXE.PANEL95 Pu� MANCOLA ROAD ---N,�N2 43flfl (H neo '. ,PAIRS I 1_ TAMINN" M` << , 500 rz Ewm 099]062 .fli .. Rl"' I 9 AN ME "4s®. »•.«�M.u. ;. a. R NEwFxs x PREPARE -0 FIX2HAND PHALL A, CST m2 F5E < ) 4 "A MIY Ci 6PRINISW III NA 81110-CQl1W-TPI o[61, MLSMSW EASIER' AIR NLi ]D]O ATEA ENGINFEPoXG,SMRVEYING NEUTRAL RE�uRCEG I59S93fl'$ MIP 1)02kW MAK LET Ism (ynN I �" DREMIND NO 771 -MAL FORESTRY PLANNING LAXGSLAPEARCM]ECi11RE 2 4 �4r.°E. RECORD OF SURVEY .NO LA,.NNX^E PROPERTY LINE ADJUSTMENT RRCORDED LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25, a - TOWNSHIP 17 SOUTH, RANGE 3 WEST, AND THE SW1/4 OF SECTION 19 �P AND THE NW7/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON ° FEBRUARY 25, 2021 CONTINUED ON SHEET MET "AUSnN PARK _ANNN Nxx NxEE AN LIF s AEP' -EY a'.a °cum,N 1 N A Omxo.lYNS4E �I —m° (Aeon eDeMAsax 67 Nox DNA NO lxRN 2s '5N EnmNF[EATw °ose' e)Ame P,m 51252" . 5°zE,v °— Ambo .15E ° Epi raEN-E.oN° n' ' P.o,X IN ® oEwxE AT ,-w FEET -- LAND PARIITIOV P _ s ^ Do, 589z" N0. ,— Mo_ P297, u°° H wm-mn / / W wP.D. rw om xn /RETNLA ADJUSTED TRACT 1 oETuLB Aon).un. =_z,cAms —xmo 4p'°gr � S / b SEE SHEET AN—ATE nT _ ry E FOR LEGEND R °°° xn ATIRAFENT LNE � Em7 ''ew I smvx Nz- ADJUSTED TRACT 2 MOAN,—-° 11NU NPVEYOR E- mC„N ALI Au CFE= nMYE �Edwi96 Ps` NO In�N "A, m 3898 x ALg'�54fi33I PREPARED FOR — NN. _ — _ - s __ — — _ — — — 412Sj, xeeuY3ew 4ae.ls. ss TO MApCOLA ROAD s lNNA x' ms Mxx,wnvnr nR —_—_ aANJ __ 2 m uLwmwo—_—_—_—_—_—__---_—_—_ w%°s, MoD s> N -mt oo. o P D' 11 L11Y W 4mX6F1D %NIX'N6 X0. BIT—]AMA?M... 'ANAN 'wN A_ sE sx 3 n; 8 a SOUTH w INNER nn PAT —TO INK a;¢muxE P ADJUSTED TRACT 1 � a ,N A9,FT.T x,% AAE, 73aE A=� D JIU PPaus IRON,N n1' $gn OF FILE 74. PULL o2 e� z xNxwNLEND HE m AEP' -EY a'.a °cum,N 1 N A Omxo.lYNS4E �I —m° (Aeon eDeMAsax 67 Nox DNA NO lxRN 2s '5N EnmNF[EATw °ose' e)Ame P,m 51252" . 5°zE,v °— Ambo .15E ° Epi raEN-E.oN° n' ' P.o,X IN ® oEwxE AT ,-w FEET -- LAND PARIITIOV P _ s ^ Do, 589z" N0. ,— Mo_ P297, u°° H wm-mn / / W wP.D. rw om xn /RETNLA ADJUSTED TRACT 1 oETuLB Aon).un. =_z,cAms —xmo 4p'°gr � S / b SEE SHEET AN—ATE nT _ ry E FOR LEGEND R °°° xn ATIRAFENT LNE � Em7 ''ew I smvx Nz- ADJUSTED TRACT 2 MOAN,—-° 11NU NPVEYOR E- mC„N ALI Au CFE= nMYE �Edwi96 Ps` NO In�N "A, m 3898 x ALg'�54fi33I PREPARED FOR — NN. _ — _ - s __ — — _ — — — 412Sj, xeeuY3ew 4ae.ls. ss TO MApCOLA ROAD s lNNA x' ms Mxx,wnvnr nR —_—_ aANJ __ 2 m uLwmwo—_—_—_—_—_—__---_—_—_ w%°s, MoD s> N -mt oo. o P D' 11 L11Y W 4mX6F1D %NIX'N6 X0. BIT—]AMA?M... 'ANAN 'wN A_ sE sx 3 n; Lane County Clerk 2021-014290 `.),�; Lane County Deeds and Records Ager Recording return to: $112.00 II I I II III I III 11111111111111111111111111111111111 Mere Ola Meadows Neighborhood, LLC 27375 SW Parkway Ave. 01926876202100142900060066 Wilsonville, OR 97070 03/02/2021 11 25.31 AM RPR-0EED enl=1 Pgs=6 SIn=1 CASHIER06 $30.00 $11.00 $61.00 $10.00 DECLARATION OF PROPERTY LINE ADJUSTMENT Marcola Meadows Neighborhood, LLC (OWNERS), an Oregon Limited Liability Company, is the owner of the two contiguous tracts of real property located in Township 17 South, Range 2 West and Township 17 South, Range 3 West of the Willamette Meridian and referred to herein as Tract I and Tract 2. OWNERS are setting forth this declaration to set an adjusted boundary line between said Tract I and Tract 2 to comply with Lane County Land Use regulations and the provisions of ORS 92.190(4). The Property Line Adjustment was approved per City of Springfield Case No 8I1-20-000200-TYPI. The Tract 1 property being Parcel 3 and a portion of Parcel 2 of Land Partition PlatNo. 2020. P2972, Lane County Plat Records, the legal description for the Tract I property prior to this adjustment is that certain tract of land described as Parcel 3 of said Land Partition Plat No. 2020-P2972 in the City of Springfield, Lane County, Oregon. The Tract 2 property being a portion of Parcel 2 of Land Partition Plat No. 2020-P2972, Lane County Plat Records, the legal description for the Tract 2 property prior to this adjustment is that certain tract of land described as Parcel 2 of said Land Partition Plat 2020-P2972 in City of Springfield, Lane County Oregon. By and through this instru hent OWNERS do hereby set forth and declare their intent to establish an adjusted property line between the foregoing properties as described above. The legal description, which depicts the adjusted property area, is described on attached Exhibit "C". Following this property line adjusDnent, the description of the Tract I property is described on attached Exhibit "A" Following this property line adjustment, the description of the Tract 2 property is described on attached Exhibit `B" That portion of each attached legal description depicting the adjusted property line in underlined. The Ione and actual consideration for this conveyance is for good and valuable consideration. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED M THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY USES. DECLARATION OF PROPERTY LINE ADJUSTMENT DECLARANTS: Mamola Meadows Neighborhood, LLC, an Oregon Limited Liability Company After recording rmum to: Marcola Meadows Neighborhood LLC 27375 SW Parkway Ave. Wilsonville, OR 97070 Until a change is requested, mail all tax statements to: SAME AS ABOVE t Dated this 1 day of 06k (/t . 20,Zj_ m s Manager Marcola Meadows Neighborhood, LLC, an Oregon Limited Liability Company STATE OF OREGON ) CctNrs )ss. County of{etme ) O - AL" ff 20ZI. before me, personally appeared Kiril Ivanov, acting in his capacity as Member, Mamola Meadows Neighborhood, LLC, an Oregon Limited Liability Company, known to me (or proved to me on the basis of satisfactory evidence) to be the same person whom executed the Declaration heron shown, and acknowledged the same to be his voluntary act and deed. 11 r Druce sru / TRACY SHEA LANG Notary ra he w NOrvweucaaaooN COMMISSION NO. 978142 C CpMYI55Wx WisESYrrExaEaax,lW2 My Commission Expves_S �, 2OZ2. O"IM (N: BEND, OR - NOAR, OR . WAG N, OR - VPNCOWKNER EXHIBIT A Adjusted Tract 1 City of Springfield Case Number 811-20-000200-TYPI A tract of land located in the southeast one-quarter of Section 24 and the northeast one-quarter of Section 25, Township 17 South, Range 3 West, and the southwest one-quarter of Section 19 and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, and being more particularly described as follows: Commencing at the northeast corner of the B. B. Powers Donation Land Claim No. 64, also being on the easterly extension of the centerline of Mineola Road; thence North 88102'28" West along said easterly extension, 10.06 feet to the centerline intersection of said Marcola Road and 28th Street; thence North 01°53'48" East along the centerline of said 28th Street, 45.00 feet to the easterly extension of the north right-of-way line of Marcola Road (45.00 feet from centerline); thence North 88°02'28" West along said easterly extension and north right-of-way line, 518.79 feet to the southwesterly comer of Parcel 2, Land Partition Plat No. 2020-P2972, Lane County Plat Records, and the POINT OF BEGINNING; thence leaving said north right-of-way North 02°02'08 East along the west line of said Pamel 2, a distance of 833.64 feet to the northwest comer thereof and a point on the south line of Parcel 1, said Land Partition Plat No. 2020-P2972; thence North 87°04'24" West along the south line of said Parcel 1, a distance of 762.99 feet to the east line Tract 1 as described in Document No. 2020-028024, Lane County Deed Records, and a point of non - tangent curvature; thence northeasterly along said east line on the are of a 635.00 foot radius curve right (the radius point of which bears South 75°04'20" East) through a central angle of 3°55'56", 43.58 feet (chord bears North 16153'39" East, 43.57 feet) to the northeast comer thereof, thence North 88°01'58" West along the north line of said Parcel 1, a distance of 113.05 feet to the southeast corner of Lot 14, "Austin Park South", File 74, Slide 132, Lane County Plat Records; thence North 01'58'02" East along the east line of said "Austin Park South", 909.63 feet to the southerly line of Eugene Water and Electrical Board (60.00 feet wide) as described in Volume 359, Page 285, Lane County Deed Records; thence North 81°42'34" East along said southerly line, 1955.62 feet to the northwest comer of "Marcola Meadows Phase 1A", CSF# 45211, Lane County Plat Records; thence tracing the boundary of said "Marcola Meadows Phase 1A" along the following courses: South 08017'26" East, 90.00 feet; thence South 81°42'34" West, 15.60 feet; thence South 08°17'26" East, 140.00 feet;thence North 81°42'34" East, 120.00 feet; thence South 08117'26" East, 140.00 feet; thence North 81042'34" East, 25.00 feet; thence South 0897'26" East, 84.38 feet; thence North 81042'34" East, 73.98 feet; thence South 01°57'55" West, 32.20 feet; thence South 88°02'05" East, 150.00 feet to the west right-of-way line of 31st Street (30.00 feet from centerline); thence tracing said west right-of-way line along the following courses: South 01057'55" West, 217.51 feet; thence North 88°02'05" West, 5.00 feet; thence South 01°57'55" West, 376.34 feet to the point of curve right of a 365.00 foot radius curve; thence along the arc of said curve right through a central angle of 64'07'14", 408.48 feet (chord bears South 34°01'32" West, 387.49 feel) to the westerly right-of-way line of 28th Street (35.00 feet from centerline); thence tracing said westerly right-of-way line along the following courses: South 66005'09" West, M,, Tu.W, 0R 97062 AKLOb#7736 OFFICFSIN: RENO, OR KErMk OR -1 MN,OR VANCOUVERwA 579.36 feet to the point of curve left of a 490.00 foot radius curve; thence along the arc of said curve left through a central angle of 43°07'09", 368.76 feet (chord bears South 44031'34" West, 360.12 feet); thence South 22°58'00" West, 122.17 feet to apoint of non -tangent curvature; thence southwesterly along the are ofa 505.00 foot radius curve left (the radius point of which bears South 81 °01'59" East) through a central angle of 0°51'34", 7.58 feet (chord hears South 08'32'14" West, 7.57 feet); thence leaving said westerly right-of-way line North 63°55'23" West, 143.75 feet: thence North 88°02'28" West. 150.12 feet thence South 02°02'08" West. 32.83 feet: thence South 88102'28" East, 5.00 feet thence South 02002'08" West 127.67 feet: thence North 88°02'28" West, 7.00 feet: thence South 02002'08" West. 39.50 feet to the north rieht-of-way line of Marcola Romd; thence North 88002'28" West along said north right-of-way line, 188.00 feet to the Point of Beginning. Contains 72.275 acres, more or less. The Basis of Bearings for this description is Land Partition Plat No. 2020-P2972, Lane County Plat Records. 12/08/2020 REGISTERED PROFESSIONAL LAND SURVEYOR Da97062 Ass lob #7736 EXHIBIT B Adjusted Tract 2 City of Springfield Case Number 811-20-000200-TYPI A tract of land located in the northeast one-quarter of Section 25, Township 17 South, Range 3 West, and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, and being more particularly described as follows: Commencing at the northeast comer of the B. B. Powers Donation Land Claim No. 64, also being on the easterly extension of the centerline of Marvola Road; thence North 88°02'28" West along said easterly extension, 10.06 feet to the centerline intersection of said Marvels Road and 28th Street; thence North 01°53'48" East along the centerline of said 28th Street, 45.00 feet to the easterly extension of the north right-of-way line of Marvola Road (45.00 feet from centerline); thence North 88°02'28" West along said easterly extension, 80.60 feet to the most southerly southeasterly comer of Pamel 2, Land Partition Plat No, 2020-P2972, Lane County Plat Records, and the POINT OF BEGINNING; thence tracing the westerly right-of-way line of 28a Street along the following courses: North 46°53'48 East, 43.28 feet; thence North 01.53'48" East, 55.99 feet to the point of curve right of a 505.00 foot radius curve; thence along the am of said curve right through a central angle of 6012'38", 54.74 (chord bears North 05000'08" East, 54.71 feet); thence East. 5.00 feet: thence South 02°02'08" West. 127.66 feet: thence North 88°02'28" West. 7.00 feet: thence South 02°02'08" West. 39.50 feet to the north rieht-of-way line of Marvels Road: thence South 88°02'28" East along said north right-of-way line, 250.19 feet to the Point of Beginning. Contains 1.172 acres, more or less. The Basis of Bearings for this description is Land Partition Plat No. 2020-P2972, Lane Comfy Plat Records. 12/08/2020 REGISTERED PROFESSIONAL LAND SURVEYOR OR 67062 Ass Job #7736 Moon IN: RENR OR - ROER, OR - ryuAON, OR - EXHIBIT C Exchange Tract City of Springfield Case Number 811-20-000200-TYPI A tract of land located in the northeast one-quarter of Section 25, Township 17 South, Range 3 West, and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, and being more particularly described as follows: Commencing a the northeast corner of the B. B. Powers Donation Land Claim No. 64, also being on the easterly extension of the centerline of Marcola Road; thence North 88002'28" West along said easterly extension, 10.06 feet to the centerline intersection of said Marcola Road and 28th Street; thence North 01 °53'48" East along the centerline of said 28th Street, 45.00 feet to the easterly extension of the north right -cif -way line of Marcola Road (45.00 Feet from centerline); thence North 88°02'28" West along said easterly extension and north right-of-way line, 518.79 feet to the southwesterly comer of Parcel 2, Land Partition Plat No. 2020-P2972, Lane County Plat Records, and the POINT OF BEGINNING; thence leaving said north right-of-way North 02°02'08 East along the west line of said Parcel 2, a distance of 833.64 feet to the northwest comer thereof and a point on the south line of Parcel 1, said Land Partition Plat No. 2020-P2972; thence South 87°04'24" East along the south line of said Paul 1, a distance of 1331.52 feet to the to the westerly right-of-way line of 28th Street (35.00 feet from centerline) and a point of non -tangent curvature; theme tracing said westerly right-of-way line along the following courses: southwesterly along the are of a 365.00 foot radius curve right (the radius point of which bears North 33°16'25" West) through a central angle of 9°21'34", 59.62 feet (chord bears South 61024'22" West, 59.56 feet); thence South 66°05'09" West, 579.36 feet to the point of curve left of a 490.00 foot radius curve; thence along the arc of said curve left through a central angle of 43°07'09", 368.76 feet (chord bears South 44°31'34" West, 360.12 feet); thence South 22°58'00" West, 122.17 feet to a point of non -tangent curvature; thence southwesterly along the arc of a 505.00 foot radius curve left (the radius point of which bears South 81 "01'59" East) through a central angle of 0°51'34", 7.58 feet (chord bears South 08032'14" West, 7.57 feet); thence leavin¢ said westerly riahtof-way line 02°02'08" West 32.83 feet: thence South 88°02'28" Past. 5.00 feet thence South 02'02'08" West thence North 88°02'28" West along said north right - Contains 12.575 acres, more or less. 12/08/2020 The Basis of Bearings for this description is Land Partition Plat No. 2020-P2972, Lane REGISTERED PROFESSIONAL County Plat Records. LAND SURVEYOR AK Exhibit D: Lane County Assessor's Maps SECTION 30 117S. R.M. W.M. 17023000 Lane County SPRINGFIELD r=.aa �pO Li mss • °\ SEE -1 SEE ... _.. 9...SEEM eIw I- m(• o L. C IS EE I I. IS a — — — — — — ..m �. :.. —� — — — 1 ) e 1 — egg EEMP9-0 ma ,1 1 SaI. • X7 1.14 • ne.I ur • ; �n ,m� ,o,a x E° SUBJECTwE °IS'SSEE Saw° SITE m;n' „mmm ooio 112 SEE I Sal wmr ' -Sa., K `t ��' �Q19-00 �,�1 �,..z,. 2.1 SEE ros mp `I r®w. 11 1 ro, a -.7e,� — — E — .ma... - - 11' 00 AK Exhibit E: Transportation Memorandum Lancaster 321 SW 4th Ave, Suite 400 Portland, OR 97204 mobley 503.2480313 lancastermobley rom Memorandum�y To: Michael liebler, City of Springfield Planning Staff From: Nidc Mesler, EIT �y✓d/(�n' Todd Mobley, PE Date: March 16, 2021 Subject Maroola Meadows Professional Office Zone Change Memorandum FV EM: 1 2 �31 I2aZZ Introduction This memorandum discusses the traffic and transportation considerations around the proposed zone change for the Marmla Meadows Master Plan site in Springfield, Oregon_ The subject site is proposed for a zone change from Medium Density Residential (MDR) to Community Commercial (CC). This involves a 1.17 -acre site in the far southeastern corner of the Marcola Meadows Master Plan area. Analysis for this memorandum will assess the change in reasonable worst-case scenario trips due to the proposed zone change and potential impacts generated by the zone change, if any. Zone changes in Oregon are subject to the state's Transportation Planning Rule (TPR), and accordingly this memorandum address the proposal's compliance with the TPR. Project Description & Site Trips The project site is identified as Tax Lot 2300 of Lane County assessor's map 17-03-25-11 and Tax Lot 1801/1807/1803 of 17-02-30-00, consisting of approximately 100 acres. In relation to the transportation network, the site is north of Marcola Road, west of 311 Street south of the Eugene Water & Electric Board (EWEB) Multi - Use Path, and east of built residential and commercial uses. A 2008 master plan for a portion of the site included a zone change. The TPR analysis for the 2008 proposal had shown a worst-case development scenario of 2,604 PM peak hour trips at full buildout of the Master Plan, and 27,935 average daily trips (ADT), An excerpt of the Ordinance #6195 that detailed the 2008 zoning proposal is attached to this memo for reference. The recent 2020 master plan amendment for the site included a zone change and determined a worst-case development scenario of 1,568 PM peak hour trips at full buildout, and 19,680 average daily trips (ADT). The 2020 master plan amendment zone change was a downzone from the 2008 master plan, yielding a reduction in potential site traffic generated by the zoning. The August 21, 2020 Marcola Meadows Zone Change Memorandum is attached to this memo for reference. The proposed change in zoning for the property could accommodate the reasonable worst-case development scenario described below: a. 89.37 gross acres of Medium Density Residential (MDR) I. Potential 1,906 Dwelling Units of Multi -Family Residential b. 10.08 gross acres of Community Commercial (CC) I. Potential 109,770 Square Feet of Shopping Center c. 0.92 gross acres of Community Commercial (CC) I. Potential 16 -Fueling Position Gas Station with Market Currently, the 1.17 -acre portion of the project site to be rezoned is designated Medium Density Residential (MDR). This is proposed to be amended to Community Commercial (CC). It should be noted that the uses described above within the MDR and CC zoning districts were reviewed previously as part of the 2020 Master Plan Amendment application. The City concurred with the application that the described uses represent reasonable worst-case land uses. Figure 1 below displays a vicinity map of the project site. Site plans showing the current and proposed zoning are attached to this memorandum. Figure 1: Site Vicinity Map ® March 16, 2021 Page 2 of 7 Trip Generation A comparison of reasonable worst-case development under both the current and proposed zoning designations was conducted and is presented. Only a small portion (1.17 -acre) of the master plan that is currently zoned MDR will be converted to CC. It was found that the change in zoning would result in only a small increase in trips relative to the 2020 zoning scenario, but still a significant decrease compared to the 2008 zoning. which allows a wide range of trip -intensive commercial land uses, Table 1 compares the reasonable worst-case scenario trip generation from the legacy 2008 master plan modification, the existing 2020 master plan modification, and the currently -proposed zoning. The trip generation calculations for 2008 approved master plan were adjusted for pass -by trips and internal trip capture. The 2008 approved master plan is provided as a reference point, whereas the 2020 approved master plan represents the currently adopted master plan. Pass -by trips are trips already present on the transportation system that leave the adjacent roadway (such as Marcola Road and 31" Street) to patronize the land use prior to continuing in their original direction of travel. Pass -by trips do not add additional vehicles to the surrounding transportation system; however, they do add additional turning movements at site access intersections. Internal trip capture is the portion of trips generated by a mixed-use development that both begin and end within the development. The importance of internal trip capture is thatthose trips satisfy a portion of the total development's trip generation and they do so without using the eMernal road system. A mixed-use internalization credit of approximately 22% was applied to the commercial and residential trips, using the National Cooperative Highway Research Program (NCHRP) 684 Internalization methodology. The average land use interchange distances (walking distance in feet) were estimated based on the approximate distance between major land use area centroids. This was estimated at 1,000 feet between residential and commercial land uses, and at 500 feet between office and retail uses. No pass -by trip credit or internal trip capture was included for the current 2020 zoning plan and for the proposed 2021 zoning configuration in order to maintain a conservative analysis. The PM peak hour trips and total daily trips under the proposed 2021 zoning configuration are anticipated to be fess than the previously approved 2008 master plan, and marginally higherthan the 2020 master plan. Detailed trip generation worksheets and internalization calculation worksheets can be found in an attachmentto this memorandum. ® March 16, 2021 Page 3 d7 Table 1: Zone Change Reasonable Worst -Case Trip Generation Summary 2008 Zoning4 1,931 Dwelling Units Medium Density 1,094 Dwelling Units 475 317 792 10,504 Residential (MDR)' _ 220 Apartment 402 217 619 6,725 Community 171,000 Square Foot 276 276 552 5,890 Commercial (CC) 862 Improvement Store 201 218 419 5,096 0.92 350,000 Square Foot 820 701 730 1,431 15,331 Mixed -Use Shopping Center' 865 703 1,568 19,680 Commercial (MUC) 50,000 Square Foot ' 710 General Office 23 112 135 782 Internal Trip Capture (-22%) -292 -292 -584 -5,8403 Total Trips, Existing Zoning 1,035 985 2,0204 22,0954 2020 Zonings Medium Density 1,931 Dwelling Units Residential (MDR)90.54 Multi -Family 221 475 317 792 10,504 97,030 Square Foot 891 Community 820 Shopping Center2 276 276 552 5,890 Commercial (CC) 16 -Fueling Position Gas 0.92 Station w/ Market 945 114 110 224 3,286 Total Trips, Proposed Zoning 865 703 1,568 19,680 Proposed 2021 Zoning ' Medium Density 8937 1,906 Dwelling Units 221 469 312 781 10,368 Residential (MDR)' Multi -Family 10.08 109,770 Square Foot 820 302 302 604 6,406 Community Shopping Center2 Commercial (CC) 16 -Fueling Position Gas 0.92 945 114 110 224 3,286 Station w/ Market Total Trips, Proposed Zoning 885 724 1,609 20,060 Net Increase in Trips (2008) -150 -261 -411 -2,035 Net Increase in Trips (2020) 20 21 41 380 1=Assumes maximum density o`28 dwelling unlWast acre Net acreage = Gmss Acreage -passive Area (Le RlghtFof-way & Open Space) 2 =Assumes 25% Floor to Area Ratio (FAR) 3 = Assumes PM peak hour traffic accounts for 70% of total ADT (Average Daily Traffic). 4 = The X08 mning adegoat]on trip generation values were derived from the previously -approved and adopted Ordinance No 6195 6ehibitA Table 4. Gross Trips -Amended Zoning Most Case. This eminance was approved on June 181°, 2007. 5=The 2020 mning designation trip generation values wem derived from the currently gyRoved and adopted Mareola Meadows Zone Charge Memorandum Table 1: Zone Change Reasonable Worst -Case Trip Generation Summary. This memorandum was approved Februaryl7'^, 2027 ® March 16, 2021 Page 4 of ] Transportation Planning Rule The primary purpose of the Transportation Planning Rule (TPR) is to account fort he potential transportation impacts associated with any amendments to adopted plans and land use regulations. Since this project involves a proposed change in zoning, the TPR must be addressed. Relevant TPR sections are quoted in italics below, with a response immediately following each section. OAR 660-012-0060 Plan and Land Use Regulation Amendments 1. ff an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a transportation facility if it would: (a) Change the functional classification of an existing or planned transportation facility (exclusive of correction of map errors in an adopted plan), Response: The proposed zone change and overlay removal will not change the functional classification of any transportation facilities. (b) Change standards implementing a functional classification system, or Response: The standards that implement the functional classification system are contained in the TSP and will not change as part of this proposal. (c) Result in any of the effects listed in paragraphs (A) through (C) of this subsection based on projected conditions measured at the end of the planning period identified in the adopted TSP. As part of evaluating projected conditions, the amount of traffic projected to be generated within the area of the amendment may be reduced t the amendment includes an enforceable, ongoing requirement that would demonstrably limit traffic generation, including, but not limited to, transportation demand management. This reduction may diminish or completely eliminate the significant effect of the amendment. (A) Types or levels of travel or access that are inconsistent with the functional classification of an existing or planned transportation faculty (B) Degrade the performance of an existing or planned transportation facility such that it would not meet the performance standards identified in the TSP or comprehensive plan; or (q Degrade the performance of an existing or planned transportation facility that is otherwise projected to not meet the performance standards identified in the TSP or comprehensive plan. Response: Regarding Subsection (c) it is noted that the state clarified the threshold at which a project would .significantly affect trafficvis a vis mobility targets through Oregon Highway Plan Action 1F.5. The relevant section is quoted on the following page: ® March16, Page 5 dof 7 If an amendment subject to OAR 660-012-0060 increases the volume to capacity ratio further, or degrades the performance of a facility so that it does not meet an adopted mobility target at the planning horizon, it will significantly affect the facility unless it falls within the thresholds listed below for a small increase in traffic. In applying "avoid further degradation" for state highway facilities already operating above the mobility targets in Table 6 or Table 7 or those otherwise approved by the Oregon Transportation Commission, or facilities projected to be above the mobility targets at the planning horizon, a small increase in traffic does not cause "further degradation"of the facility. The threshold for a small increase in traffic between the existing plan and the proposed amendment is defined in terms of the increase in total average daily trip volumes as follows. . Any proposed amendment that does not increase the average daily trips by more than 400. As described above, the projected daily increase in traffic resulting from the proposed site plan is 380 trips more than the worst-case development scenario under the existing Institutional zoning. This is below the 400 -trip threshold that is considered a "small increase," and thus cannot "significantly affect' mobility targets based upon Action 165. To ensure that the site cannot be redeveloped in a manner that does "significantly affect' mobility targets, the applicant proposes a trip cap of 400 total daily trips for the parcel as a condition of approval for the zone change. This represents a net increase of 3110 trips more than the worst-case development scenario under the current 2020 Medium Density Residential (MDR) zoning, again less than the 400 -trip threshold that is the maximum "small increase" per this Action. Conclusion The proposed zone changes will not change the existing or planned functional classification of any tra nsportation facilities, will result in a net decrease in potential trip generation from the original 2008 zoning, and will not result in a significant effect from the current 2020 zoning as defined by the TPR; therefore, no mitigations are necessary. ® March 16, 2021 Page 6 of ] Attachments ® March 2021 Page. 7 of 7 --------------------- s I go §� a as .a MEDIUM DENSITY RESIDENTIAL int —,-- ---- -/ I \_-- I i LDR i —PIERcfPARcWAY------ — - 1101,14 LMI EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN DIAGRAM DESIGNATIONS LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS AND OPEN SPACE COMMERCIAL LIGHT -MEDIUM INDUSTRIAL SCME: 1'=8p fEEi HEAVY INDUSTRIAL MEDIUM DENSITY RESIDENTIAL COMMERCIAL MARCOLkF*j LDR /i/ —PfERC-E-PNW-W,aY----- — - LMI 1101,14 EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN DIAGRAM DESIGNATIONS LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS AND OPEN SPACE COMMERCIAL LIGHT -MEDIUM INDUSTRIAL SCME: 1'=8p fEEi HEAVY INDUSTRIAL PLOS CC 51 8j mag Y2 i€ �3 _/ i I__ -- ROA©- �L -- -- - -- - - �i HI ' LMI �ror,a SPRINGFIELD ZONING DISTRICTS LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) DN MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) CAU' 1'-W rt T PLOS I MDR CC r�uwor�a rfERC.E-r WM _---__ LMI LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) SCALE 1._W �T 77T7ij I j i r�uwor�a rfERC.E-r WM _---__ LMI LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) SCALE 1._W �T LEGEND OPEN SPACE ® STORMWATER FACILITY SINGLE-FAMILY MULTI -FAMILY COMMERCIAL - CHURCH OSCHOOL GREEN SPACE AND PEDESTRIAN .•I• CONNECTNIT _. j_ PIERCE DITCH . .•.' PEDESTRIAN PATHWAY STORMWATER MANAGEMENT STORM WATER AT-ENUATION AND CLEAN WATER •• FATE: ww�EVNAE sDlooE sDE qAw 0E51GwiD8E0ETfRM�NfD BY SP0.1gGF1ElO 0116E1C 8HDOIS o w SCHOOL zw N ¢ EDDCATIONAL DPPOIi DNITIES m FOR NEIGHBORiQOD CHI FDR EN COMMERCIAL <ONYENIEN NHGHBORHOOU SHOPPING AND FMPI OYMFNT ^ RESIDENTIAL AFFORDABLE HOUSING OPTIONS SINGLE-FAMILY RESIDENTIAL NEAR SCHOOLS, SHOPPING, ANDEMPLUYMENI i cnocuux IAARCOLA ROAD INA � Z O �I i a U LL uw.Q ao O e+oo Q Q CLxJ COMMUNm G 0 GATH[RING PLACC I J 0�LL U cc i a? N _j Q W_ z a- DONNIE LANE STORMWATER MANAGEMENT STORM WATER AT-ENUATION AND CLEAN WATER •• FATE: ww�EVNAE sDlooE sDE qAw 0E51GwiD8E0ETfRM�NfD BY SP0.1gGF1ElO 0116E1C 8HDOIS o w SCHOOL zw N ¢ EDDCATIONAL DPPOIi DNITIES m FOR NEIGHBORiQOD CHI FDR EN COMMERCIAL <ONYENIEN NHGHBORHOOU SHOPPING AND FMPI OYMFNT ^ RESIDENTIAL AFFORDABLE HOUSING OPTIONS SINGLE-FAMILY RESIDENTIAL NEAR SCHOOLS, SHOPPING, ANDEMPLUYMENI i cnocuux IAARCOLA ROAD INA � NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS CHANGE I PO -07 Z O i a U LL �:2Z ozo 0 1 Lu Q Q CLxJ W O G LJ I J 0�LL U cc i a? N _j Q W_ z a- NOTE: POTENTIAL PLAN ELEMENTS AND DETAILS AS CHANGE I PO -07 ,PC, ASIA OIL RECOMMIT G,E Rs LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25,I/4 1. (FAA a &e;,P„z�. �. 1111 RL °" _ _ AND THE NWT/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, N WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON IR FEBRUARY 25, 2021 : ( IINV BOA0.0 .5x u,s.,as'. —.ice: ' IS CAP FF )N81yi34E 1955 fiT S91YT34'W 15.6V "W—'STflEETW-.WSTREET. saavuv vsRTm� — SRIHs=rz E �v�LLJll RECORD OF SURVEY SHEET 1 of 2 PROPERTY LINE ADJUSTMENT RECOMMIT G,E Rs LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25,I/4 CTE �° `°°"^"`"" 5N3 a TOWNSHIP 17 SOUTH, RANGE 3 WEST, AND THE SWOF SECTION 19 °" _ _ AND THE NWT/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, N WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON o FEBRUARY 25, 2021 N9891'S0'W rvRrozaw]6 ( IINV P"vlmr FIT BOA0.0 OLANE ELL ENE WATE0. p NO �LECM x' 11 FRNA PPEx VAFGC:A g1,45 LF MGCOk3 IS CAP FF )N81yi34E 1955 fiT S91YT34'W 15.6V "W—'STflEETW-.WSTREET. 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'ANAN 'wN A_ sE sx 3 n; TRIP GENERATION CALCULATIONS Land Use: Multifamily Housing (Mid -Rise) Land Use Code: 221 Setting/Location General Urban/Suburban Variable: Dwelling Units Variable Value: 1906 AM PEAK HOUR PM PEAK HOUR Trip Rate: 0.32 Trip Rate: 0.41 Trip Rate: 5.44 Trip Rate: 4.91 Enter I Exit Total Directional 27% 73% Distribution Trip Ends 165 445 610 Trip Rate: 5.44 Trip Rate: 4.91 Enter Exit I Total Directional 60% 40% Distribution Trip Ends 469 312 781 Trip Rate: 5.44 Trip Rate: 4.91 SmTRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 5,184 5,184 10,368 SmTRIP GENERATION, Tenth Edition Enter Exit I Total Directional 50% 50% Distribution Trip Ends 4,679 4,679 9,358 SmTRIP GENERATION, Tenth Edition TRIP GENERATION CALCULATIONS Land Use: Shopping Center Land Use Code: 820 Setting/Location General Urban/Suburban Variable: 1,000 Sq. Ft. GFA Variable Value: 109.770 AM PEAK HOUR PM PEAK HOUR Trip Rate: 3 Trip Rate: 4.21 Trip Rate: 37.75 Trip Rate: 46.12 Enter I Exit Total Directional 54% 46% Distribution Trip Ends 178 151 329 Trip Rate: 37.75 Trip Rate: 46.12 Enter Exit I Total Directional 50% 50% Distribution Trip Ends 231 231 462 Trip Rate: 37.75 Trip Rate: 46.12 Source: Trip Generation Manual, Tenth Etliian Enter I Exit Total Directional 50% 50% Distribution Trip Ends 2,072 2,072 4,144 Source: Trip Generation Manual, Tenth Etliian Enter Exit I Total Directional 50% 50% Distribution Trip Ends 2,531 2,531 5,062 Source: Trip Generation Manual, Tenth Etliian 11:7IEel q►1q:L ll Eel 0N7-1call] W-1111 0W Land Use: Gasoline/Service Station with Convenience Market Land Use Code: 945 Setting/Location: General Urban/Suburban Variable: Vehicle Fueling positions Variable Value: 16 AM PEAK HOUR PM PEAK HOUR Trip Rate: 12.47 Trip Rate: 13.99 :Y) Enter I Exit Total Directional 51% 49% Distribution Trip Ends 102 98 200 :Y) WEEKDAY SATURDAY. Peak Hr of Generator Trip Rate: 205.36 Trip Rate: 19.28 Enter I Exit Total Directional 51% 49% Distribution Trip Ends 114 110 224 WEEKDAY SATURDAY. Peak Hr of Generator Trip Rate: 205.36 Trip Rate: 19.28 Smr TRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 1,643 1,643 3,286 Smr TRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 154 154 308 Goal 12 encourages development that avoids principal reliance on one mode of transportation. Mixed use development is intended to bring people closer to where they shop and work and create, and to support pedestrian -friendly neighborhoods where walking, bicycling and transit use are attractive _ transportation choices. The subject property is located in proposed TransPlan Node 7C. The Transportation Planning Rule (TPR) (OAR 660-12-0000 — 660-12-0070), adopted in 1991, and last amended in March 2005 implements Goal 12. The intent of the Transportation Rule is to "...promote the development of safe, convenient and economic transportation systems that are designed to reduce reliance on the automobile..." The Metro Plan is Springfield's comprehensive plan acknowledged LCDC in 1982. TransPlan (the Eugene -Springfield Metro Area's adopted TSP (Transportation System Plan) is the transportation element of the Metro Plan. DLCD acknowledged the current TransPlan in 2001. The Metro Plan was also amended at that time to include the Nodal Development Area land use designation. Both documents implement Goal 12 and the Transportation Rule in the Eugene -Springfield metropolitan area. TIA Review Discussion As discussed in the applicant's submittal above, OAR 660-012-0060 requires a determination as to whether the proposed amendment would "significantly affect" a transportation facility. The approach taken in the TIA compares traffic generation estimates for development of the subject site under "Current" versus "Amended" designation/zoning, assuming "reasonable worst case" development scenarios. The TIA concludes that the worst-case development scenario under the "Amended" designation/zoning would generate 50% more daily vehicle trips and 27% more PM Peak -hour trips than under the "Current" designationlzoning. The report then analyzes a development scenario that would be less intensive than the "Amended" desgnation/zoning worst case but substantially more intensive than the "Current" designation/zoning. Based on analysis of the "Amended Zoning Capped" scenario, the applicant concludes that by limiting development to the level assumed in that scenario, and requiring minor mitigation in conformance with OAR 660-012-0060(3), the city can find the proposed PAPA in compliance with OAR 660-012-0060. The three development scenarios analyzed have assumed land use and trip generation estimates as shown in the following tables. Table 3: Gross Trips - Current Zoning . Current Land Use (ITE Size Unit DT PM Peak Hour Zoning Code Tris Rate Tri s MDR Apartment (220) 714.0 Dwelling Units 4441 0.57 410 Shopping Center 1000 SF !79.61 CC 820 130.0 GFA 8054 5.73 5 4 Cl19 Research & 33.6 Acres 2675 15.44 Development 760) CI Business Park (770) 22.4 Acres 3313 16.82 377... 18,483 2,050 Total EXHIBIT A — PAGE 47 Table 4: Gross Trips "Amended Zoning Worst Case Amended Land UE21 ize Unit ADT PM Peak Hour Zonin Co Rate Tris Rate Trips MDR Apartme4.0 230 Dwelling Units 6.15 6725 0.57 619 Improvem1000 100 SF 642 642 IRate 60 60Townhouses CC N 81.0 400 GFA 29.80 5096 2.45 419 Apartment 220 1000 SF ping Center (820) 200.0 GFA CC Shoppin0.0 171.0 GFA 43.80 15331 4.09 1431 MUC (80.0 _ 1000 SF 1565 782 2.70 135 General OGFA 350.0 GFA 49.28 12320 4.31 1146 -. MUC General Office (710) 50.0 1000 SF 15.65 782 2.70 .135 GFA 27,935 2,604 Total Table 4C: Gross Trips • Amended Zoning Capped Amended Land Use (ITE Code)... Size Unit ADT PM Peak Hour Zoning Rate Tris Tri s Single -Family Residential 230 9,73 2237 99. :227 (210) 100 Dwelling 642 642 IRate 60 60Townhouses MDR (230) 400 Units 639 2554.,.59 171.0 238 Apartment 220 000 SF ping Center (820) 200.0 GFA CC improvement Store (862) 171.0 1000 SF GFA 29.80 5096..419 - 1000 SF Shopping Center (820) 350.0 GFA 49.28 12320 4.31 1146 -. MUC General Office (710) 50.0 1000 SF 15.65 782 2.70 .135 GFA 23,631 2,225 Total I The above development scenarios can be compared with the assumed land uses presented in the submitted "Preliminary Plan Illustration' Preliminary Plan Illustration EXHIBIT A — PAGE 48 Use (ITE Code) Size Unit Family Residential 192 123 Dwelling ouses (230) 174 Units. ent 220 Woffice(710) 000 SF ement Store (862) 171.0 GFA 000 SF ping Center (820) 200.0 GFA eral Office (710) 38.7 F 1 GFA EXHIBIT A — PAGE 48 321 SW 4th Ave., Suite 400 Lancaster Portland, OR 97204 mobley 503248.0313 lancastermobleycom Memorandum To: Michael Lebter, City of Springfield Planning Staff From: Nick Mester, BIT Todd Mobley, PE Date: August 21, 2020 Subject Marcola Meadows Zone Change Memorandum Introduction This memorandum discusses the traffic and transportation considerations around the proposed zone change for the Marsala Meadows site in Springfield, Oregon. The subject site is proposed for a zone change from Medium Density Residential (MDR) and Mixed -Use Commercial (MUC) to a mix of Medium Density Residential (MDR) and Community Commercial (CC). Analysis for this memorandum will assess the change In reasonable worst-case scenario trips due to the proposed zone change and potential impacts generated by the zone change, If any Zone changes in Oregon are subject to the state's Transportation Planning Rule (TPR), and accordingly this memorandum address the proposal's compliance with the TPR. Project Description & Site Trips The project site is identified as harlot 2300 of assessor's map 17-03-25-11 and taxlot 1800 of 17-02-30-00, consisting of approximately 100 acres, In relation to the transportation network, the site is north of Marcola Road, west of 311' Street, south of the Eugene Water & Electric Board (EWE B) Multi -Use Path, and east of built residential and commercial uses. A 2018 master plan amendment for the site included a zone change and showed a worst-case development scenario of 2,604 PM peak hour trips at full buildout, and 27,935 average daily trips (ADT). An excerpt of the 2018 Ordinance #6195 Is attached to this memo for reference. I P11" Lit OREGON RENEWS: I Z /3, I'fo zo The proposed change in zoning for the property could accommodate the reasonable worst-case development scenario described below: a. 90.54 gross acres of Medium Density Residential (MDR) I. Potential 1,931 Dwelling Units of Multi -Family Residential b. 8.91 gross acres of Community Commercial (CC) I. Potential 97,030 Square Feet of Shopping Center c. 0.92 gross acres of Community Commercial (CC) I. Potential 16 -Fueling Position Gas Station w/ Market Currently, the project site is a mix of Medium Density Residential (MDR) and Mixed -Use Commercial (MUC). This is proposed to be revised to a mix of Medium Density Residential (MDR) and Community Commercial (CC). In addition, a portion of the site currently has a Nodal Development (ND) overlay, which is proposed to be removed. Figure 1 below displays a vicinity map of the project site. Site plans showing the project phasing, current and proposed zoning, and the ND overlay are attached to this memorandum. Figure 1: Site Vicinity Map ® August 21, 2020 Page 2 of f6 6 Trip Generation A comparison of reasonable worst-case development under both the current and proposed zoning designations was conducted and is presented. Because a large portion of the site is currently zoned MUC, which allows a wide range of trip -intensive commercial land uses, and the proposed zoning includes Imertrip generators (i.e. CC and MDR), it was found that the change in zoning would result in a net decrease in trips. Table 1 compares the reasonable worst-case scenario trip generation from the 2018 master plan modification and the currently -proposed zoning. The trip generation calculations for 2018 approved master plan were adjusted for pass -by trips and internal trip capture. Pass -by trips are trips already present on the transportation system that leave the adjacent roadway (such as Marcola Road and 31" Street) to patronize the land use prior to continuing in their original direction of travel. Pass -by trips do not add additional vehicles to the surrounding transportation system; however, they do add additional turning movements at site access intersections. Internal trip capture is the portion of trips generated by a mixed-use development that both begin and end within the development. The importance of internal trip capture is that those trips satisfy a portion of the total development's trip generation and they do so without using the eMernaI road system. A mixed-use internalization credit of approximately 22% was applied to the commercial and residential trips, using the National Cooperative Highway Research Program (NCHRP) 684 Internalization methodology. The average land use interchange distances (walking distance in feet) were estimated based on the approximate distance between major land use area centroids. This was estimated at 1,000 feet between residential and commercial land uses, and at 500 feet between office and retail uses. No pass -by trip credit or internal trip capture was included for the proposed zoning configuration in order to maintain a conservative analysis. The PM peak hour trips and total daily trips under the proposed zoning configuration are anticipated to be fess than the previously approved master plans. Detailed trip generation worksheets and internalization calculation worksheets can be found in an attachment to this memorandum. ® August 21, 2020 Page 3 of f6 6 Table 1Zone Change Reasonable Worst -Case Trip Generation Summary Emsting Zoning' Residential (MDR)' 90.54 Multi -Family 221 475 317 792 10,504 Medium Density _ 1,094 Dwelling Units 220 402 217 619 6,725 Residential (MDR)' Apartment 0.92 945 114 110 Stationw/Market 224 3,286 Community 171,000 Square Foot 862 201 218 419 5,096 Commercial (CC) Improvement Store 3 = Assumes PM cook hour traffic accounts for 70% of total ADT (Average Daily Traffic). 350,000 Square Foot 820 701 730 1,431 15,331 Mixed -Use Shopping Center' Commercial (MUC) 50,000 Square Foot 710 General Office 23 112 135 782 Internal Trip Capture (-22%) -292 -292 -584 -5,8403 Total Trips, Existing Zoning 1,035 985 2,0204 22,0954 Proposed Zone ' Medium Density 1,931 Dwelling Units Residential (MDR)' 90.54 Multi -Family 221 475 317 792 10,504 97,030 Square Foot 891 820 276 276 Community Shopping Center2 552 5,890 Commercial (CC) 16 -Fueling Position Gas 0.92 945 114 110 Stationw/Market 224 3,286 Total Trips, Proposed Zoning 865 703 1,568 19,680 Net Increase in Trips -170 -282 -452 -2,415 1=Assumes maximum density of28 dwalling units/net acre Net acreage = Gmss Acreage —passive Area lie. Right-of-way & Open Space) 2 =Assumes 25%Floor to Arm Ratio (FAR) 3 = Assumes PM cook hour traffic accounts for 70% of total ADT (Average Daily Traffic). 4 = The cument zoning designation trip genemdon values were derived from the previously -approved and adopted Ordinance No. 6195 6ehibitA Table 4. Gross Trips —Amended Zoning Worst Co.. This ordinance was approved on June 181°, 2007. Transportation Planning Rule The primary purpose of the Transportation Planning Rule (FPR) is to account for the potential transportation impacts associated with any amendments to adopted plans and land use regulations. Since the proposed change in zoning as well as removal of the ND overlay, the TPR must be addressed. Relevant TPR sections are quoted in italics below, with a response immediately following each section. ® August 21, 2MO off Page 4 of 6 OAR 660-012-0060 Plan and Land Use Regulation Amendments 1. ff an amendment to a functional plan, an acknowledged comprehensive plan, or a land use regulation (including a zoning map) would significantly affect an existing or planned transportation facility, then the local government must put in place measures as provided in section (2) of this rule, unless the amendment is allowed under section (3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a transportation facility if it would. (a) Change the functional classification of an existing or planned transportation facility (exclusive of correction of map errors in an adapted plan); Response: The proposed zone change and overlay removal will not change the functional classification of any transportation facilities. (b) Change standards implementing a functional classification system, or Response: The standards that implement the functional classification system are contained in the TSP and will not change as part of this proposal. (c) Result in any of the effects listed in paragraphs (A) through (C) of this subsection based on projected conditions measured at the end of the planning period identified in the adopted TSP. As part of evaluating projected conditions, the amount of traffic projected to be generated within the area of the amendment may be reduced if the amendment includes an enforceable, ongoing requirement that would demonstrably limit traffic generation, including, but not limited to, transportation demand management. This reduction may diminish or completely eliminate the significant effect of the amendment. (A) Types or levels of travel or access that are inconsistent with the functional classification of an existing or planned transportation factlty (B) Degrade the performance of an existing or planned transportation facility such that it would not meet the performance standards identified in the TSP or comprehensive plan, or (C) Degrade the performance of an existing or planned transportation facility that is otherwise projected to not meet the performance standards identified in the TSP or comprehensive plan. Response: The proposed zone change and oveday removal will result in a net decrease in potential trip generation from the site. Therefore, the proposal will not result in a significant effect as defined by the TPR and no mitigations are necessary. Conclusion The proposed zone changes and Nodal Development overlay removal will not change the existing or planned functional classification of anytransponation facilities, will result in a net decrease in potential trip generation, and will not result in a significant effect as defined by the TPR therefore, no mitigations are necessary. ® August 21, 2020 Page 5 of f6 6 Attachments ® August 21, 2MO f6 Page. 6 of 6 r� L T� –I– y– EIIOENE W I ooMpoo pgpoG F T I 1 ooaooa poQOG ��dQp�L^QG�Od�\ poQo� II _—C--TI—� u RRR\ SOIMM F[A6 IFVY m911'RFlI.h N.9 wrsM cT �1 uuum rc�vnl(a mARn Xiwf�-Iwr u¢n ego Ixm X[I MG m %i. 18 B-01 wr IQ IAI Yl%I I]SO X....LL ...,.mlXUE� SCPLE: I'=150 fEEi I pywria.BVnY � YYJ9�I � PLOS ---' — I Ya :YT J Y :JCC LDR BOAR - - - - _�Sln�-_ r 1 T •L��, _\� ELECiBICPLB NE WAlEB PND µ S y Lp e MDR Ili �( II qi 111 II � I �I l l li fall _- ' MUC .z I il7v la -----T- ---'-- it eJCC it z� �1 gl —TI-� LMI I SCALE 1-= IW iEET OM'41M@ nY SPRINGFIELD ZONING DISTRICTS LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) HIGH DENSITY RESIDENTIAL (HDR) COMMUNITY COMMERCIAL (CC) PUBLIC LAND AND OPEN SPACE (PLOS) MIXED USE COMMERCIAL (MUC) LIGHT -MEDIUM INDUSTRIAL (LMI) HEAVY INDUSTRIAL (HI) SCALE 1-= IW iEET OM'41M@ nY I - �. eea _ _ f190 .e. LDR _ — eae ��;_-_- 15 ° 3 leve �— ers 9 EYE 1 -- �� a _—�-----� 11 MDR ea kill- lil pi -- a1�, �I MDR /� � � SPRINGFIELD ZONING DISTRICTS / w LOW DENSITY RESIDENTIAL (LDR) MEDIUM DENSITY RESIDENTIAL (MDR) TI HIGH DENSITY RESIDENTIAL (HDR) CC 1 ° I j /� LMI COMMUNITY COMMERCIAL (CC) CC I a PUBLIC LAND AND OPEN SPACE (PLOS) II MIXED USE COMMERCIAL (MUC) MDR @ tl K 9 g I5 LIGHT -MEDIUM INDUSTRIAL (LMI) °i '• -- HEAVY INDUSTRIAL (HI) I D .. I HI / N SCALE 1'= IW iEET OM'41M@ nY LDR o-�l I YYL •- � :Y - . - POS 9 Ya ILI D —__ III _III_ i i r� •V R I N i ws- erc III 14 iil Ya Q I P O COMMERCIAL "u+KwRr— — --- - TI- LMI -�_— ----------- - MDR- � k ®I e a 1 I ,I II D II GENERAL PLAN DIAGRAM DESIGNATIONS LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL PARKS AND OPEN SPACE COMMERCIAL LIGHT -MEDIUM INDUSTRIAL HEAVY INDUSTRIAL OVERLAYS ® NODAL DEVELOPMENT AREA N SCALE I'=IA iEET OM'41M@M'nY � u PO -07 Z 0 U cc Q LL 0 fn 0 Z m Z o Z J 0 d J W ccWa0 W 2W~Aw -1 0< rL z m (S V F J Z Q Za X W LL Cl) [n PROIE55 L uno roR as E:o �mrt Ln PO -07 LDR I :YS POS � 11 TI. „Icsi cr�l::��\\.,� ELECTRICAL BOARD L:77:: -I--u- ` NE W PLEB AND §I �I EDGE JL = '' 41, T__ Y.@ 11 u .IF If IL 11 MEDIUM 1Q� Ii III wI_•wa IL o:- =-iL blD NTIAL te_. u j — 1 p j AIC 121 — n �-i EUGENESPRINGFIELD METROPOLITAN AREA GENERAL PLAN DIAGRAM DESIGNATIONS LOW DENSITY RESIDENTIAL — _—„_—_— _ _ _ _ _ _ _ MEDIUM DENSITY — RESIDENTFAt — — — _ __ _ /-'� -� _ __, MEDIUM DENSITY RESIDENTIAL f Evan• / i �� — —� 1_ —� i PAnKrncr--------- HIGH DENSITY RESIDENTIAL �= n COMMERCIAL i LMI PARKS AND OPEN SPACE � _._ �I COMMERCIAL LIGHT -MEDIUM INDUSTRIAL --�- _---_._ __---ROAD HEAVY INDUSTRIAL MAROAEDLA-RD --__—_ --_ ---� --- kOVERLAYS j, — ® D FH1NODAL DEVELOPMENT AREA j l D Ia / NOTE: NODAL DEVELOPMENT IND) N OVERLAY IS REMOVED FROM THE SITE. SCALE 1'= IW FEET OM'41M@M'A'Y Goal 12 encourages development that avoids principal reliance on one mode of transportation. Mixed use development is intended to bring people closer to where they shop and work and create, and to support pedestrian -friendly neighborhoods where walking, bicycling and transit use are attractive _ transportation choices. The subject property is located in proposed TransPlan Node 7C. The Transportation Planning Rule (TPR) (OAR 660-12-0000 — 660-12-0070), adopted in 1991, and last amended in March 2005 implements Goal 12. The intent of the Transportation Rule is to "...promote the development of safe, convenient and economic transportation systems that are designed to reduce reliance on the automobile..." The Metro Plan is Springfield's comprehensive plan acknowledged LCDC in 1982. TransPlan (the Eugene -Springfield Metro Area's adopted TSP (Transportation System Plan) is the transportation element of the Metro Plan. DLCD acknowledged the current TransPlan in 2001. The Metro Plan was also amended at that time to include the Nodal Development Area land use designation. Both documents implement Goal 12 and the Transportation Rule in the Eugene -Springfield metropolitan area. TIA Review Discussion As discussed in the applicant's submittal above, OAR 660-012-0060 requires a determination as to whether the proposed amendment would "significantly affect" a transportation facility. The approach taken in the TIA compares traffic generation estimates for development of the subject site under "Current" versus "Amended" designation/zoning, assuming "reasonable worst case" development scenarios. The TIA concludes that the worst-case development scenario under the "Amended" designation/zoning would generate 50% more daily vehicle trips and 27% more PM Peak -hour trips than under the "Current" designationlzoning. The report then analyzes a development scenario that would be less intensive than the "Amended" desgnation/zoning worst case but substantially more intensive than the "Current" designation/zoning. Based on analysis of the "Amended Zoning Capped" scenario, the applicant concludes that by limiting development to the level assumed in that scenario, and requiring minor mitigation in conformance with OAR 660-012-0060(3), the city can find the proposed PAPA in compliance with OAR 660-012-0060. The three development scenarios analyzed have assumed land use and trip generation estimates as shown in the following tables. Table 3: Gross Trips - Current Zoning . Current Land Use (ITE Size Unit DT PM Peak Hour Zoning Code Tris Rate Tri s MDR Apartment (220) 714.0 Dwelling Units 4441 0.57 410 Shopping Center 1000 SF !79.61 CC 820 130.0 GFA 8054 5.73 5 4 Cl19 Research & 33.6 Acres 2675 15.44 Development 760) CI Business Park (770) 22.4 Acres 3313 16.82 377... 18,483 2,050 Total EXHIBIT A — PAGE 47 Table 4: Gross Trips "Amended Zoning Worst Case Amended Land UE21 ize Unit ADT PM Peak Hour Zonin Co Rate Tris Rate Trips MDR Apartme4.0 230 Dwelling Units 6.15 6725 0.57 619 Improvem1000 100 SF 642 642 IRate 60 60Townhouses CC N 81.0 400 GFA 29.80 5096 2.45 419 Apartment 220 1000 SF ping Center (820) 200.0 GFA CC Shoppin0.0 171.0 GFA 43.80 15331 4.09 1431 MUC (80.0 _ 1000 SF 1565 782 2.70 135 General OGFA 350.0 GFA 49.28 12320 4.31 1146 -. MUC General Office (710) 50.0 1000 SF 15.65 782 2.70 .135 GFA 27,935 2,604 Total Table 4C: Gross Trips • Amended Zoning Capped Amended Land Use (ITE Code)... Size Unit ADT PM Peak Hour Zoning Rate Tris Tri s Single -Family Residential 230 9,73 2237 99. :227 (210) 100 Dwelling 642 642 IRate 60 60Townhouses MDR (230) 400 Units 639 2554.,.59 171.0 238 Apartment 220 000 SF ping Center (820) 200.0 GFA CC improvement Store (862) 171.0 1000 SF GFA 29.80 5096..419 - 1000 SF Shopping Center (820) 350.0 GFA 49.28 12320 4.31 1146 -. MUC General Office (710) 50.0 1000 SF 15.65 782 2.70 .135 GFA 23,631 2,225 Total I The above development scenarios can be compared with the assumed land uses presented in the submitted "Preliminary Plan Illustration' Preliminary Plan Illustration EXHIBIT A — PAGE 48 Use (ITE Code) Size Unit Family Residential 192 123 Dwelling ouses (230) 174 Units. ent 220 Woffice(710) 000 SF ement Store (862) 171.0 GFA 000 SF ping Center (820) 200.0 GFA eral Office (710) 38.7 F 1 GFA EXHIBIT A — PAGE 48 TRIP GENERATION CALCULATIONS Land Use: Multifamily Housing (Mid -Rise) Land Use Code: 221 Setting/Location General Urban/Suburban Variable: Dwelling Units Variable Value: 1931 AM PEAK HOUR PM PEAK HOUR Trip Rate: 0.32 Trip Rate: 0.41 Trip Rate: 5.44 Trip Rate: 4.91 Enter I Exit Total Directional 27% 73% Distribution Trip Ends 167 451 618 Trip Rate: 5.44 Trip Rate: 4.91 Enter Exit I Total Directional 60% 40% Distribution Trip Ends 475 317 792 Trip Rate: 5.44 Trip Rate: 4.91 SmTRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 5,252 5,252 10,504 SmTRIP GENERATION, Tenth Edition Enter Exit I Total Directional 50% 50% Distribution Trip Ends 4,741 4,741 9,482 SmTRIP GENERATION, Tenth Edition TRIP GENERATION CALCULATIONS Land Use: Shopping Center Land Use Code: 820 Setting/Location General Urban/Suburban Variable: 1,000 Sq. Ft. GFA Variable Value: 97.030 AM PEAK HOUR PM PEAK HOUR Trip Equation: T=2.760+77.28 Trip Equation Ln(T)=0.72Ln(X)+3.02 Trip Equation: Ln(T)=0.68Ln(X)+5.57 Trip Equation Ln(T)=0.62Ln(X)+6.24 Enter I Exit Total Directional 54% 46% Distribution Trip Ends 186 159 345 Trip Equation: Ln(T)=0.68Ln(X)+5.57 Trip Equation Ln(T)=0.62Ln(X)+6.24 Enter Exit I Total Directional 50% 50% Distribution Trip Ends 276 276 552 Trip Equation: Ln(T)=0.68Ln(X)+5.57 Trip Equation Ln(T)=0.62Ln(X)+6.24 SmTRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 2,945 2,945 5,890 SmTRIP GENERATION, Tenth Edition Enter Exit I Total Directional 50% 50% Distribution Trip Ends 4,374 4,374 8,748 SmTRIP GENERATION, Tenth Edition Land Use: Gasoline/Service Station with Convenience Market Land Use Code: 945 Setting/Location: General Urban/Suburban Variable: Vehicle Fueling positions Variable Value: 16 AM PEAK HOUR PM PEAK HOUR Trip Rate: 12.47 Trip Rate: 13.99 :Y) Enter I Exit Total Directional 51% 49% Distribution Trip Ends 102 98 200 :Y) WEEKDAY SATURDAY. Peak Hr of Generator Trip Rate: 205.36 Trip Rate: 19.28 Enter I Exit Total Directional 51% 49% Distribution Trip Ends 114 110 224 WEEKDAY SATURDAY. Peak Hr of Generator Trip Rate: 205.36 Trip Rate: 19.28 Smr TRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 1,643 1,643 3,286 Smr TRIP GENERATION, Tenth Edition Enter I Exit Total Directional 50% 50% Distribution Trip Ends 154 154 308 NCHRP 8-51 Ind erns Trip Capture Estimation Tool Project Name: Marcola Meatlows Data (F IrR afim Only) aganizsion: Lancaster Morley ProjeM Location: Spnngfield, Oregon Quantity Unite Pariwmeti By: Nck Mester Swnano Description: 2018 Maser Plan Zoning Rest urant Date: &4,2020 Analyse Yea: Base Year 1.00 0% 0% Clicked By: IW 908 Analyse Peritti,j PM Sheet Peak Hoa 1.00 0% 0% Pete: 0 0 Tale 1-P: Saw VNticlsTrip Generation Sedmefes (Singli She Estimate) Land Use DeesloPment Data (F IrR afim Only) Until Tnps Ven. Occ. %Tans) %N. -Motorized Estimated Veniele-Tnpe ITE WC.' Quantity Unite Total Entering Eating Office 1.00 0% 0% Rest urant 135 23 112 Retail 1.00 0% 0% 1.00 0% 0% 1850 IW 908 Rest urant Hotel 1.00 0% 0% 0 0 0 anawlEnlatermwl 1.00 0% 0% 0 0 0 0 Residential 0 0 0 0 919 d02 217 Hotel 0 0 0 All an. Land Uwe' Tout 0 0 0 2800 1327 1= Tale 2-P: Mode Split atl Vetsote Occyracy Estimates laid Use Entering Tnps Deslnatlon (To) Until Tnps Ven. Occ. %Tans) %N. -Motorized Ven. Oa. %Tans) %N. -Motorized Office 1.00 0% 0% 1.00 0% 0% Retail 1.00 0% 0% 1.00 0% 0% Rest urant 1.00 0% 0% 1.00 0% 0% anemeEnlatermwl 1.00 0% 0% 1.00 0% 0% Residwtis 1.00 0% 0% 1.00 0% 0% Hotel 1.00 0% 0% 1.00 0% 0% Al Other Lend Usw2 1.00 0% 0% 1.00 0% 0% Tante SP: Canpsetiora Su Tanta 34Fe: Average Latl Use IMaottage Dsatces (Feet Ws ant, Dish.) Ori Fran Deslnatlon (To) 9�n( ) Office I Retail Resainant I ClnemalEntertainment Resdentis Hotel Office 500 10DD Retail 10DD Restaurant 22% anemalEntatermaR 2 Residential loon Hotel 0 0 Tante SP: Canpsetiora Su Land Use Tattle 4P: Ircenul Peraw-Trip Orig,Destiretion Mamie Total Entering Ongin (Fran) Office Destination (To) I Retail Restaurant anemsEntaterment Resdenhal Hotel Office 22% 20 0 0 2 0 Retail 7 0 0 185 0 Restaurant 0 0 0 0 0 anemalEntaterment Residential 0 9 0 0 99 0 0 0 1 0 0 Hotel 0 0 0 0 0 Tante SP: Canpsetiora Su Land Use Entering Tnps Total Entering Elting NI Person -Trips 2,900 1,32] 1,2T7 Interns Capture Percentage 22% 22% 23% NIA NIA Reedaitis 47% Mems VSIicIe-Tnps' 2,020 1,035 905 Mems Transt-Tri % 0 0 0 &terns Non-MMwized Tnps4I 0 1 0 1 0 Tame 6P: Internal Trip Caphse Pementages by Lati Use Land Use Entering Tnps Exiting Tnps Ofiw 70% 20% Rebel 10% 20% Restaurant NIA NIA CinemsEntenNinment NIA NIA Reedaitis 47% 39% Hots NIA NIA 'Land Use Codes(LDCs)hon Tnp Oewrsiwrlydomatinwl Repoli,publietedby McInshNleotTrwWc hwEnginem. =TotalestimalerwallablerIwduweMmixedu dee Wmwtstedsubjecttointernal NpcaWmcomputatiwsintrisaetmatw 'vehid�trl san uteri usingthe mode til and snwa ide a vedues rodded in Table 2-P 'Person-Tripsc -Indicatescompulatiw Matnaebeesroundedto Menearestw denumber. Esimalun Tae Dewbped by lna Texas T nspotsun lnslYse Table &p (0): Ixsem& Pxmn-Tdp OHglnzesllnalbn Maids (colryllea al Odgn) Table 7-P: Canvasbn of Vehicle -Trip EMs la Nma.mTnp Ends Orign(Prom) LaM U. Table 7-P(0): Entering Taps VM. Occ I VealclaTAps I PU02 I nabm(To) Table 7-P(0): Ebbing Taps VM. 0.ro. VMltle-Trips Perri-Taps- OIAce 1.W 23 1.W 112 112 Rebel 1.W 93z 1.0 90 IM Reasuant 1.W 0 1.0 o 0 clnema/E tetalnment 1.W 0 1.W o 0 Reasenbal 1.W az 1.W 27 217 Ade 1.W 0 1 W 0 0 Table &p (0): Ixsem& Pxmn-Tdp OHglnzesllnalbn Maids (colryllea al Odgn) Table "(o): Internal anal External hips 3unva , (Exsedng Tdps) Orign(Prom) C natm Lana U. IrtemB P. -Tap EAmales Edemal I nabm(To) E#emal Trips by Made OIAce Rebel I Restlunnl Cinema/Euatmnmem Rdaelial Hoed ORme 813 0 20 6 0 2 0 Real 19 Residential 187 216 4)2 M m m 67 Reeaoant 0 0 m 0 0 0 Cinema/Entertainment Reamenilal 0 9 0 m 0 48 0 0 0 T Adel 0 0 0 0 0 Tmlea-P Io1:Inema Prim-Tdp adgn-oasnlwlm alelda Icanpuua s oasanslon� Table "(o): Internal anal External hips 3unva , (Exsedng Tdps) Orign(Pra) C natm Lana U. IrtemB P. -Tap EAmales Edemal I nabm(Tq E#emal Trips by Made Moo Reiall Remunnc Clnema/Enteaalnmem reeJaeitlal HoM M. 813 0 99 0 0 16 0 Retail 7 Residential 187 216 4)2 0 0 185 0 Reaiau2nc Cinema/EnleHlnmmc 7 1 i61 36 0 0 % 16 0 0 Resaeniial Heel 13 0 m 1b 0 0 0 0 0 0 Table "(o): Internal anal External hips 3unva , (Exsedng Tdps) C natm Lana U. IrtemB P. -Tap EAmales Edemal Teal E#emal Trips by Made VMltles Trsnsll' Nm-M1%IMxab' OIAce 16 7 23 7 0 0 RmII 89 813 9]z 813 0 0 Reabaunnt 0 0 0 0 0 0 Gnema/Entetalnment 0 0 0 0 0 0 Residential 187 216 4)2 216 0 0 Adel 0 0 0 0 0 0 FII Omc Lana Uses' 0 0 0 0 0 0 Table &P(0): Intennal and Etlem& Tdps 8unm (Etltlng Tdps) Origin Lana Use IrtemB P. -Tap EAmates E ebeal Teal Edemal Trips by Made' vexed. Trsnsll' Nm-M1%IMxab' OIAce 22 90 112 90 0 0 Reel 192 T66 9f8 766 0 0 Redauant 0 0 0 0 0 0 Cinema/Enlatainment 0 0 0 0 0 0 Residential 78 139 2 7 139 0 0 Heel 0 0 0 0 0 0 FII Olbe Lana Uses' 0 0 0 0 0 0 AK Exhibit F: Property Line Adjustment/ Record of Survey (CSF: 45 4) ,PC, ASIA OIL RECOMMIT G,E Rs LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25,I/4 1. (FAA a &e;,P„z�. �. 1111 RL °" _ _ AND THE NWT/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, N WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON IR FEBRUARY 25, 2021 : ( IINV BOA0.0 .5x u,s.,as'. —.ice: ' IS CAP FF )N81yi34E 1955 fiT S91YT34'W 15.6V "W—'STflEETW-.WSTREET. saavuv vsRTm� — SRIHs=rz E �v�LLJll RECORD OF SURVEY SHEET 1 of 2 PROPERTY LINE ADJUSTMENT RECOMMIT G,E Rs LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25,I/4 CTE �° `°°"^"`"" 5N3 a TOWNSHIP 17 SOUTH, RANGE 3 WEST, AND THE SWOF SECTION 19 °" _ _ AND THE NWT/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, N WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON o FEBRUARY 25, 2021 N9891'S0'W rvRrozaw]6 ( IINV P"vlmr FIT BOA0.0 OLANE ELL ENE WATE0. p NO �LECM x' 11 FRNA PPEx VAFGC:A g1,45 LF MGCOk3 IS CAP FF )N81yi34E 1955 fiT S91YT34'W 15.6V "W—'STflEETW-.WSTREET. NARRATIVE ALI/ S'16'IT261 1QRN(C PNASL )A' a' lo^ AMPLANr me.mwsrzo Px°rxtt FINE araEN O C, TAPE PATTERN PLAT IN APEADDrz9>�2 LANE / F D' AT ILL 16 PHILIP Ai µ u N81'tT3fE11IDltl FENYPS F T N XpE�� SNTINPI11SAPts�s I EL AL IlwIHwLY NONE PARCEL 3 G'AMMXAIDFPaPxx°x tltl Hao nu NarvNRw3NY0 A,mc SOBlY16E N0.GG' x�o AAi41[O PAT, sp XII1Iw PLAT, L N61'12'31'E 2SG0' I 6f 9I 26'E 84.36' mo 9 NPR Pui "a' EN wsm ECT Nw EO lPm wm m= PFeDATA1COSAIDII� wmPoLA ALL rvn Pul'A X pN A [y SAID xw a xwFw Pus \ ,N NBI'4R'34'E ]396' wlwvuaHELD sPLAT T 9NNAANy PLAT 5913)5 w]220' �n�V SigEFT Sv(PE \ '- MISO5'E 150. W' I' S SO x° /e' IPSP E°5 PLASTIC .IAm NAvs AlLAID TRACT I „` (RduxgR of r POU a FIND PnxmlM PUT xa zvm-Pxsrz, 1. xiN �x. Am..AIDED)Nx — „ x5em'as'w NOTES AEFREIJOI NO zoe,P-AL qD 6� 5.R -6°.° l fj(A.y'SA As,usrtoea, L9E Awk5 N8891'GSW�E,� m9R AN OF E,X,v7,wE; APPAREL IRAN RIE ELL �NAR� ON P 5Lp„ 00o "- sums �S-�L aELL ETOAII Na USTREET- LEGEND a o AP- IRON ER'LECPE-u NETPALNER. N9891'S0'W rvRrozaw]6 ( IINV P"vlmr FIT OLANE L- SO Prvsu Am0 LIm rz NNN — ON .vTw`�Po` C W PAPER DO Ell PER CAP RD_ 11731 RELIC PACESTRAN Drum M i21W ezlP ® LEON M�: NEREExsNOI AAs rvn Isov Xrvu3s o L 4159' CO XIELED Pw o¢ "F m,o-nat Sv(PE \ n x° /e' IPSP E°5 PLASTIC .IAm NAvs rN 51 g�' AC ICE PGnP-ASA MIX' PER ux0 Pnx,mw -vr x0. 'All I fj(A.y'SA ® FROM EFF IfOXH ".OD XI➢- ttuNV PLASIIL CAP INFERRED 'MAROM LAND PARTITION PLAT �� E;cRc' u.'s REARP EARN IA' Put NO. 2020-P297212 c8 57P AMES gxx ADD ATE wEuow=wmc CAP PALMER �SE VND mewA Al PIERCE PARKWAY---� AN ME THE ADJUSTED TRACT 2RUE PUMP �P PC EASEPENT ryenca2 ur-D VAP.11x°x Put NO wPurz�� a� LD / E smms AREA mn A:Ir-s) CHISTED CAP NO 202L --C3 P A uNE CPW 1229 rev[mL P (r=n!rCTED-ANECREOLEPLAT NO 11- 11I 'IF I NOM ECUS ANLCTEM s. 1,172 nww L 6232' u R PLO NO 1- SMALL LANE POENTS DEEP RECORDS REFERENCES SOI9346`A 5599' L)I REPLAN INFORMATION PER PLO NO 45090 EREruLe 1NA11.1 11NSM"C"'W Gx sxEEr u29 FE i)A A P I. AASARYZYXE.PANEL95 Pu� MANCOLA ROAD ---N,�N2 43flfl (H neo '. ,PAIRS I 1_ TAMINN" M` << , 500 rz Ewm 099]062 .fli .. Rl"' I 9 AN ME "4s®. »•.«�M.u. ;. a. R NEwFxs x PREPARE -0 FIX2HAND PHALL A, CST m2 F5E < ) 4 "A MIY Ci 6PRINISW III NA 81110-CQl1W-TPI o[61, MLSMSW EASIER' AIR NLi ]D]O ATEA ENGINFEPoXG,SMRVEYING NEUTRAL RE�uRCEG I59S93fl'$ MIP 1)02kW MAK LET Ism (ynN I �" DREMIND NO 771 -MAL FORESTRY PLANNING LAXGSLAPEARCM]ECi11RE 2 4 �4r.°E. RECORD OF SURVEY .NO LA,.NNX^E PROPERTY LINE ADJUSTMENT RRCORDED LOCATED IN THE SE1/4 OF SECTION 24 AND THE NE1/4 OF SECTION 25, a - TOWNSHIP 17 SOUTH, RANGE 3 WEST, AND THE SW1/4 OF SECTION 19 �P AND THE NW7/4 OF SECTION 30 TOWNSHIP 17 SOUTH, RANGE 2 WEST, WILLAMETTE MERIDIAN, CITY OF SPRINGFIELD, LANE COUNTY, OREGON ° FEBRUARY 25, 2021 CONTINUED ON SHEET MET "AUSnN PARK _ANNN Nxx NxEE AN LIF s AEP' -EY a'.a °cum,N 1 N A Omxo.lYNS4E �I —m° (Aeon eDeMAsax 67 Nox DNA NO lxRN 2s '5N EnmNF[EATw °ose' e)Ame P,m 51252" . 5°zE,v °— Ambo .15E ° Epi raEN-E.oN° n' ' P.o,X IN ® oEwxE AT ,-w FEET -- LAND PARIITIOV P _ s ^ Do, 589z" N0. ,— Mo_ P297, u°° H wm-mn / / W wP.D. rw om xn /RETNLA ADJUSTED TRACT 1 oETuLB Aon).un. =_z,cAms —xmo 4p'°gr � S / b SEE SHEET AN—ATE nT _ ry E FOR LEGEND R °°° xn ATIRAFENT LNE � Em7 ''ew I smvx Nz- ADJUSTED TRACT 2 MOAN,—-° 11NU NPVEYOR E- mC„N ALI Au CFE= nMYE �Edwi96 Ps` NO In�N "A, m 3898 x ALg'�54fi33I PREPARED FOR — NN. _ — _ - s __ — — _ — — — 412Sj, xeeuY3ew 4ae.ls. ss TO MApCOLA ROAD s lNNA x' ms Mxx,wnvnr nR —_—_ aANJ __ 2 m uLwmwo—_—_—_—_—_—__---_—_—_ w%°s, MoD s> N -mt oo. o P D' 11 L11Y W 4mX6F1D %NIX'N6 X0. BIT—]AMA?M... 'ANAN 'wN A_ sE sx 3 n; 8 a SOUTH w INNER nn PAT —TO INK a;¢muxE P ADJUSTED TRACT 1 � a ,N A9,FT.T x,% AAE, 73aE A=� D JIU PPaus IRON,N n1' $gn OF FILE 74. PULL o2 e� z xNxwNLEND HE m AEP' -EY a'.a °cum,N 1 N A Omxo.lYNS4E �I —m° (Aeon eDeMAsax 67 Nox DNA NO lxRN 2s '5N EnmNF[EATw °ose' e)Ame P,m 51252" . 5°zE,v °— Ambo .15E ° Epi raEN-E.oN° n' ' P.o,X IN ® oEwxE AT ,-w FEET -- LAND PARIITIOV P _ s ^ Do, 589z" N0. ,— Mo_ P297, u°° H wm-mn / / W wP.D. rw om xn /RETNLA ADJUSTED TRACT 1 oETuLB Aon).un. =_z,cAms —xmo 4p'°gr � S / b SEE SHEET AN—ATE nT _ ry E FOR LEGEND R °°° xn ATIRAFENT LNE � Em7 ''ew I smvx Nz- ADJUSTED TRACT 2 MOAN,—-° 11NU NPVEYOR E- mC„N ALI Au CFE= nMYE �Edwi96 Ps` NO In�N "A, m 3898 x ALg'�54fi33I PREPARED FOR — NN. _ — _ - s __ — — _ — — — 412Sj, xeeuY3ew 4ae.ls. ss TO MApCOLA ROAD s lNNA x' ms Mxx,wnvnr nR —_—_ aANJ __ 2 m uLwmwo—_—_—_—_—_—__---_—_—_ w%°s, MoD s> N -mt oo. o P D' 11 L11Y W 4mX6F1D %NIX'N6 X0. BIT—]AMA?M... 'ANAN 'wN A_ sE sx 3 n; Lane County Clerk 2021-014290 `.),�; Lane County Deeds and Records Ager Recording return to: $112.00 II I I II III I III 11111111111111111111111111111111111 Mere Ola Meadows Neighborhood, LLC 27375 SW Parkway Ave. 01926876202100142900060066 Wilsonville, OR 97070 03/02/2021 11 25.31 AM RPR-0EED enl=1 Pgs=6 SIn=1 CASHIER06 $30.00 $11.00 $61.00 $10.00 DECLARATION OF PROPERTY LINE ADJUSTMENT Marcola Meadows Neighborhood, LLC (OWNERS), an Oregon Limited Liability Company, is the owner of the two contiguous tracts of real property located in Township 17 South, Range 2 West and Township 17 South, Range 3 West of the Willamette Meridian and referred to herein as Tract I and Tract 2. OWNERS are setting forth this declaration to set an adjusted boundary line between said Tract I and Tract 2 to comply with Lane County Land Use regulations and the provisions of ORS 92.190(4). The Property Line Adjustment was approved per City of Springfield Case No 8I1-20-000200-TYPI. The Tract 1 property being Parcel 3 and a portion of Parcel 2 of Land Partition PlatNo. 2020. P2972, Lane County Plat Records, the legal description for the Tract I property prior to this adjustment is that certain tract of land described as Parcel 3 of said Land Partition Plat No. 2020-P2972 in the City of Springfield, Lane County, Oregon. The Tract 2 property being a portion of Parcel 2 of Land Partition Plat No. 2020-P2972, Lane County Plat Records, the legal description for the Tract 2 property prior to this adjustment is that certain tract of land described as Parcel 2 of said Land Partition Plat 2020-P2972 in City of Springfield, Lane County Oregon. By and through this instru hent OWNERS do hereby set forth and declare their intent to establish an adjusted property line between the foregoing properties as described above. The legal description, which depicts the adjusted property area, is described on attached Exhibit "C". Following this property line adjusDnent, the description of the Tract I property is described on attached Exhibit "A" Following this property line adjustment, the description of the Tract 2 property is described on attached Exhibit `B" That portion of each attached legal description depicting the adjusted property line in underlined. The Ione and actual consideration for this conveyance is for good and valuable consideration. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED M THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY USES. DECLARATION OF PROPERTY LINE ADJUSTMENT DECLARANTS: Mamola Meadows Neighborhood, LLC, an Oregon Limited Liability Company After recording rmum to: Marcola Meadows Neighborhood LLC 27375 SW Parkway Ave. Wilsonville, OR 97070 Until a change is requested, mail all tax statements to: SAME AS ABOVE t Dated this 1 day of 06k (/t . 20,Zj_ m s Manager Marcola Meadows Neighborhood, LLC, an Oregon Limited Liability Company STATE OF OREGON ) CctNrs )ss. County of{etme ) O - AL" ff 20ZI. before me, personally appeared Kiril Ivanov, acting in his capacity as Member, Mamola Meadows Neighborhood, LLC, an Oregon Limited Liability Company, known to me (or proved to me on the basis of satisfactory evidence) to be the same person whom executed the Declaration heron shown, and acknowledged the same to be his voluntary act and deed. 11 r Druce sru / TRACY SHEA LANG Notary ra he w NOrvweucaaaooN COMMISSION NO. 978142 C CpMYI55Wx WisESYrrExaEaax,lW2 My Commission Expves_S �, 2OZ2. O"IM (N: BEND, OR - NOAR, OR . WAG N, OR - VPNCOWKNER EXHIBIT A Adjusted Tract 1 City of Springfield Case Number 811-20-000200-TYPI A tract of land located in the southeast one-quarter of Section 24 and the northeast one-quarter of Section 25, Township 17 South, Range 3 West, and the southwest one-quarter of Section 19 and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, and being more particularly described as follows: Commencing at the northeast corner of the B. B. Powers Donation Land Claim No. 64, also being on the easterly extension of the centerline of Mineola Road; thence North 88102'28" West along said easterly extension, 10.06 feet to the centerline intersection of said Marcola Road and 28th Street; thence North 01°53'48" East along the centerline of said 28th Street, 45.00 feet to the easterly extension of the north right-of-way line of Marcola Road (45.00 feet from centerline); thence North 88°02'28" West along said easterly extension and north right-of-way line, 518.79 feet to the southwesterly comer of Parcel 2, Land Partition Plat No. 2020-P2972, Lane County Plat Records, and the POINT OF BEGINNING; thence leaving said north right-of-way North 02°02'08 East along the west line of said Pamel 2, a distance of 833.64 feet to the northwest comer thereof and a point on the south line of Parcel 1, said Land Partition Plat No. 2020-P2972; thence North 87°04'24" West along the south line of said Parcel 1, a distance of 762.99 feet to the east line Tract 1 as described in Document No. 2020-028024, Lane County Deed Records, and a point of non - tangent curvature; thence northeasterly along said east line on the are of a 635.00 foot radius curve right (the radius point of which bears South 75°04'20" East) through a central angle of 3°55'56", 43.58 feet (chord bears North 16153'39" East, 43.57 feet) to the northeast comer thereof, thence North 88°01'58" West along the north line of said Parcel 1, a distance of 113.05 feet to the southeast corner of Lot 14, "Austin Park South", File 74, Slide 132, Lane County Plat Records; thence North 01'58'02" East along the east line of said "Austin Park South", 909.63 feet to the southerly line of Eugene Water and Electrical Board (60.00 feet wide) as described in Volume 359, Page 285, Lane County Deed Records; thence North 81°42'34" East along said southerly line, 1955.62 feet to the northwest comer of "Marcola Meadows Phase 1A", CSF# 45211, Lane County Plat Records; thence tracing the boundary of said "Marcola Meadows Phase 1A" along the following courses: South 08017'26" East, 90.00 feet; thence South 81°42'34" West, 15.60 feet; thence South 08°17'26" East, 140.00 feet;thence North 81°42'34" East, 120.00 feet; thence South 08117'26" East, 140.00 feet; thence North 81042'34" East, 25.00 feet; thence South 0897'26" East, 84.38 feet; thence North 81042'34" East, 73.98 feet; thence South 01°57'55" West, 32.20 feet; thence South 88°02'05" East, 150.00 feet to the west right-of-way line of 31st Street (30.00 feet from centerline); thence tracing said west right-of-way line along the following courses: South 01057'55" West, 217.51 feet; thence North 88°02'05" West, 5.00 feet; thence South 01°57'55" West, 376.34 feet to the point of curve right of a 365.00 foot radius curve; thence along the arc of said curve right through a central angle of 64'07'14", 408.48 feet (chord bears South 34°01'32" West, 387.49 feel) to the westerly right-of-way line of 28th Street (35.00 feet from centerline); thence tracing said westerly right-of-way line along the following courses: South 66005'09" West, M,, Tu.W, 0R 97062 AKLOb#7736 OFFICFSIN: RENO, OR KErMk OR -1 MN,OR VANCOUVERwA 579.36 feet to the point of curve left of a 490.00 foot radius curve; thence along the arc of said curve left through a central angle of 43°07'09", 368.76 feet (chord bears South 44031'34" West, 360.12 feet); thence South 22°58'00" West, 122.17 feet to apoint of non -tangent curvature; thence southwesterly along the are ofa 505.00 foot radius curve left (the radius point of which bears South 81 °01'59" East) through a central angle of 0°51'34", 7.58 feet (chord hears South 08'32'14" West, 7.57 feet); thence leaving said westerly right-of-way line North 63°55'23" West, 143.75 feet: thence North 88°02'28" West. 150.12 feet thence South 02°02'08" West. 32.83 feet: thence South 88102'28" East, 5.00 feet thence South 02002'08" West 127.67 feet: thence North 88°02'28" West, 7.00 feet: thence South 02002'08" West. 39.50 feet to the north rieht-of-way line of Marcola Romd; thence North 88002'28" West along said north right-of-way line, 188.00 feet to the Point of Beginning. Contains 72.275 acres, more or less. The Basis of Bearings for this description is Land Partition Plat No. 2020-P2972, Lane County Plat Records. 12/08/2020 REGISTERED PROFESSIONAL LAND SURVEYOR Da97062 Ass lob #7736 EXHIBIT B Adjusted Tract 2 City of Springfield Case Number 811-20-000200-TYPI A tract of land located in the northeast one-quarter of Section 25, Township 17 South, Range 3 West, and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, and being more particularly described as follows: Commencing at the northeast comer of the B. B. Powers Donation Land Claim No. 64, also being on the easterly extension of the centerline of Marvola Road; thence North 88°02'28" West along said easterly extension, 10.06 feet to the centerline intersection of said Marvels Road and 28th Street; thence North 01°53'48" East along the centerline of said 28th Street, 45.00 feet to the easterly extension of the north right-of-way line of Marvola Road (45.00 feet from centerline); thence North 88°02'28" West along said easterly extension, 80.60 feet to the most southerly southeasterly comer of Pamel 2, Land Partition Plat No, 2020-P2972, Lane County Plat Records, and the POINT OF BEGINNING; thence tracing the westerly right-of-way line of 28a Street along the following courses: North 46°53'48 East, 43.28 feet; thence North 01.53'48" East, 55.99 feet to the point of curve right of a 505.00 foot radius curve; thence along the am of said curve right through a central angle of 6012'38", 54.74 (chord bears North 05000'08" East, 54.71 feet); thence East. 5.00 feet: thence South 02°02'08" West. 127.66 feet: thence North 88°02'28" West. 7.00 feet: thence South 02°02'08" West. 39.50 feet to the north rieht-of-way line of Marvels Road: thence South 88°02'28" East along said north right-of-way line, 250.19 feet to the Point of Beginning. Contains 1.172 acres, more or less. The Basis of Bearings for this description is Land Partition Plat No. 2020-P2972, Lane Comfy Plat Records. 12/08/2020 REGISTERED PROFESSIONAL LAND SURVEYOR OR 67062 Ass Job #7736 Moon IN: RENR OR - ROER, OR - ryuAON, OR - EXHIBIT C Exchange Tract City of Springfield Case Number 811-20-000200-TYPI A tract of land located in the northeast one-quarter of Section 25, Township 17 South, Range 3 West, and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, and being more particularly described as follows: Commencing a the northeast corner of the B. B. Powers Donation Land Claim No. 64, also being on the easterly extension of the centerline of Marcola Road; thence North 88002'28" West along said easterly extension, 10.06 feet to the centerline intersection of said Marcola Road and 28th Street; thence North 01 °53'48" East along the centerline of said 28th Street, 45.00 feet to the easterly extension of the north right -cif -way line of Marcola Road (45.00 Feet from centerline); thence North 88°02'28" West along said easterly extension and north right-of-way line, 518.79 feet to the southwesterly comer of Parcel 2, Land Partition Plat No. 2020-P2972, Lane County Plat Records, and the POINT OF BEGINNING; thence leaving said north right-of-way North 02°02'08 East along the west line of said Parcel 2, a distance of 833.64 feet to the northwest comer thereof and a point on the south line of Parcel 1, said Land Partition Plat No. 2020-P2972; thence South 87°04'24" East along the south line of said Paul 1, a distance of 1331.52 feet to the to the westerly right-of-way line of 28th Street (35.00 feet from centerline) and a point of non -tangent curvature; theme tracing said westerly right-of-way line along the following courses: southwesterly along the are of a 365.00 foot radius curve right (the radius point of which bears North 33°16'25" West) through a central angle of 9°21'34", 59.62 feet (chord bears South 61024'22" West, 59.56 feet); thence South 66°05'09" West, 579.36 feet to the point of curve left of a 490.00 foot radius curve; thence along the arc of said curve left through a central angle of 43°07'09", 368.76 feet (chord bears South 44°31'34" West, 360.12 feet); thence South 22°58'00" West, 122.17 feet to a point of non -tangent curvature; thence southwesterly along the arc of a 505.00 foot radius curve left (the radius point of which bears South 81 "01'59" East) through a central angle of 0°51'34", 7.58 feet (chord bears South 08032'14" West, 7.57 feet); thence leavin¢ said westerly riahtof-way line 02°02'08" West 32.83 feet: thence South 88°02'28" Past. 5.00 feet thence South 02'02'08" West thence North 88°02'28" West along said north right - Contains 12.575 acres, more or less. 12/08/2020 The Basis of Bearings for this description is Land Partition Plat No. 2020-P2972, Lane REGISTERED PROFESSIONAL County Plat Records. LAND SURVEYOR