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Home My WebLink AboutApplication APPLICANT 4/30/2021Submittal 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 Metro Plan Diagram 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 It. Site Description/Setting..........................................................................................................2 III. Applicable Review Criteria......................................................................................................3 OREGON STATEWIDE PLANNING GOALS AND GUIDELINES (The Goals).....................................3 Goal1(Citizen Involvement).........................................................................................................4 Goal(Land Use Planning)...........................................................................................................4 Goal 6 (Air, Water and Land Resources Quality)...........................................................................4 Goal (Recreational Needs).........................................................................................................5 Goal(Economic Development)..................................................................................................5 Goal10 (Housing)..........................................................................................................................6 Goal 11 (Public Facilities and Services).........................................................................................6 Goal12 (Transportation)...............................................................................................................7 FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE..............................................7 EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN) ......................... 30 Chapter II — Fundamental Principles and Growth Management Policy Framework .................. 10 G. Metra Plan Diagram............................................................................................................ 10 LandUse Designations........................................................................................................ 10 Commercial......................................................................................................................... 10 Neighborhood Commercial Facilities.................................................................................. 10 FINDINGS FOR METRO PLAN COMPLIANCE................................................................................ 11 SPRINGFIELD COMPREHENSIVE PLAN (2030 REFINEMENT PLAN)............................................11 ECONOMIC ELEMENT.................................................................................................................. 11 SPRINGFIELD ECONOMIC DEVELOPMENT PLANNING GOALS ................................................ 11 GoalEG-1................................................................................................................................. 11 Policy E.6 12 GoalEG-3................................................................................................................................. 12 Policy E.16 12 Policy E.18 12 GoalEG-4................................................................................................................................. 13 Policy E.23 13 GoalEG-5d.............................................................................................................................. 13 CITY OF SPRINGFIELD DEVELOPMENT CODE...........................................................................14 CHAPTER 5 THE DEVELOPMENT REVIEW PROCESS AND APPLICATIONS .................................... 14 Section 5.2-100 Public Hearings Process............................................................................ 14 5.2-110 Hearing Body Jurisdiction................................................................................ 14 Section 5.14-100 Metro Plan Amendments....................................................................... 14 5.14-110 Review............................................................................................................. 14 5.14-115 Metro Plan Amendment Classifications.......................................................... 15 5.14-135 Criteria............................................................................................................. 15 IV. Conclusion............................................................................................................................16 Exhibits Exhibit A: City Application Forms and Checklists Exhibit B: Preliminary Plans Exhibit C: Property Ownership Information Exhibit D: Lane County Assessors Map Exhibit E: Transportation Memorandum Exhibit F: Area Legal Description Exhibit G: Property Line Adjustment/Record of Survey (CSF: 45334) Tables Table 1: Description of Surrounding Area ......................... Marcola Meadows Metro Plan Diagram 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) Metro Plan Existing: Medium Density Residential Diagram Designation: Future: Commercial AVC Marcola Meadows Master Plan- City of Springfield April 2021 Metro Plan Diagram 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. A Metro Plan Diagram Amendment converting the site from Medium Density Residential (MDR) to Commercial Designation and a subsequent Zone Map Amendment are planned to provide additional land fora commercial phase of Marcola Meadows. 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 Metro Plan Diagram 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, through amendment of ±1.138 acres of MDR to Commercial Metro Designation, the site will have the opportunity to enhance an employment corridor on Marcola Road. As shown on the Conceptual Final 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 Commercial on the Metra Plan and is adjacent to the subject site of this application (a portion of Adjusted Tax Lot 1802). Therefore, the amendment of the subject site to Commercial Designation is an ideal location to attract visitors, residents, and businesses alike due to the ease of multi -modal 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 G). The property is flat and currently exists as a grassy field. It is vacant and fronts on Marcola Road to the south and 28th Street to the east. The property is currently classified within Medium Density Residential Designation in the Metro Plan and is within MDR Springfield Zoning Districts. This application is accompanied by a concurrent Zone Map Amendment to Community Commercial (CC) Springfield Zoning District. The surrounding property characteristics are summarized in Table 1, below. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram 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 (UMI) Industrial West (Marcola Meadows) City of Springfield Community Commercial (CC) Commercial Retail 111. Applicable Review Criteria The Metro Plan Diagram Amendment is consistent with relevant goals and policies within the Eugene - Springfield Metropolitan Area General Plan (Metro Plan) and the City of Springfield's Comprehensive Plan and satisfies the Springfield Development Codes (SDC) applicable approval criteria for amendments. This application includes the City application forms, written materials, and preliminary plans necessary for City staff to review and determine compliance with the applicable approval criteria. The evidence supports the City's approval of the application. OREGON STATEWIDE PLANNING GOALS AND GUIDELINES (The Goals) The following Oregon Statewide Planning Goals are applicable to this action: • Goal l— Citizen Involvement • Goal 2—Land Use Planning • Goal 6— Air, Land, and Water Resources Quality • Goal 8— Recreational Needs • Goal 9 —Economic Development • Goal 10—Housing • Goal 11—Public Facaides and Services • Goal 12—Transportation Goal 3 (Agricultural Lands) and Goal 4 (Forest Lands) are not applicable to lands within the City's acknowledged Urban Growth Boundary (UGB) and have been omitted for brevity. Goal 5 (Natural Resources, Scenic and Historic Areas, and Open Spaces) is not applicable because there are no identified Goal 5 resources on the property and has been omitted for brevity. Goal 7 (Areas Subject to Natural Hazards) is not applicable and has been omitted because the subject site does not contain mapped areas of steep slopes 25 percent or greater or other known hazard areas. Goal 13 (Energy Conservation) is not applicable because the amendment does not affect the City or County goals or policies governing energy conservation. Goal 14 (Urbanization) is not applicable because this application does not involve expansion of the Springfield Urban Growth Boundary (UGB) and thus analysis of the transition of rural to urban land uses is not relevant. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 3 Goals 15 (Willamette River Greenway), 16 (Estuarine Resources), 17 (Coastal Shorelands), 18 (Beaches and Dunes), and 19 (Ocean Resources) are not applicable because the subject site does not contain lands described in those goals. Thus, the approval criteria have been omitted for brevity. Goal I (Citizen Involvement) To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. Response: Goal 1 calls for the opportunity for citizens to be involved in all phases of the planning process. The City of Springfield has an established citizen involvement program. The application will be processed according to Chapter 5 of the SDC, which involves the development review process, public notification, public hearings, and decision appeal procedures as established in SDC Section 5.14-100, Metro Plan Amendments. Goal 2 (Land Use Planning) To establish a land use planning process and policy framework as a basis for all decision and actions related to use of land and to assure an adequate factual base for such decisions and actions. Response: This application will be processed by the City in accordance with SDC Chapter 5.14-100, Metro Plan Amendments. The City and County have acknowledged comprehensive plans and land use development (zoning) codes that implement their respective comprehensive plans. The Eugene -Springfield Metropolitan Area General Plan (Metro Plan) is the long- range public policy document that establishes the broad framework upon which Springfield, Eugene, and Lane County make coordinated land use decisions. The City and other applicable governing bodies will review and process this application consistent with the procedures detailed in the SDC. This application provides an adequate factual basis for the City and County to approve the application because it describes the current and planned future site characteristics and applies the relevant approval criteria to those characteristics. Therefore, following the application process will ensure consistency with Statewide Planning Goal 2. Goal 6 (Air, Water and Land Resources Quality) To maintain and improve the quality of the air, water and land resources of the state. Response: Goal 6 is implemented by Comprehensive Plan policies to protect air, land, and water resources. Generally, these policies rely on coordination with the Oregon Department of Environmental quality (DEO) for their implementation. Specific standards related to the project include requirements for addressing stormwater runoff, grading, and erosion control standards that apply to site planning for specific project elements (e.g. professional medical office). This project does not involve alterations to the site or the construction of improvements; therefore, afterthe amendments are approved, the site's physical appearance will remain the same. The portion of the property that is the subject of the Metro Plan Diagram Amendment from Medium Density Residential to Commercial Designation is within the City's limit and is designated with existing zoning until otherwise approved in the future. Thus, the application is consistent with Goal 6. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 4 Goal 8 (Recreational Needs) To satisfy the recreational needs ofthe citizens ofthe state and visitors and, where appropriate, to provide for the siting ofnecessary recreational Facilities including destination resorts. Response: Goal 8 is facilitated by the 2012 Willamalane Park and Recreation Comprehensive Plan. Together with the Metro Plan, its provisions identify future needs for parks, a natural area, and recreation facilities. The amendments will not negatively affect the City's Comprehensive Plan with respect to Goal 8 and its development regulations governing recreational needs (e.g. open space, park dedication, fee in -lieu -of requirements, etc.). Removing the MDR designation from approximately 1 acre of the site will not impact Springfield's current recreational needs or future inventory of land for meeting these needs because there was not a recreational facility planned or required to be sited at this location. An increase in commercial land supply will expand the local amenities available to residents and visitors. Therefore, this application is consistent with Goal 8. Goal 9 (Economic Development) To provide adequate opportunities throughout the state for avariety ofeconotvic activities vied to the health, welfare, and prosperity of Oregon's citizens. Response: This application involves a Metro Plan Diagram Amendment from MDR to Commercial Designation on a portion ofthe Adjusted Tax Lot 1802 (e.g. ±1.138 acres). Subsequently, a concurrent Zone Map Amendment is envisioned to change the anticipated use of the subject site from MDR to Community Commercial (CC) District, with the intent of establishing a professional and medical office building. The City's acknowledged Commercial and Industrial Buildable Lands Inventory and Economic Opportunities Analysis (CIBL-EOA) identified a 104acre deficit of commercial and mixed-use employment land, including a need for 31 sites 1 to 2 acres in size. As explained in the CIBL-EOA, Springfield suggests that all land needs on sites smaller than five acres would be accommodated through redevelopment. However, Table 4-4, Forecast of Employment Growth in Building Type (Springfield UGB 1010-1030), suggests the commercial office building sector will increase by 1.3 percent by the year 2030. Additionally, the table note states "we expect that medical employment will grow faster than government employment, based on historical trends that show the growing medical cluster in Springfield." This information suggests a site with these characteristics, and ultimately the envisioned use of the site, will be in high demand. Further, the CIBL-EOA details the types of businesses that maybe attractive to Springfield. CIBL-EOA Table 4-1, Existing and Potential Business Clusters in Springfield, lists Medical Services and Back -Office Functions as growing clusters based on employment trends, the types of firms that currently exist in Springfield, and forecasts from the Oregon Employment Department, etc. Therefore, this application will meet the demands of a locally -significant industry by providing a community commercial site that will not sit vacant. The Metro Plan Diagram Amendment (and subsequent Zone Map Amendment) from Medium Density Residential to Commercial Designation will allow the envisioned use at similar intensities to those currently allowed in the subject area (e.g. ±1.138 acres). For AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 5 example, pursuant to SDC Section 4.7-190, professional offices are an allowed use subject to special development standards in the MDR District. In addition, while the Commercial Metro Designation is intended for a wide range of business and services to serve nearby residents, the Community Commercial (CC) Springfield Zoning District allows for a slightly refined variety of commercial uses intended to meet neighborhood needs. As such, an increase in the CC District area will not curtail potential uses and is anticipated to enhance the economic development opportunities in the Marcola Meadows area. Therefore, this application is consistent with Goal 9. Goal 10 (Housing) To provide for the housing needs ofdfizens ofthe stare. Response: The Springfield 2030 Refinement Plan Residential Land Use and Housing Element addresses Statewide Planning Goal 10: Housing. This application involves a Metro Plan Diagram Amendment from Medium Density Residential (MDR) to Commercial Designation on a portion of the property (e.g. ±1.138 acres). It is assumed the redesignation of approximately 1 acre of land from the City's residential buildable land inventory under Goal 10 will not create a city-wide deficit, as the 2010-2030 residential growth needs were met without expanding the UGB. As such, Springfield's current UGB was acknowledged in 2011 to provide a buildable land inventory sufficient to meet the city's housing needs for the entire planning period. Furthermore, 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 (e.g. professional and medical offices). A subsequent Zone Map Amendment is planned 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). Ultimately, the redesignation of ±1.138 acres of MDR District will not create a deficit in the City's residential land. As discussed in the response to Goal 9, the medical sector is projected to grow in this planning period in Springfield. This application will provide economic activity, jobs, and additional system development charges (SDC) to a growing area. Therefore, this application is consistent with Goal 10. Goal 11 (Public Facilities and Services) To plan and develop a timely, orderly and efficient arrangement ofpublic facilities and services to serve as a fiarnevva,rk for urban and rural development Response: The Springfield Comprehensive Plan (2030 Refinement Plan) defines key urban facilities and services as "those services and facilities that are necessary to serve planned urban uses and densities in accordance with applicable Statewide Planning Goals, statutes and administrative rules: wastewater services; stormwater services; transportation; solid AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 6 waste management; water service; fire and emergency medical services; police protection; citywide park and recreation programs; electrical service; land use controls; communication facilities; and public schools on a district -wide basis." 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. Critical public facilities, including sanitary sewer, stormwater, potable water, and emergency services, were shown to be available to this site based on previous application approvals. The Metro Plan Diagram Amendment from MDR to Commercial Designation is consistent with this notion and does not impair provision of necessary public facilities throughout the site. Therefore, this application is consistent with Goal 11. Goal 12 (Transportation) To provide and encourage a safe, convenient and economic transportation system. Response: A Transportation Memorandum prepared by Lancaster Mobley, included herein as Exhibit E, demonstrates compliance with Goal 12 and applicable State, County, and City transportation -related requirements. Please refer to the Transportation Memorandum for further information. The intended street and connectivity improvements encourage a safe, convenient, and economic transportation system. Therefore, the application is consistent with Goal 12. FINDINGS FOR TRANSPORTATION PLANNING RULE COMPLIANCE Response: 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 effect," 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 effect," then the Applicant must demonstrate appropriate mitigation under OAR 660-012-0060(2), et seq. OAR 660-012-0060 Plan and Land Use Reg dation Amendments (1) 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 Facility, then the local government .oust put in place measures as provided in section (2) ofthis rule, unless the amendmentis allowed under section (3), (9) or (10) of this rule. A plan or land use regulation amendment significantly affects a transportation Facility ifitwodd: (a) Change the functional classification of an existing o planned transportation Facility (exclusive of correction of map errors in an adopted plan); AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 7 (b) Change standards implementing a functional classification system; or (c) Resultin 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 tea(fic 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 die functional classification ofan existing or planned transportation facility; (B) Degrade the performance ofan existing or planned transportation fhci ity 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 fhcifity 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 existing 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 service 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 n place or approved. These include, but are not limited to, transportation facilities, improvements or ces for which: transportation systems development charge revenues are being collected; a local improvement district or reimbursement district has been established or will be established AVC Marcola Meadows Master Plan—City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 8 prior 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 in 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, streers or other transportation facifides oreces 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 factity,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 section; o (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 this section. (d) As used in this section and section (3): (A) Planned interchange means new interchanges and relocation of existing 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 (C) Interstate interchange area means 0 Property within one-quarter mile of the amp terminal intersection of an existing or planned interchange on an Interstate Highway; or AVO Marcola Meadows Master Plan—City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 9 Oil The interchange afe 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)(F) 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 facifity, improvement or service. In the absence of a written statement, a local government can only rely upon planned transportation facilities, improvements and services identified 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 transportation service providers. The City provides the roads that serve the subject property; Marcola Road and 28th 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. EUGENE -SPRINGFIELD METROPOLITAN AREA GENERAL PLAN (METRO PLAN) Chapter II — Fundamental Principles and Growth Management Policy Framework G. Metro Plan Diagram Land Use Designations Commercial Neighborhood Commercial Facifities Oriented in the day -today needs of the neighborhood served, these facilities are usuallycentered on a supermarket as the principal tenant. They are also characterized by convenience goods outlets (small grocery, variety, and hardware stores); personal services (medical and dental offices, barber shops); laundromats, dry cleaners (not planta); and taverns and small restaurants. The determination of the appropriateness of specific sites and uses or additional standards is left to the local jurisdiction. Minimum location standards and site criteria include: 1. Within convenient walking 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 Final 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. AVC Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 10 2. 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 Final Master Plan (Exhibit B), the subject site is planned to be designed appropriately with adequate parking, landscaping, and other required elements. 3. Sufficient frontage to ensure 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. 4. The site shall be no more than five areincluding 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 commercial centers when the latter meets applicable location and site criteria as fisted above, even though community commercial centers are generallylarger 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. 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 comprehensive plan 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 responses to Section 5.14-115 in this narrative addressing the planned amendment to the Metro Plan Diagram. This application involves a concurrent amendment resulting in compliance with the Metro Plan and SDC. 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 -1 AVC! Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 11 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 CIBL-EOA concluded that land needs on sites smaller than 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 Final 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 mmnmize 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 commercial presence in the southern portion of the site were discussed and considered. In this instance, through amendment of ±1.138 acres of MDR designated land to Commercial, the site will have the opportunity to strengthen an employment corridor on Marcola Road. The subject site is an ideal location to attract visitors, residents, and businesses alike due to the ease of multi -modal connectivity on Marcola Road. Policy E.18 AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 12 Coordinate transportation and land use corridor planning to include design elements that support Springfield's economic and c unity development policies and and m community diversity d 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 (e.g. professional and medical offices). A subsequent Zone Map Amendment is planned 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 to goods and services. Policy E.23 Identify and target commercial activities that will generate living -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 is not anticipated to sit vacant. Due to adjacent elements ofthe Marcola Meadows Master Plan, an additional commercial property will establish and strengthen a sense of place for the community to access 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 ofmmorrow. Policy E.39 Provide adequate infrastructure efficiently and distribute cost fairly. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 13 Policy E.40 Provide the services, infrastructure, and land needed to attract the identified industry clusters, especially where they can increase economic connectivity among businesses. Response: As illustrated on the Conceptual Final 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 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 hear: 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 Metro Plan Diagram Amendment. It is understood the application will be processed through a Type IV review procedure. Section 5.14-100 Metro Plan Amendments 5.14-110 Review AVC Marcola Meadows Master Plan—City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 14 A. A Development Issues Meeting is encouraged for cidzen-in;dated amendment applications. Response: The Applicant has discussed this application with City Staff through email correspondence. B. Metro Plan amendments are reviewed under Type IV procedures as specified in Section 5.1-140. Response: This application should be reviewed under Type IV procedure as specified in Section 5.1- 140. 5.14-115 Metro Plan Amendment Classifications A proposed amendment to the Metro Plan shall be classified as Type I, Type II or Type III depending upon the number of governing bodies (Springfield, Eugene and Lane County) required to approve the decision. A. A Type I amendment requires approval by Springfield only: 1. TypeI Diagram amendments include amendments to the Metro Plan Diagram for land inside Springfield's city limits. Response: The subject property is currently within Springfield's city limits. Therefore, this application is a Type I Diagram Amendment and requires approval by Springfield only. 5.14-135 Criteria A Metro Plan amendment may be approved only if the Springfield City Council and other applicable governing body or bodies find that the proposal conforms to the following criteria: A. Theamendment shall be consistent with applicable Statewide Planning Goals; and Response: As described in this written document, the Metro Plan Diagram amendment to change the designation from Medium Density Residential to Commercial is in compliance with the applicable Oregon Statewide Planning Goals. Please see the narrative response above regarding specific findings. The criterion is met. B. Plan inconsistency: 1. In those cases where the Metro Plan applies, adoption of the amendment shall not make the Metro Plan internally inconsistent Response: As shown on the Preliminary Plans, the planned Metro Plan Diagram amendment will impact and amend the designation of a single property in Springfield. The amendment will not create an internal inconsistency or conflict with the remainder of the Metro Plan. Therefore, this application provides the materials and analysis to support approval of the planned amendments consistent with the regional planning framework documents. The criterion is met. 2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with the Springfield Comprehensive Plan. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 15 Response: This Metro Plan Diagram Amendment shifts an underutilized portion of the Marcola Meadows site designated with Medium Density Residential to a Commercial District. The envisioned Zoning Map Amendments associated with the site amend the MDR District to a new CC District, consistent with the Springfield 2030 Comprehensive Plan designation. The Metro Plan Diagram amendment is consistent with the Springfield 2030 Comprehensive Plan goals and policies, as demonstrated in this written document; please seethe narrative component above regarding specific findings. Therefore, the Metro Plan Diagram Amendment is consistent with the approval criterion of Section 5.14-135 and should be approved. 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. AVO Marcola Meadows Master Plan— City of Springfield April 2021 Metro Plan Diagram Amendment Application Page 16 AK Exhibit A: City Application Forms and Checklists City of Springfield Development ,$ Public Works 225 Fifth Street Springfield, OR 97477 Phone: (541) 726-3753 Fax: (541) 726-3689 Metro Plan Amendment Application, Type IV Type of Plan Amendment (Check One) SPRINGFIELD ❑ Type 1: is a non -site specific amendment of the Plan. Type 11: changes the Plan diagram; or is a site-specific Plan text Property Subject to the Amendment (if applicable) Tax Assessor Map 17023000 Street Address No situs, northwest of Marcola Road and 28th Iicant's Consultant: Chris Good Engineering & Forestry, LLC i5 SW Herman Road, Suite 100 atin, OR 97062 ne: (503) 563-6151 Tax Lot(s)_A portion of Tax Lot 1802 ±1.138 acres Menu Plan DesignadonMedium Density Residential Refinement Plan Designation None LDescription of Proposed Amendment (Attach additional sheets if needed) Please see the narrative document within the application materials for detailed information The project involves a Metro Plan Diagram Amendment from Medium Density Residential to Commercial designation on an approximately ±1.138 -acre portion of the Marcola Meadows Master Plan subject site. Applicant/Owner Information Applicant's Consultant: Chris Goodell; AK5 Engineering & Forestry, LLC Printed Name of Applicant Marcola Meadows Neighborhood LLC Phone: (503) 563-6151 e �-, 4— eI�5�— Mailing Address 12965 SW Herman Avenue Suite 100 Tualatin OR 97062 Property Owner Signatur Mailing Address 27375 OR 97070 For Office Use Only: Case No. Received By Date Accepted as Complete 4/26/2021 a-a6•a1 THE APPLICATION PACKET A COMPLETE APPLICATION CONSISTS OF: *410 1. A complete application pave (all of the sections on the opposite side of this page most be filled out). 2. A statement containing Findings of Fact addressine the Criteria of Approval found in Sprinerield Development Code (SDC) 5.14135. In order for the Planning Commission and the City Council to consider an amendment of a plan text and/or diagram, there most be Findings of Fact submitted by the applicant. The Findings of Fact most show reason for the request consistent with the Criteria of Approval (shown below). If insufficient or unclear information is submitted by the applicant, the request may be denied or delayed. The application must include requirements for addressing specific statewide goals that the Oregon legislature has said must be part of the amendment analysis. In particular, Statewide Planning Goal 9 Economy and Goal 10 Housing must be addressed for impact on buildable lands inventories, and a Goal 12 Transportation analysis must address criteria contained in OAR 660-012-060(1) and (2) of the Transportation Planning Rule (TPR) . Goals 9, 10 and 12 are three ofseveral Applicable State -Wide Planning Goals" that must be spectilcally addressed in criteria (A) ofthe SpringilieldDevelopment Code (SDC) 5.14-135.A. These specific items must be included in the application submittal to be considered a complete application. In reaching a decision on these actions, the Planning Commission and the City Council shall adopt findings which demonstrate conformance to the following Criteria of Approval (SDC 5.14-135. A Metro Plan amendment may be approved only if the Springfield City Council And other applicable governing body or bodies find that the proposal conforms to the following criteria. A. The amendment shall be consistent with applicable Statewide Planning Goals; and B. Plan inconsistency: 1. In those cases where the Metro Plan applies, adoption of the amendment shall not make a Metro Plan internally inconsistent. 2. In cases where Springfield Comprehensive Plan applies, the amendment shall be consistent with the Springfield Comprehensive Plan. (6331) Ve3. A may to scale depicting the existing and proposed diagram change. (If applicable) Ve 4. The application fee. Refer to the Development Code Fee Schedule for the appropriate fee. A copy of the Fee Schedule is available at the Development & Public Works Department. Revised 1/2017 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. 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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. 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SENT III AS RENT .11 ATICK I TIRE IS IT - PER HAD �Erl 0 ISH 00 YET A USED OF NUT 28 A NAME UP 186 HAE ,� S¢p1. 1,gpZD N,E :a,ox'wRB,HOPE rc REXLANNY NAN su" RUPEES HE THAI ADD III TICUSECT PIT SOCIETE, .1 IF 111 14 0 SAO PLAT THESE USES THIS EAST USE T ADD THE mm 9.�od26 11 Ou PI AT 19 NUEAYU TO MY INUESSAILE DID ITITNTETIENO PER , Xf EAAO'h IDME4E FORD CW Rut Boas , MILK w LESS CT 9RVwNm minx 1q SC 2 12 THIS I "" E �h�o SBS xxxNR,o Ba,B,ST, uNEPaX,Y.1 All 11.1 SF9W OF ME NsEl USEATERN LINE ANTLEDBUTT PER M't ximrse wEPITisPENSION aXEASxxrE�µxmPoRNR CONSENT AFFIDAVITS RED HOUSTON Fm 00.N NUMBER .Y .. °SANG SHARP& A PARTITION PLAT BENEFIT ANIAIANT By I LOTS SUITE INCESTFUNIT LED. LE A MST FEE NECESSITY PER THESUIDN' UPLACES SEN-CAUSIAN I IS ANN BIT. 'I SCUUMENT 15 THIS PLAT A CORRECT M HE RE.,X<NAS PXP BPnXERENxNXEX BUFFER ED USES - Al COAL SAUDIS CUTS AND KFANDS ACC.S. LANE CRT HERE .1 RECORDS, •PEPAP IANp SVRVEYOR JCB NVAE U NFNW$ m SHE '3S NCA� �Fx xff, va xXYmX �xzo PREPARED FOR NO /, AB NNNREXN PR s�ssi °:JNr�Jro wwRos ASSETSTRUE E6� MaFs-FNGPW orc 6 Si] Cfl PLANI Xa 011-ao-a)(Ill ARAB NE ILEAOAAAS ROAD H, A9SAYi$ W➢IMSW LAY NiI� a,a.uu m Pmi.s INKING BUD -NRiVMLXESW A'Ao FBB6TXYNDRINKING R PL XNIXG'LOXIC<PB>RCXVEC ,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 REFUSE 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 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" designation/zoning. The report then analyzes a development scenario that would be less intensive than the "Amended" designation/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 She Unit ADT PM ZoningCode Rate Tris RaTO MDR Apartment (220) 714.0 Dwelling Units 6.22 4441 0.571 Shopping Center 1000 SF CC 820 130.0 GFA 61.95 6054 5.7 Cl19 Research & 33.6 Acres 79.61 2675 15. Development 760) Cl Business Park (770) 22.4 Acres 147.91 3313 16. 18,4 Total EXHIBIT A — PAGE 47 Table 4: Gross Trips -Amended Zoning Worst Case Amended Land Use (ITE Size Unit ADT PM P Zonin Code Rate Tris Rate Trips MDR Apartment (220) 1094.0 Dwelling Units §.15 6725 0.57 619 MDR Improvement Store 100 1000 SF 42 642 0.60 60 CC 862 171.0 GFA 29.80 5096 2.45 419 Apartment 220 1000 SF Shopping Center (820) 200.0 GFA CC Shopping Center 350.0 GFA 43.80 15331 4.09 1431 MUC (820) _ 50.0 1000 SF 15.65 782 2.70 135 General Office (710) 350.0.28 GFA 12320 4.31 1146General MUC Office (710) 50.0 .65 782 2.70 .135 27,935 2,604 Total Table 4C: Gross Trips - Amended Zoning Capped Peak Hour Amended Land Use (ITE Code)... Size Unit ADT - PM Peak Hour Zoning ate Tris Rate Tri s Single -Family Residential 230,73 2237 0.99. .227 MDR (210) 100 Units. 42 642 0.60 60 MDR Townhouses (230) 400 000 SF 39 2554„-: 0.59 238 Apartment 220 1000 SF Shopping Center (820) 200.0 GFA CC Improvement Store (862) 171.0.80 1 00 F JA 5096. 2.45 .419 - Shopping Center (820) 350.0.28 12320 4.31 1146General MUC Office (710) 50.0 .65 782 2.70 .135 23,631 2,225 Total The above development scenarios can be compared with the assumed land uses presented in the submitted "Preliminary Plan Illustration' Preliminary Plan Illustration Amended Land Use (ITE Code) Size Unit Zonin Single -Family Residential 192 (210) 123 .Dwelling MDR Townhouses (230) 174 Units. A artment 220 000 SF CC Improvement Store (862) 171.0 GFA 1000 SF Shopping Center (820) 200.0 GFA MUC General Office (710) 38.7 1 00 F 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" designation/zoning. The report then analyzes a development scenario that would be less intensive than the "Amended" designation/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 She Unit ADT PM ZoningCode Rate Tris RaTO MDR Apartment (220) 714.0 Dwelling Units 6.22 4441 0.571 Shopping Center 1000 SF CC 820 130.0 GFA 61.95 6054 5.7 Cl19 Research & 33.6 Acres 79.61 2675 15. Development 760) Cl Business Park (770) 22.4 Acres 147.91 3313 16. 18,4 Total EXHIBIT A — PAGE 47 Table 4: Gross Trips -Amended Zoning Worst Case Amended Land Use (ITE Size Unit ADT PM P Zonin Code Rate Tris Rate Trips MDR Apartment (220) 1094.0 Dwelling Units §.15 6725 0.57 619 MDR Improvement Store 100 1000 SF 42 642 0.60 60 CC 862 171.0 GFA 29.80 5096 2.45 419 Apartment 220 1000 SF Shopping Center (820) 200.0 GFA CC Shopping Center 350.0 GFA 43.80 15331 4.09 1431 MUC (820) _ 50.0 1000 SF 15.65 782 2.70 135 General Office (710) 350.0.28 GFA 12320 4.31 1146General MUC Office (710) 50.0 .65 782 2.70 .135 27,935 2,604 Total Table 4C: Gross Trips - Amended Zoning Capped Peak Hour Amended Land Use (ITE Code)... Size Unit ADT - PM Peak Hour Zoning ate Tris Rate Tri s Single -Family Residential 230,73 2237 0.99. .227 MDR (210) 100 Units. 42 642 0.60 60 MDR Townhouses (230) 400 000 SF 39 2554„-: 0.59 238 Apartment 220 1000 SF Shopping Center (820) 200.0 GFA CC Improvement Store (862) 171.0.80 1 00 F JA 5096. 2.45 .419 - Shopping Center (820) 350.0.28 12320 4.31 1146General MUC Office (710) 50.0 .65 782 2.70 .135 23,631 2,225 Total The above development scenarios can be compared with the assumed land uses presented in the submitted "Preliminary Plan Illustration' Preliminary Plan Illustration Amended Land Use (ITE Code) Size Unit Zonin Single -Family Residential 192 (210) 123 .Dwelling MDR Townhouses (230) 174 Units. A artment 220 000 SF CC Improvement Store (862) 171.0 GFA 1000 SF Shopping Center (820) 200.0 GFA MUC General Office (710) 38.7 1 00 F 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: Area Legal Descriptions 129655W Herman Road, Suite 100, Tualatin, OR 97062 AKS Job N]]36 P:15031563-61511 www.aU-eng.com OFFICES IN: REND, OR - KEIZER, OR - M$kUTIN, OR - VANCOUVER, WA EXHIBIT A Commercial Area Description (Future Metro Plan Diagram Designation) A tract of land located in the northeast one-quarter of Section 25, Township 17 South, Range 3 East and the northwest one-quarter of Section 30, Township 17 South, Range 2 West, Willamette Meridian, City of Springfield, Lane County, Oregon, being a portion of that tract of land described as Adjusted Tract 2 in Instrument Number 2021-014290, Lane County Deed Records, and being more particularly described as follows: Commencing at a 2-1/2" brass cap marking the northeast comer of the BB Powers DLC No. 64, said point being on the easterly extension of the centerline of Marcola Road; thence North 88002'28" West along said easterly extension and centerline, 90.71 feet; thence leaving said centerline North 01 057'32" East, 45.00 feet to a point on the northerly right-of-way line of Marcola Road and the Point of Beginning; thence North 88002'28" West along said northerly right-of-way line, 237.98 feet; thence leaving said northerly right-of-way line North 01058'31" East, 199.71 feet; thence South 88002'28" East, 140.78 feet; thence South 63055'23" East, 143.04 feet to the westerly right-of-way line of 28th Street and a point of non -tangent curvature; thence tracing said westerly right-of-way line along the following courses: southwesterly along the are of a 505.00 foot radius curve left (the radius point of which bears South 81053'33" East) through a central angle of 6012'38", 54.74 feet (chord bears South 05000'08" West, 54.71 feet); thence South 01°53'48" West, 55.99 feet; thence South 46053'48" West, 43.28 feet to the Point of Beginning. Contains 1.138 acres, more or less. The Basis of Bearings for this description is Lane County Survey File No. 45334 04/16/2021 REGISTERED PROFESSIONAL LAND SURVEYOR EXHIBIT B LOCATED IN THE NE1/4 OF SECTION 25, T.17S., R.M. N AND NW1/4 OF SECTION 30, T.17S., R.2W., W.M., CITY OF SPRINGFIELD, LANE COUNTY, OREGON SCALE: 1"=200 FEET m 666 200 0 40 100 200 TRACT 1 OF INSTRUMENT NO. 2021-014290 �ZN gZPE�/ PARCEL 17 EXISTING LANP PLAT MEDIUM DENSITY RESIDENTIAL NO. . 2020 -P2020 -P2 972 DESIGNATION i METRO PLAN DIAGRAM / DESIGNATION BOUNDARY 588'02'28"E PORTION OF TRACT 2, I 5 NSTRUMENT N0. 2021-014290 N01'58'31"E 140.781 �z3f R=505.00' 199.71' 0{ A=672'38' EXISTING COMMERCIAL L=54.74' COMMERCIAL DESIGNATION CN=SO5WO8'W 54.71' DESIGNATION 1.138 ACRES S015S48'W 5599' 237.98' S46'53'WW 43.28' _ _ _ _ - _ _MARCOLA ROAD _ - NBBT7- POINT OF BEGINNING N01'57'3YE 45.00' NORTH VIEW SU8011490N' N88'02'28'W 90.71' I POINT OF COMMENCING 2-1/2' BRASS CAP NE CORNER BB POWERS DLC NO. 64 COU,yTY T2S R2W W82 C64 759 REGISTERED PREPARED FOR: 'p el 88 PROFESSIONAL MARCOLA MEADOWS NEIGHBORHOOD LLC P�Py�R pFF�G LAND SURVEYOR 27375 SW PARKWAY AVE. U tee, z n INLSONVILLE, OR 97070 4'jC DATE: 04 /16/2021 OREGON COMMERCIAL AREA EXHIBIT JANUARY 17, 1995 B GARY E. PAUL AKS ENGINEERING & FORESTRY, LLC DRWN: GEP 2698 12965 SW HERMAN RD, STE 100 AKS CHKD: RDR RENEWAL 12/31/2022 TUALATIN, OR 97062 AKS JOB: 503.563.6151 WWW.AKS—ENG.COM 7736 AK Exhibit G: 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