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HomeMy WebLinkAboutApplication Applicant 2/13/2024DocuSign Envelope ID: D2F400FD-6F64-4742-AABE-DDFFC5832C3C X PeaceHealth LifePoint Health DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F X DocuSign Envelope ID: D2F400FD-6F64-4742-AABE-DDFFC5832C3C 12/14/2023 Grady Laymen DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 2/2/2024 3 Type 2 – Site Plan Review Application Process A. A Type 2 application involves the Director’s interpretation and exercise of discretion when evaluating approval standards. Uses or development evaluated through this process are uses that are conditionally permitted or allowed after Director review that may require the imposition of conditions of approval to ensure compliance with development and approval standards. (SDC 5.1.415(A)). B. A Type 2 decision is made by the Director after public notice, but without a public hearing, unless appealed. A Type 2 application is reviewed according to the procedures below, unless the Director determines that the application should be reviewed as a Type 3 decision. A Type 2 decision may be appealed according to SDC 5.1.800. (SDC 5.1.415(B)). C. When application materials are over 20 pages in length, an applicant must provide an identical electronic version and hard copy of the submitted materials. (SDC 5.1.215(B)(2)). 1. Site Plan Review Completeness Check Meeting • The purpose of the completeness check meeting is to determine whether the proposed development application is complete prior to acceptance of the application for processing by the City. A complete application is required for the review process. • The completeness check meeting will examine if the submittal standards of SDC 5.1.220 and 5.17.115 are met. • A completeness check meeting is required for all Type 2 and 3 land use applications. • Completeness Check Meetings are typically held within five to seven working days of application submittal. • The application must conform with Application Submittal Standards in SDC 5.1.220, the Site Plan Review Submittal Requirements found in the SDC 5.17.155, and the Checklist provided in this form below. 2. Applicant and the City Conduct the Completeness Check Meeting • The applicant, owner, and associated design team are strongly encouraged to attend the Completeness Check meeting, however it is not required. • The meeting is held with representatives from Public Works Engineering and Transportation, Community Services (Building), Fire Marshall’s office, and the Planning Division and is scheduled for 30 to 60 minutes. • The Case Planner provides the applicant with a Completeness Check Meeting Checklist specifying items required to make the application complete. • The applicant has 180 days to submit a complete Site Plan Review application to the city; a second Completeness Check meeting is required after the 180 days. 3. Applicant Submits a Complete Application DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 4 • The application must conform with the Application Submittal Standards in SDC 5.1.220, the Site Plan Review Submittal Requirements found in the Springfield Development Code (SDC) 5.17.155, and the Checklist provided below. • An application will be reviewed for completeness in accordance with SDC 5.1.405. • A Type 2 decision, made after public notice, but without a public hearing, unless appealed, is issued within 120 days of submittal of a complete application. • Mailed notice is provided to property owners and occupants within 300 feet of the property being reviewed and to any applicable neighborhood association. In addition, the applicant must post one sign, provided by the City, on the subject property. • There is a 14-day public comment period, starting on the date notice is mailed. • Applications are distributed to the Development Review Committee, and their comments are incorporated into a decision that addresses all applicable approval criteria and/or development standards, as well as any written comments from those given notice. • Applications may be approved, approved with conditions, or denied. • At the applicant’s request, the Planner can provide a copy of the draft land use decision prior to issuing the final land use decision. • The City mails the applicant and any party of standing a copy of the decision, which is effective on the day it is mailed. • The decision issued is the final decision of the City but may be appealed within 12 calendar days to the Planning Commission or Hearings Official, as applicable. DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 5 Type 2 – Site Plan Review Submittal Requirements Checklist Please Note: • All the following items MUST be submitted. • If you feel an item on the list below does not apply to your specific application, please state the reason why in the attached narrative. • When application or appeal materials are over 20 pages in length, an applicant must provide an identical electronic version and hard copy of the submitted materials. ❑ Site Plan Review Application Form ❑ Application Fee – Refer to the Development Code Fee Schedule for the appropriate fee calculation formula. ❑ An electronic copy of all application materials (USB drive or other) submitted at the time of application (if total submittal package is over 20 pages). ❑ Proof of ownership, e.g., deed or other recorded document ❑ Concurrent applications where a proposal involves more than one (1) application ❑ State or Federal Permit Required – The applicant must demonstrate that an application has been submitted for any required federal or state permit and provide a copy of the application upon request. ❑ Completed Attached Stormwater Scoping Sheet One (1) Hard Copy of the Following Plan Sets for Submittal: □ Application materials must be submitted as required below in addition to the requirements in SDC 5.1.220, Application Submittal Standards. Applications that do not include all the necessary information may be deemed incomplete in accordance with SDC 5.1.225, Acceptance of Application. Please Note: • These plans must provide enough information to enable the City to determine that the proposed development is feasible, but are not necessarily required to be detailed construction level documents • The City’s Engineering Design Standards Manual, while not land use criteria, may be used in whole or in part, by the City Engineer to determine the feasibility of a proposed plan. • Nothing herein should be interpreted as implying any requirement in contradiction of Oregon Statute or Oregon Administrative Regulation. ❑ General Requirements. See SDC 5.17.115(A). 4 4 4 4 4 4 4 4 DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 6 □ Be prepared by a design professional, licensed in the state of Oregon, when required by state law, such as an engineer, architect, landscape architect, land surveyor, or other qualified professional as determined by the Director; □ Be drawn to scale with the scale indicated on the plans, and the scale sized appropriately for the area involved and sufficient to show detail of the plan related to the approval standards; □ Include a north arrow and date of preparation and/or revision; □ Provide the physical address of the subject property, if applicable, and the County assessor’s tax map and lot number; □ Provide the names and addresses of all persons listed as owners on the most recently recorded deed; □ Provide the name, address, email address, and telephone number of any person that assisted in preparing the application materials or plans; and □ Show the size of the property and development area in acres or square feet. ❑ Existing Conditions Plan. (SDC 5.17.115(B)). The application must include an existing site conditions plan that shows, for the entire property and the surrounding property to a distance of 150 feet from the subject property boundaries: □ The property boundaries, dimensions, and gross area; □ Topographic contour lines at one-foot intervals for slopes equal to or less than ten percent and at two-foot intervals for slopes greater than ten percent; □ The location and width of all public and private streets, drives, sidewalks, pathways, rights-of-way, and easements; □ Potential natural hazard areas, including areas mapped by the City, County, or State as having a potential for geologic hazards; □ Soil types and water table information as mapped and specified in the Soils Survey of Lane County; □ Resource areas, including wetlands on the City’s Local Wetlands Inventory, streams, surface mines, and wildlife habitat identified by the City or any natural resource regulatory agencies as requiring protection; □ The name, location, dimensions, direction of flow, and top of bank of all watercourses that are shown on the Water Quality Limited Watercourse Map and their riparian areas; □ The 100-year floodplain and floodway boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision; □ The Time of Travel Zones, as specified in SDC 3.3.200 and delineated on the Wellhead Protection Areas Map on file in the Development Services Department; N/A N/A 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 7 □ Features, including existing structures, pavement, large rock outcroppings, drainage ways, canals and ditches; □ The location, size and species of trees and other vegetation having a caliper (diameter) of six inches or greater at four feet above grade; and □ Locally or federally designated historic and cultural resources ❑ Proposed Site Plan. (SDC 5.17.115(C)). □ The proposed development site, including boundaries, dimensions, and gross area; □ Existing site features, including trees, identified on the site analysis map, if any, which are proposed to be retained, removed, or modified by the proposed development; □ The location and dimensions of all existing and proposed structures, utilities, pavement, and other improvements on the site and adjacent to the site for a distance of 150 feet; □ Setback dimensions for all existing and proposed buildings; □ Loading and service areas for waste disposal, loading, and delivery; and □ Outdoor recreation spaces, common areas, plazas, outdoor seating, street furniture, and similar improvements ❑ Utility and Improvement Plan. (SDC 5.17.115(D)). The application must include a utility and improvement plant that shows: □ The name and location of all existing and proposed public and private streets within or on the boundary of the proposed development site including the right-of-way and paving dimensions, and the ownership and maintenance status; □ Location of existing and required traffic control devices, fire hydrants, streetlights, power poles, transformers, neighborhood mailbox units, and similar public facilities; □ The location, width, and construction material of all existing and proposed sidewalks, sidewalk ramps, pedestrian access ways, and trails; □ The location and size of existing and proposed utilities on and adjacent to the site including sanitary sewer mains, stormwater management systems, water mains, power, gas, telephone, and communications connections including cable, internet, and television cable, etc.; □ The proposed connection points of the proposed utilities; and □ The location and size of existing and proposed easement and public dedications ❑ Landscape Plan. (SDC 5.17.115(E)). □ Existing and proposed building and pavement outlines; □ The location and dimensions of existing and proposed terraces, retaining walls, decks, patios, shelters, and play areas; □ Existing and proposed abutting street right-of-way landscaping; N/A 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 8 □ Screening as specified in SDC 4.4.110; □ Plantings, either existing or proposed, used in erosion control and stormwater treatment facilities; □ Details of a permanent irrigation system, unless specifically exempted as specified in SDC 4.4.100; □ Street trees as specified in SDC 4.2.140; □ A specifications list for all landscaping materials to be used; □ A planting schedule containing the location, size, and species of the existing and proposed plant materials (at time of planting); □ The anticipated size of all proposed plants at two years, or at maturity, whichever is first; and □ A description of planting methods as specified in SDC 4.4.100 ❑ Access, Circulation, Parking, and Lighting Plan. (SDC 5.17.115(F)). □ The location, dimensions and number of typical, compact, and disabled parking spaces; including aisles, landscaped areas, wheel bumpers, directional signs and striping; □ The location and dimensions of all site circulation for vehicles, pedestrians, and bicycles including entrances and exits to the site, and loading and service areas; □ Access to streets, alleys, and properties to be served, including the location and dimensions of existing and proposed driveways and driveways proposed to be closed; □ On-site lighting including the location, orientation, and maximum height of all proposed exterior light fixtures, both free standing and attached. □ For lighting, the type and extent of shielding, including cut-off angles and the type of illumination, the wattage, luminous area, and a photometric test report for each light source; □ The location, type, number, and dimensions of all bicycle parking spaces; □ The amount of gross floor area applicable to the parking requirement for the proposed use; □ The location of off-street loading areas; □ Existing and proposed transit facilities; □ A copy of a Right-of-way Approach Permit application, where the property has frontage on an Oregon Department of Transportation (ODOT) facility; and □ A Traffic Impact Study prepared by an Oregon Licensed Traffic Engineer when required by and as specified in SDC 4.2.105(A)(4). ❑ Grading, Paving, and Stormwater Management Plan. (SDC 5.17.115(G)). □ Stormwater management system for the entire development area; N/A N/A 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 9 □ The roof drainage patterns and discharge locations; □ The pervious and impervious area drainage patterns; □ The size and location of stormwater management systems components, including but not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality measures; and natural drainage ways to be retained; and □ The existing and proposed elevations, site grades, and contours ❑ Phased Development Plan. The application must include a Phased Development Plan if phasing is proposed. The plan must indicate any proposed phases for development, including the boundaries and sequencing of each phase as specified in SDC 5.17.115. Phasing must progress in a sequence that promotes street connectivity between the various phases and accommodates other required public improvements, including but not limited to, sanitary sewer, stormwater management, water, and electricity. The Approval Authority may require the applicant to enter into an agreement for phased developments, and may require bonding or other assurances for improvements, in accordance with SDC 5.15.135, Bonding and Assurances for Development. ❑ Narrative. The application must include a written letter, narrative, or report documenting how the proposal is in compliance with the applicable approval criteria contained in SDC 5.17.125, Site Plan Review Approval Standards. ❑ Deed Restrictions. The application must submit copies of all existing and proposed restrictions or covenants. ❑ Additional Information. The Director may require an applicant to submit additional information at the time of Site Plan Review application submittal. At the applicant’s expense, additional studies, reports, or exhibits prepared by qualified professionals may be required to address specific site features or concerns to demonstrate compliance with approval standards. Additional information may include, but is not limited to the following items: □ Evidence that any required Federal or State permit has been applied for or approved; □ A Geotechnical Report prepared by an Oregon-licensed engineer, if the required Site Assessment specified in SDC 5.17.120 indicates the proposed development area has unstable soils and/or a high water table as specified in the Soils Survey of Lane County. ❑ Septic Systems. If the properties are not served by the City sewer system in accordance with SDC 4.3.105, the application must include documentation from the Department of Environmental Quality or its agent that indicates that the proposed development will be in compliance with all applicable requirements for sanitary septic systems when such systems exist on the properties affected by the development. N/A N/A N/A 4 4 4 4 4 4 DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 10 IT IS THE APPLICANT’S RESPONSIBILITY TO DETERMINE IF ADDITIONAL STANDARDS/APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS DISCUSSED IN SDC 5.1.210: The following information may be submitted or may be required to be submitted for the applicant to demonstrate compliance with the applicable approval standards. □ Preliminary Title Report. A Copy of a Preliminary Title Report issued within the past 90 days documenting ownership and listing all encumbrances. □ Traffic Impact Study. A developer may be required to prepare a Traffic Impact Study (TIS) to identify potential traffic impacts from proposed development and needed mitigation measures. □ Multiple Unit Housing Standards. Materials to demonstrate compliance with SDC 4.7.380, Multiple Unit Housing Standards (if applicable). □ Riparian Area Protection Report. Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW. □ Geotechnical Report. A Geotechnical Report prepared by an engineer must be submitted concurrently if the Soils Survey indicates the proposed development area has unstable soils and/or a high-water table, or if required by the City Engineer. □ Overlay District. Where the development area is within an overlay district, address the additional standards of the overlay district on plans and narratives. □ Additional Information. Where physical aspects of a proposed development, including but not limited to scale, odor noise, glare or vibration, will impact less intensive surrounding uses, the Director may request submittal of conceptual floor plans or other information necessary to determine compliance with applicable standards. □ Tree Felling Permit. If five or more qualifying trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19.100. □ Wetland Delineation. A wetland delineation approved by the Oregon Department of State Lands must be submitted concurrently where there is a wetland on the property. □ Federal or State Permits. The applicant must demonstrate that an application has been submitted for any required federal or state permit and provide a copy of the application upon request. □ Land and Drainage Alteration Permit (LDAP). Where any grading, filling or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development in accordance with Springfield Municipal Code 8.418. N/A N/A N/A N/A N/A 4 4 4 4 4 DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F 11 □ Discretionary Use or Variance. Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100 must be provided. □ Annexation. An Annexation application must be submitted prior to submission of application, as specified In SDC 5.7.100, where a development is proposed outside of the City limits but within the City’s urban service area and can be served by sanitary sewer. N/A N/A DocuSign Envelope ID: 73BC715C-26BC-472A-967D-FFA667F5867F Return to Clayton McEachern @ City of Springfield, email: cmceachern@springfield-or,gov, FAX: (541) 736-1021 CITY OF SPRINGFIELD, OREGON DEVELOPMENT AND PUBLIC WORKS 225 FIFTH STREET SPRINGFIELD, OR 97477 PHONE: 541.726.3753 FAX: 541.726.1021 www.springfield-or.gov STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK Project Name: Applicant: Assessors Parcel #: Date: Land Use(s): Phone #: Project Size (Acres): Fax #: Approx. Impervious Area: Email: Project Description (Include a copy of Assessor’s map): Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary: Proposed Stormwater Best Management Practices: Drainage Study Type (EDSPM Section 4.03.2): (Note, UH may be substituted for Rational Method) Small Site Study – (use Rational Method for calculations) Mid-Level Development Study – (use Unit Hydrograph Method for calculations) Full Drainage Development Study – (use Unit Hydrograph Method for calculations) Environmental Considerations: Wellhead Zone: Hillside Development: Wetland/Riparian: Floodway/Floodplain: Soil Type: Other Jurisdictions Downstream Analysis: N/A Flow line for starting water surface elevation: Design HGL to use for starting water surface elevation: Manhole/Junction to take analysis to: --------------------------------- (Area below this line filled out by the City and Returned to the Applicant) ---------------------------- (At a minimum, all boxes checked by the City on the front and back of this sheet shall be submitted for an application to be complete for submittal, although other requirements may be necessary.) ------------------------------------------------- (Area below this line filled out by Applicant) -------------------------------------------------- (Please return to Clayton McEachern @ City of Springfield Development and Public Works; Fax # 736-1021, Phone # 736-1036), email:cmceachern@springfield-or.gov Form Version 5: June 2015 COMPLETE STUDY ITEMS * Based upon the information provided on the front of this sheet, the following represents a minimum of what is needed for an application to be complete for submittal with respect to drainage; however, this list should not be used in lieu of the Springfield Development Code (SDC) or the City’s Engineering Design Manual. Compliance with these requirements does not constitute site approval; Additional site specific information may be required. Note: Upon scoping sheet submittal, ensure completed form has been signed in the space provided below: Interim Design Standards/Water Quality (EDSPM Chapter 3) Req’d N/A All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil filtration media) for stormwater quality. Additionally, a minimum of 50% of the NBR impervious surface shall be treated by vegetated methods. Where required, vegetative stormwater design shall be consistent with design standards (EDSPM Section 3.02), set forth in Chapter 2 of the Eugene Stormwater Management Manual. For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified by the Eugene Stormwater Management Manual (Sec2.4.1). If a stormwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes, bottom slope, and seed mix consistent with City of Springfield or Eugene’s Stormwater Management Manual. Water Quality calculations as required in Section 3.03.1 of the EDSPM. All building rooftop mounted equipment, or other fluid containing equipment located outside of the building, shall be provided with secondary containment or weather resistant enclosure. General Study Requirements (EDSPM Section 4.03) Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map. Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event. The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins. Review of Downstream System (EDSPM Section 4.03.4.C) A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the Oregon Plumbing Specialty Code (OPSC). Elevations of the HGL and flow lines for both city and private systems where applicable. Design of Storm Systems (EDSPM Section 4.04). Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set. Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials, or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 lb load without failure of the pipe structure. Manning’s “n” values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to achieve a minimum velocity of three (3) feet per second at 0.5 pipe full based on Table 4-1 as well. Other/Miscellaneous Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site drains. Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to another. Drywells shall not receive runoff from any surface w/o being treated by one or more BMPs, with the exception of residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to the website: http://www.deq.state.or.us/wq/uic/uic.htm for more information. Detention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events. *This form shall be included as an attachment, inside the front cover, of the stormwater study. For Official Use Only: As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study and plan set. Signature Date . * IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN! ((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( ((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( (((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( (((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((((( R R R R (( ( ( ( ( ( ( ( ( ( (( ( (( ( ( ( ( ( ( ( ( ( ( ( ( ( ( (( ( ( ( ( ( ( ( ( ( ( ( ( (( ( ( ( (( ( ( ( R R S00°00'39"ES00°00'39"E154.16'289.28'S89°59'21"W26.21' S59°59'21"W3.46' APPROX1/4 COR 5' LC=460.81'68'68'N89°46'52"W 34'34' 377.16'44.91R=32 S 4 4 %3 7 ' 5 6 "E55'25'36'36'36'34'34'36'7'7'34'N89°46'52"W 34'50' N 89°56'00" E 1651.35' (CO. RD. 209) (CO. RD. 90)DEADMOND FERRY ROAD INTERNATIONAL WAY GAME FARM ROAD EAST ( C O . R D . 2 0 9) B A L DY V I E W DRI V EDEADMOND FERRY ROADMAPLE ISLAND ROADG A M E F A R M R D . N O R T H COUGAR - STATION "S" NO. 1 BONNEVILLE POW ER ADMINISTRATIO N 2 3 0 8 +1 6 . 3 =3 2 ° 3 4 ' 2 0 " RTW. RHEADLC 44 ESE CORA.C. STEVENSDLC 45 NE CORW. STEVENSDLC 46 SE COR DLC 45A.C. STEVENSNE COR S 89°59'20" E 1624.26' N81°41'47"W R=290.83' LC=290.83' '66 S 47°24'22" E 599.68' S 60°46'21" E 569.53' S 67°33'50" E376.94'91.87'N 89°56'00" E 3498.13' 52.84' 358.38'713.97'S 00°00'39" E975.37'S 00°00'39" E265.46'S 89°56'00" WN 00°00'39" W 975.55'34.96' 35.23' 27.01' N81°50'17" LC=276.44'R=966' 9=R'17.172=CL N 00°00'39" W 795.48'N 89°57'19" E 623.70'N 00°00'39" W 893.46'N89°59'50"E - 737.88' N89°46'52"W 376.98'S 00°31'00" W 803.96'N0°31'E - 640.19'659.85'115' N89°59'E 205'N89°59'E 973.55' N89°47'06"W - 1038.5'N44°56'12"W28.22'N0°12'07"E - 864.25'N45°12'31"E 28.28' S89°47'06"E 963.16'S0°30'45"W - 899.31'N67°52'28"WL C=71.11'LC=20.38'R=41.5'R=30'236.23'55.41'S85°06'32"E649.86' EAST 400.21'218.98'50'50'S89°13'30"W (B.P.A.) N 89°56'00" E S6°15'E - 488.6' (DEED)S89°55'E - 879.8'S6°15'E - 238.3'S89°44'E - 614.4' S 3 3 °3 4'E N89°44'W - 1605' S 3 3°4 4'2 4" E 64.26'123.28' S89°55'E N11°25'50"E-176.75'S1°45'20"W154'19.36' S89°55'E7.0' 160'268.21' 242' 34.05' 1 7 8.3 1' 162.54'N89°44'W150.86'9 6.3 1'231.95'81.54'65.76'225.5'SOUTHS 89°56'16" W - 231.53'55.4'S89°56'W - 275.81'175' 175'250'SOUTH60' 60'SOUTH250'(169.8') EAST (NORTH 274.2') 169.8'(274.2')81.6' 81.6'SOUTH274.2'85' 85'269.2'269.2'269.2'80' 80'N2 6 ° 3 8'W 3 0 6 . 6 ' N89°55'W 159' N 2 6 ° 3 8'W - 3 0 6 . 7' S 2 6 ° 3 8' E - 3 0 6 . 7' 159' 5 1 2'N2 6 ° 3 8'W - 5 1 2 ' 119.56' 119.56' S 2 6 ° 3 8' E - 3 8 8 . 4' 1 8 8 . 4 ' 2 0 0' EAST - 191' WEST - 251' 60' 109.5' 60' 315.53' 254.01'N0°00'39"W389.95'S 89°56'00" W 686.62'975.54'N 00°00'39" W216.94'233.35'N0°12'28"E - 1826.61'796.96'891.65'177.88'N0°09'28"EN89°56'E125.12' 237.55' 85.24' 283.61' N89°59'06"E 27'N0°00'54"WS77°07'54"E290.93' 227.65' 365.55'S 06°24'00" E 481.07'40'2 8 6.9' 440.2'N0°08'04"E362.17'NORTH - 27.64 CHS = 1824.24' (G.L.O.)NORTH LINE DLC NO. 45 WEST - 91.74 CHS = 6054.84' (G.L.O.) S 59° E 651' S 65° E 203' S 55° E 388' N 8 3 ° E 4 9 6 ' S 74° E 317'N 7 8 ° E 5 2 7 'S 6 3° E 66 2'132'S 73° E 585' N 8 0 ° E 1 4 2 5 ' S 66° E 726' S 61° E 462' N 8 0 ° E 3 8 3 'S 83° E 528'N 67 ° E 218 'SOUTH 310'SOUTH133.4'85'S 3 1 ° E 3 0 4' N 7 6 ° E 1 4 0 5 'N 55° W 785' S 72° E 1020'SOUTHS 89°46'52" E 377.34'S 00°31'00" W 580.53'35.53'S 45°13'30" W S 89°56'00" W 532.90' LC = 412.61'N 44°37'56" W = 90°17'52"R = 291.00'L = 458.61' 49.94'N 01°46'00" W 51.54'N 13°59'00" E 50.39'N 07°27'00" WN 00°31'00" E 751.39'121.08'N 47°28'15" E111.32' 22.30' 14.00'M/LR=60.00'S 05°17'29" WLC=78.07'R=100.00'S 29°26'33" WLC=41.45' R=100.00'S 43°19'13" WLC=38.49' R=35.00'S 30°47'35" WLC=20.83' R=112.00'N 67°52'51" ELC=41.01'R=65.00'S 72°02'55" E LC=52.25' R=45.00'S 61°22'39" ELC=22.06'N 00°00'39" W 326.40'N 11°39'21" E 227.48'240.08' 3 6 0.7 1' C/L BY DEEDVOL 412 PG 413 C/L BY S.20782 (1977)532.08'N 87°26'00" E 362.71'619.00'S 00°31'00" W215.00'N 89°46'52" W 328.50' 284.50' N 44°47'12" W 28.29'324.01'136.00'N 00°13'08" E213.92'614.99'330.49' N 89°58'03" W284.50' N 89°59'35" E379.08'204.28'345.50'213.00'N 00°00'58" E336.78'973.43'579.87'981.71'S01°41'36"W 277.23'S01°46'43"W 277.06'170.78'N12°41'22"W152.52' S89°56'00"W122.62' S 2 6 ° 3 9 ' 5 6 " E 1 6 6 . 4 5' N89°56'E81.42' 45'55.15'S49°42'26"W84.78'94-P050094-P050193-P04212008-P2297 15 14 22 23 279.24'11.53'31.83'61.88'35.43'7.01'137.00'3.20'6.0'4 8 .4 2 'N 8 4 °4 4 '4 3 "E L C =1 0 6 .2 0 'N 7 7 °0 7 '5 2 "E R =6 0 0 'R=50'LC=48.51'R=20'N36°26'30"E15.13'LC=15.51' N37°29'40"E R=30'LC= 13.83 S36°51'18"E R=26'LC=34.91'N68°08'34"WR=40'N0°0'39"W44.24' N83°48'24"E14.15' LC=22.08'N59°30'14"ER=27.00' LC=37.77'N26°33'59"ER=145.00'37.62'LC=41.58'N38°13'52"WR=50.00' 18.77'N84°44'56"W 102.51' 18.76'35.25'LC=44.02'S41°58'54"ER=70' LC=35.37'S16°48'48"ER=270' 26.12' 12.18' PCL 1 PCL 2 PCL 1 (PCL 2) PCL 3 PCL 1 PCL 2 PCL 1 PCL 2 1 2 3 4 5 MCKENZIE RIVER MAPLE ISLAND SLOUGH 80.60 ACS 12.04 ACS 1500 2200 300 61.92' R=1034' LC=295.89' S.32484 S.36978 360.87'360.87'42.70'S 0°7'16" W9.49' 27.0' 0.33' 11.27' N15°35'15"ELC=34.20'N20°03'56"E SOUTH40' S 2 6 ° 4 7 '0 0 " E - 3 1 1 . 0 5 ' 202.04'274.2'1 8 . 2 6 '264.87'(360.44')N 00°12'28" ELIBERTYPROFESSIONALCENTER94-P0502S89°58'03"E 331.42'100'100'2 2 . 6 0 ' S89°56'00"W EAST83.33' 6 5 . 3 3'1800 2022-P3057I.P. 3200 3400 3500 3300 9 8 1 .7 1 '459.96'644.93'N 89°46'52" W PCL 1 INITIALPOINT 2022-P3092S 45866 0.18 AC 0.36 AC 1.18 AC 0.31 AC0.21 AC 1.17 AC1 AC0.53 AC0.49 AC0.51 AC1.1 AC 0.35 AC0.9 AC0.33 AC0.55 AC 1.38 AC 0.3 AC 0.39 AC 13.01 AC22.1 AC 0.41 AC 6.31 AC 13.82 AC6.19 AC7.05 AC 14.09 AC 92.64 AC 1.38 AC 13.17 AC 13.55 AC 0.14 AC 0.72 AC 2.38 AC 10.29 AC 0.13 AC28002700 1300 14001502 16001700190020002100370023002400260029003000 1200 1000 11011100 900 800 100200500 600 400 2500 3100 700 3600 1501 1802 3201 1801 004-90019-00 004-01 004-04 004-78 004-62 004-22 004-22004-78 004-38 004-78 SEE MAP17031530 SEE MAP17031500 SEE MAP17031400 SEE MAP17032200SEE MAP17032220 SEE MAP17032212 FOR ASSESSMENT ANDTAXATION ONLY S.E.1/4 SEC. 15 T.17S. R.3W. W.M.Lane County1" = 200' CANCELLED3001500220018003500330034003200 17031540SPRINGFIELD SPRINGFIELD17031540 LCATJCG - 2023-01-03 16:58 REVISIONS06/03/2011 - LCAT113 - CONVERT MAP TO GIS05/14/2012 - LCAT174 - CORRECTION TO TAX CODE09/16/2014 - LCAT115 - CANC TL 1800 INTO 2014-P261402/26/2015 - LCAT115 - CODE CHANGE TL 250006/15/2015 - LCAT155 - LLA BETWEEN 2500 & 170322000040011/06/2018 - LCAT148 - CODE CHANGE TL 2300 & TL 240001/18/2019 - LCAT148 - CODE CHANGE TL 0170004/08/2020 - LCAT148 - CODE CHANGE TL 180004/09/2020 - LCAT148 - CODE CHANGE TL 60006/21/2021 - LCAT174 - LLA BETWEEN TL 3400 & TL 360005/25/2022 - LCAT174 - CANC TL 1800 INTO 2022-P305701/03/2023 - LCAT174 - CANC 3200,3300,3400,3500 INTO 2022-P3092 February 12, 2024 LIFEPOINT REHABILITATION HOSPITAL Site Plan Review – Written Responses to Completeness Map 17-03-15-40, Lots 0800, 0900, 1000, and 1100 WRITTEN STATEMENT In accordance with Site Plan Review requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the standards contained in SDC 5.17-100 through 5.17-125. I. LAND USE REQUEST A. Development Objective The applicant, LifePoint Health, and PeaceHealth, owner of the property, propose to develop a 50-bed rehabilitation hospital on the 4.99-acre property identified as Map 17-03-15-40, Tax Lot 1000, the southern portions of Tax Lots 800 and 900 and the western portion of Tax Lot 1100 (collectively, the Subject Property) located at the northeast corner of East Game Farm Road and Maple Island Road. Subject Property RLID Maps 2023 B. Project Directory Applicant Owner Gregory Thomas Grady Layman LifePoint Health PeaceHealth 4801 Olympia Park Plaza #1000 1255 Hilyard Street Louisville, KY 40241 Eugene, OR 97401 Phone: (502) 407-6684 Phone: (503) 522-4385 Email: Gregory.Thomas@lifepointhealth.net Email: glayman@peacehealth.org Landscape Architect (and Applicant’s Representative) Civil Engineer John Anderson, ASLA Matt Keenan, PE The Satre Group KPFF Engineering, Inc. 375 West 4th Avenue, Suite 201 800 Willamette Street, Suite 400 Eugene, OR 97401 Eugene, OR 97401 Phone: (541) 686-4540 Phone: (541) 684-4902 Email: johna@satregroup.com Email: matt.keenan@kpff.com Planner Surveyor Dan Halverson BLEW & Associates, P.A. The Satre Group 3825 N Shiloh Drive 375 West 4th Avenue, Suite 201 Fayetteville, AR 72703 Eugene, OR 97401 Contact: Phone: (541) 686-4540 Phone: (479) 443-4506 Email: dan@satregroup.com Email: survey@blewinc.com LifePoint Rehabilitation Hospital Page 2 of 5 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com II. THE SITE AND EXISTING CONDITIONS A. Development Site The site is located south of International Way, north of East Game Farm Road and east of Maple Island Road in the Gateway area of Springfield. It is comprised of one full tax lot (TL 1000) and portions of three additional tax lots (Tax Lots 800, 900, and 1100) and total approximately 4.99 acres in size1. The site abuts office facilities to the east, west, and north. To the south is a developed mobile home park with amenities. The project area is within the Springfield city limits. B. Planning Context 1. Planning and Zoning. The zoning is consistent with the Metro Plan, Gateway Refinement Plan, and Springfield Zoning Map, all of which designates the PeaceHealth property currently as Campus Industrial (CI). There is a Zone Change and Comp Plan amendment to change the designation to Commercial and zoning to Community Commercial. Additional Planning documents, including the Springfield Transportation System Plan, the Springfield Stormwater Facilities Master Plan and Wastewater Master Plan also apply. Also applicable is the Drinking Water Protection Overlay Zone (the site is within the 2-year Time of Travel Zone Concentrations). Tax Lot Map RLID 2023 2. Transportation. a. TransPlan. The metro area adopted transportation plan, The Eugene-Springfield Transportation System Plan (TransPlan) shows future projects in the vicinity of the subject property (see below). b. Springfield 2035 Transportation System Plan. The City of Springfield’s transportation plan, does not include any projects abutting the subject property. As with TransPlan, the Springfield TSP includes projects on nearby streets (new Minor Collector projects R-5 and R-6 at the nearby PeaceHealth RiverBend campus). These improvements will have no impact on this proposal. Transportation System Plan City of Springfield August 2020 1 Concurrent with this Site Plan Review application submittal, is a Major Replat application submittal, which when approved, will replat the subject tax lots placing the proposed rehab hospital on its own tax lot. LifePoint Rehabilitation Hospital Page 3 of 5 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com c. Public Transit. The metro area’s public transit system, Lane Transit District (LTD), provides service near the development via the EMX Springfield route. LTD’s International Way route is just to the north of the subject property with a transfer station located in the center of International Way. 3. Utilities. a. Stormwater and Wastewater. The Subject Property is located in the North Gateway Stormwater Drainage Basin. The Springfield Stormwater Facilities Master Plan identifies one capital improvement project, “Low Priority CIP 43,” to address current issues around water quality from the campus industrial area. Existing Wastewater Infrastructure City of Springfield 2018 Existing Storm Infrastructure City of Springfield 2018 b. Wellhead Protection. The subject property is located in the Sports Way wellfield in the 2-year Time of Travel Zone (TOTZ). Any development will require approval of a Drinking Water Protection application. Wellhead Protection Areas Map Excerpt City of Springfield and Springfield Utility Board January 2013 c. Water & Electric. Existing water and electric infrastructure exist on and adjacent to the subject site. LifePoint Rehabilitation Hospital Page 4 of 5 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com 4. Natural Resources. a. The area to the west and north of the subject property is in the Special Flood Hazard Area — Floodplain Zone A (the blue hatch). Zone A is the 100-year flood plain with base flood elevation determined. A larger portion (the southern section and Subject Property) of the site is in Zone X, areas of 500-year floodplain (the yellow hatch). Excerpt Floodplain Floodway Map City of Springfield 2019 5. Parks and Open Space. Willamalane Park and Recreation District does not include projects in the vicinity of the subject property. III. WRITTEN RESPONSES TO PRE-SUBMITTAL This section is presented in the same order as the City Pre-Submittal (Completeness Check). Applicable sections of staff comments are in italics, followed by proposed findings in normal text. PLANNING: 1. Site plan does not provide dimensional information for building facades and distances from property lines. Response: See plan sheet L3.0. 2. Provide elevation details for the trash enclosure and covered bicycle parking structure. Response: See plan sheet L3.0 for Bike Enclosure and Architectural sheet A-6 for the trash enclosure. 3. No lighting plan or photometric information provided with submittal. Response: See sheet EO-04 4. A Drinking Water Protection Permit will be required for this proposed development. Response: A Drinking Water Protection Permit has been submitted. 5. Trash enclosure must be covered and enclosed and will require a floor drain that is plumbed to sanitary sewer. Response: See Architectural plan A-6 for trash enclosure and the Civil sheet will show the required sanitary line prior to submittal of public improvement plans or construction plans. LifePoint Rehabilitation Hospital Page 5 of 5 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com 6. The screening wall along northwest edge of site appears to be for a generator; staff recommends propane or natural gas-fired unit because of DWP limitations. Response: The hospital emergency protocol calls for the diesel generator. PUBLIC WORKS: 1. I may have missed it, but I did not see any of the typical and required 7' PUEs along Deadmond Ferry/Game Farm Rd or Maple Island Way. Response: See Civil Sheet C-2 and sheet L3.0. 2. Sewer and storm drain are shown in adequate detail. I don't see any Mailboxes, electrical utility on the plan set, not typically a problem on a commercial development like this. Not sure how the post office currently delivers mail to commercial spaces like this? Response: Mailboxes drop-off will be internal to the building. Note on Sheet L3.0. 3. Addressed in stormwater report. Response: Understand and concur. TRANSPORTATION: 1. Applicant must show the dedication of ROW for the relocated sidewalk along the east side of the Maple Island Road roundabout access. Response: This is being dedicated through the Replat process and/or the Site Review. Dedicated area shown on the Civil set and Sheets L3.0 and L4.0. IV. CONCLUSION Based on the information provided to the Completeness review and the findings contained in the written statement, associated attachments, and plan set, the proposed LifePoint rehabilitation hospital project meets the Site Plan Review approval standards contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. Both the applicant and the applicant’s representative are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the city. If you have any questions about the above application, please do not hesitate to contact John Anderson, at The Satre Group, 541-686-4540, or Johna@satregroup.com. Sincerely, John Anderson John Anderson, ASLA, Principal The Satre Group February 12, 2024 LIFEPOINT REHABILITATION HOSPITAL Site Plan Review Map 17-03-15-40, Lots 0800, 0900, 1000, and 1100 WRITTEN STATEMENT In accordance with Site Plan Review requirements, this written statement describes the proposed development and demonstrates that the proposal complies with the standards contained in SDC 5.17-100 through 5.17-125. I. LAND USE REQUEST A. Development Objective The applicant, LifePoint Health, and PeaceHealth, owner of the property, propose to develop a 50-bed rehabilitation hospital on the 4.99-acre property identified as Map 17-03-15-40, Tax Lot 1000, the southern portions of Tax Lots 800 and 900 and the western portion of Tax Lot 1100 (collectively, the Subject Property) located at the northeast corner of East Game Farm Road and Maple Island Road. Subject Property RLID Maps 2023 B. Project Directory Applicant Owner Gregory Thomas Grady Layman LifePoint Health PeaceHealth 4801 Olympia Park Plaza #1000 1255 Hilyard Street Louisville, KY 40241 Eugene, OR 97401 Phone: (502) 407-6684 Phone: (503) 522-4385 Email: Gregory.Thomas@lifepointhealth.net Email: glayman@peacehealth.org Landscape Architect (and Applicant’s Representative) Civil Engineer John Anderson, ASLA Matt Keenan, PE The Satre Group KPFF Engineering, Inc. 375 West 4th Avenue, Suite 201 800 Willamette Street, Suite 400 Eugene, OR 97401 Eugene, OR 97401 Phone: (541) 686-4540 Phone: (541) 684-4902 Email: johna@satregroup.com Email: matt.keenan@kpff.com Planner Surveyor Dan Halverson BLEW & Associates, P.A. The Satre Group 3825 N Shiloh Drive 375 West 4th Avenue, Suite 201 Fayetteville, AR 72703 Eugene, OR 97401 Contact: Phone: (541) 686-4540 Phone: (479) 443-4506 Email: dan@satregroup.com Email: survey@blewinc.com LifePoint Rehabilitation Hospital Page 2 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com II. THE SITE AND EXISTING CONDITIONS A. Development Site The site is located south of International Way, north of East Game Farm Road and east of Maple Island Road in the Gateway area of Springfield. It is comprised of one full tax lot (TL 1000) and portions of three additional tax lots (Tax Lots 800, 900, and 1100) and total approximately 4.99 acres in size1. The site abuts office facilities to the east, west, and north. To the south is a developed mobile home park with amenities. The project area is within the Springfield city limits. B. Planning Context 1. Planning and Zoning. The zoning is consistent with the Metro Plan, Gateway Refinement Plan, and Springfield Zoning Map, all of which designates the PeaceHealth property currently as Campus Industrial (CI). There is a Zone Change and Comp Plan amendment to change the designation to Commercial and zoning to Community Commercial. Additional Planning documents, including the Springfield Transportation System Plan, the Springfield Stormwater Facilities Master Plan and Wastewater Master Plan also apply. Also applicable is the Drinking Water Protection Overlay Zone (the site is within the 2-year Time of Travel Zone Concentrations). Tax Lot Map RLID 2023 2. Transportation. a. TransPlan. The metro area adopted transportation plan, The Eugene-Springfield Transportation System Plan (TransPlan) shows future projects in the vicinity of the subject property (see below). b. Springfield 2035 Transportation System Plan. The City of Springfield’s transportation plan, does not include any projects abutting the subject property. As with TransPlan, the Springfield TSP includes projects on nearby streets (new Minor Collector projects R-5 and R-6 at the nearby PeaceHealth RiverBend campus). These improvements will have no impact on this proposal. Transportation System Plan City of Springfield August 2020 1 Concurrent with this Site Plan Review application submittal, is a Major Replat application submittal, which when approved, will replat the subject tax lots placing the proposed rehab hospital on its own tax lot. LifePoint Rehabilitation Hospital Page 3 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com c. Public Transit. The metro area’s public transit system, Lane Transit District (LTD), provides service near the development via the EMX Springfield route. LTD’s International Way route is just to the north of the subject property with a transfer station located in the center of International Way. 3. Utilities. a. Stormwater and Wastewater. The Subject Property is located in the North Gateway Stormwater Drainage Basin. The Springfield Stormwater Facilities Master Plan identifies one capital improvement project, “Low Priority CIP 43,” to address current issues around water quality from the campus industrial area. Existing Wastewater Infrastructure City of Springfield 2018 Existing Storm Infrastructure City of Springfield 2018 b. Wellhead Protection. The subject property is located in the Sports Way wellfield in the 2-year Time of Travel Zone (TOTZ). Any development will require approval of a Drinking Water Protection application. Wellhead Protection Areas Map Excerpt City of Springfield and Springfield Utility Board January 2013 c. Water & Electric. Existing water and electric infrastructure exist on and adjacent to the subject site. LifePoint Rehabilitation Hospital Page 4 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com 4. Natural Resources. a. The area to the west and north of the subject property is in the Special Flood Hazard Area — Floodplain Zone A (the blue hatch). Zone A is the 100-year flood plain with base flood elevation determined. A larger portion (the southern section and Subject Property) of the site is in Zone X, areas of 500-year floodplain (the yellow hatch). Excerpt Floodplain Floodway Map City of Springfield 2019 5. Parks and Open Space. Willamalane Park and Recreation District does not include projects in the vicinity of the subject property. III. SITE REVIEW STANDARDS This section is presented in the same order of applicable requirements found in Section 5.17.125, Site Plan Review Approval Standards the Springfield Development Code. Applicable sections of the Code are in bold italics, followed by proposed findings in normal text. The Director must approve, approve with conditions, or deny an application for Site Plan Review based upon the approval standards listed below. 5.17.125 – Approval Standards (A)The Director must approve, approve with conditions, or deny a proposed Site Plan Review application based on the following standards: (1) The proposed land use is a permitted use or is allowed as a discretionary use in the land use district. Response: The project is currently processing a Metro Plan Amendment (811-23-182) and a Zone Map Amendment (811-23-181). Once completed the plan designation will be Commercial (C) and zoning will be Community Commercial (CC). The allowed uses listed in the CC zone are consistent with the project. Hospitals and associated uses are permitted uses in the Community Commercial zone per SDC 3.2.300 – Commercial Use Categories – section 3.2.320 Table of Uses. (2) If a use is allowed as a discretionary use, in addition to meeting the standards below, a Discretionary Use application must be approved in conformance with the standards in SDC 5.9.100. Response: The proposed use – a 50-bed rehabilitation hospital and associated uses – is an allowed use per SDC 3.2.320, Table of Uses. As such there are associated permits that are required and will be concurrently submitted with the Site Plan Review. A Tree Felling permit is required and being submitted to remove the old Filbert tree orchard on the site. A Replat application is also being submitted to reorganize the four lots and create one lot for the rehabilitation hospital on the southern half of the current lot. Finally, a Drinking Water LifePoint Rehabilitation Hospital Page 5 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com Protection permit will be submitted due to the property being in the Sports Way wellfield in the 2-year Time of Travel Zone (TOTZ). (3) The proposal complies with the standards of the land use district of the subject property. Response: (A) Lot Area, Dimensions, and Coverage. The subject property is currently processing a Metro Plan Amendment (811-23-182) and a Zone Map Amendment (811-23-181) and the proposed plan designation will be Commercial (C) and proposed zone will be Community Commercial (CC). Per Table 3.2.325(A) The minimum lot/parcel size is 6,000 square feet. The lot after the Replat is approved will be 4.99 acres in size. The minimum frontage is 50 feet, and the project site will have approximately 430 feet of frontage on East Game Farm Road and 524 feet along Maple Island Road. Lot coverage is limited only by requirements of other sections of the code, of which there are none. (B) Setbacks. Per Section 3.2.325(B), the minimum setback for buildings is 10 feet and 5 feet for parking, driveways, or outdoor storage from any property line. In this proposal the closest section of building from Game Farm Road (south) is proposed at 109 feet; from Maple Island Road (west) is 132 feet; from the proposed northern property line is 93 feet; and, from the proposed eastern property line is 95 feet. The nearest driveway or parking to the property lines are 15 feet on the south; 20 feet on the north; 37 feet on the west; and 30 feet on the east property lines, far exceeding the 5 feet minimum. (C) Height. Per Section 3.2.325(C), buildings in the CC zone have no maximum height limit except when abutting a residential district. The site does not abut residential and therefore does not have a limit for heights. Nevertheless, the proposed building is 32 feet tall and has a 9-foot mechanical screening wall on the roof which makes the height 41 feet. (4) The proposal complies with any applicable approved master plan, master facilities plan, refinement plan, and/or special planned district. Response: The project site is within the Gateway Refinement Plan. The plan, after the Comp Plan Amendment, will designate the property as Commercial and as such there is one Goal that may apply. Goal 1 - Improve the appearance and vitality of all commercial activities in the Gateway Refinement Plan area, especially those that promote regional economic development and provide everyday neighborhood services. The rehabilitation hospital will provide regional and neighborhood services. (5) The proposal complies with the applicable sections of SDC 4.2, Infrastructure Standards-Transportation. Response: The project site is adjacent to East Game Farm Road and Maple Island Road. The proposed rehabilitation hospital will have two private entryways/driveways – one off of each road. There is no need for public or private roads into the site. The entryway off Game Farm Road is proposed to be a right in and right out only driveway to limit any conflicts with the Game Farm Road median. The entryway off Maple Island is proposed within the existing traffic circle, mid-block, and will have room for the future possible expansion to the northern section of the lot, if and when it is developed in the future. All vision clearance areas will be shown for the entryways and internal drive aisles. Any required public improvements will be LifePoint Rehabilitation Hospital Page 6 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com included and will meet city standards, including setback sidewalks, street lighting, and street trees. (6) The proposal complies with the applicable sections of SDC 4.3, Infrastructure Standards-Utilities. Response: Section 4.3.105 (B) Sanitary – requires that sanitary sewers must be installed to serve each new development and to connect developments to existing mains. Additionally, installation of sanitary sewers must provide sufficient access for maintenance activities. The project could connect to wastewater service through either an 8-inch line in International Way, a 10-inch line in Game Farm Road, and/or a 10-inch line in Maple Island Road. All lines are sufficient for the proposed development. The project is proposing to connect to the line in East Game Farm Road, south of the project (see Civil sheet C2.0). Section 4.3.110 Stormwater – The applicant has proposed new stormwater detention basins and lines. The attached Stormwater report (see attachment 7) provides all the required information for capacity and detention rates. Pursuant to Chapter 3.02.4 (e) of the City' s Engineering Design Standards and Procedures Manual and Section 3.6 of the City of Eugene Stormwater Management Manual, loading docks and trash enclosures shall be covered and hydraulically isolated from potential stormwater runoff, and directed to the sanitary sewer system. The applicant has shown a trash enclosure to be constructed that meets this requirement. Section 4.3.115 Water Quality Protection – The applicant has prepared a landscape plan and vegetation list that shows all vegetation to be installed on site, including the vegetation needed for the stormwater treatment facilities. The landscape plan also shows that a separate vegetation list for the stormwater plantings with typical cross sections for the raingarden and planter and a soil specification with at least 50% organic material and capable of infiltrating water through the medium on the final site plan and the Operations and Maintenance plan. Section 4.3.117 Natural Resource Protection - The subject site does not contain any inventoried natural resources. Therefore, the requirements of SDC 4.3.117 are not applicable to this proposal. Section 4.3.125 Underground Placement of Utilities - The applicant is proposing to install new underground water, wastewater, stormwater, and electrical utilities/ connections as depicted on the site plan and utility plan, and as detailed here. Section 4.3.127 Electrical Service – The site is vacant and the owner and applicant has worked with SUB Electrical to discuss the connections. A new service connection is required, and SUB has worked with the applicant to establish these connection points. Section 4.3.130 Water Service and Fire Protection – SUB Water Service is the lead agency. The applicant is working with SUB on the water connection and flow rates needed. The water line is coming from Maple Island Drive (See Civil sheet C2.0). All existing utilities have been researched and all improvements were designed to meet all standards. LifePoint Rehabilitation Hospital Page 7 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com (7) The proposal complies with the applicable sections of SDC 4.4, Landscaping, Screening, and Fence Standards. Response: Section 4.4.105 Landscaping - (B)(1) requires landscaping standards for private property as specified in this section and other sections of this code. (B)(2) requires street trees in the public right- of-way as specified in SDC 4.2.140. (B)(3) requires curbside planter strips in the public right- of-way as specified in SDC 4.2.135. (E) At least 65 percent of each required planting area must be covered with living plant materials within 5 years of the date of installation. The living plant materials must be distributed throughout the required planting area. The planting acceptable per 1,000 square feet of required planting area is as follows: (1) A minimum of 2 trees, not less than 6 feet in height, that are at least a 2 inch (dbh) caliper (at the time of planting, not including root ball); and (2) Ten shrubs, 5 gallons or larger. (F) Parking lot planting areas must include 1 canopy tree at least 2 inches (dbh) in caliper that meets City street tree standards as may be permitted by the Engineering Design Standards and Procedures Manual and at least 4 shrubs, 5 gallon or larger, for each 100 square feet of planting area. Shrubs that abut public right-of-way or that is placed in the interior of any parking lot must not exceed 2.5 feet in height at maturity. Parking lot planting areas must include: (1) Parking and driveway setback areas specified in the applicable land use district; and (2) Five percent of the interior of a parking lot, exclusive of any required parking setbacks, if 24 or more parking spaces are located between the street side of a building and an arterial or collector street and are visible from any street. Response: The landscape plan shows approximately 73 trees, 310 shrubs, and 2,483 square feet of ground cover. The plan has been designed to achieve at least 65% coverage of living plants within 5 years, which meets the required coverage. All required setbacks around the perimeter of the lot are proposed to be landscaped completely (see sheet L4.0). Planting quantities per 1,000 square feet shall be as follows: A minimum of two trees not less than 2 inches caliper and 6 feet in height, ten 5-gallon shrubs and lawn, ground cover or organic mulch as appropriate. A minimum of 65% of required planting areas shall be covered with living plant material within 5 years of installation. Section 4.4.110 Screening - The proposed landscaping plan shows plantings of street trees in the public right- of-way, curbside planter strips for screening, and landscaping internal to the site to fulfill the screening regulation. Section 4.4.115 Fences – There are no fences proposed on site. (8) The proposal complies with the applicable sections of SDC 4.5, On-Site Lighting Standards. Response: The proposed lighting for the parking lot will be 20 feet in height and shielded downward. The pedestrian lighting for the walkways, landscape areas, and building entrances will meet the requirements in height and shielded downward. See plan sets for more information. (9) The proposal complies with the applicable sections of SDC 4.6, Motor Vehicle Parking, Loading, and Bicycle Parking Standards. Response: Per Section 4.6.115 the proposed automobile parking spaces will meet the dimension requirements for standard spaces, 9 x 18 feet, and have 24 feet of aisle width for LifePoint Rehabilitation Hospital Page 8 of 8 Site Plan Review February 12, 2024 The Satre Group  375 West 4th Avenue, Suite 201, Eugene, OR 97401  (541) 686-4540  www.satregroup.com backing up. Per 4.6.120, the new parking area will be paved, and have a permanent concrete curb system along its perimeter. Where a parking space abuts a sidewalk, wheel stops will be provided, and all spaces will be clearly marked. The City parking standards do not have “Hospital” parking minimums or maximums in the table to identify required amount of parking spaces. The project is a rehabilitation hospital with 50 beds and approximately 67,700 square feet of floor area. LifePoint is a hospital company that designs and builds hospitals nationally. The project has identified a need for 130 spaces to accommodate the 50 beds and staffing. Some national standards require 1.35 space per bed and 1 space per employee for the busiest shift time. This would equate to 68 spaces for the beds, which leaves 62 spaces for employees. SDC 4.6.140 through 4.6.155 and Table 4.6.3 detail bicycle parking requirements. Hospitals and medical centers require 1 bicycle space per 3,000 square feet of floor area, with 75% allocated to long-term parking and 25% allocated for short-term parking. As proposed, the 67,700 square foot rehabilitation hospital would require 23 bicycle parking spaces, 17 long term and 6 short term spaces. The applicant is proposing a bike shelter for long term parking at the front entrance with 24 spaces inside. This structure will be sheltered, secure, and well- lit for security. The short-term spaces, not required to be sheltered per section 4.6.145 (D)(1), will be bike hoops located at or near the front entryway of the hospital. See plan set for additional information. (10) The proposal complies with the applicable sections of SDC 4.7, Specific Development Standards. Response: None of the Specific Development Standards apply to this project, therefore this standard does not apply. (11) The proposal complies with the applicable sections of SDC 4.8, Temporary Use Standards. Response: None of the Temporary Use Standards apply to the project site, therefore this standard does not apply. IV. CONCLUSION The above information represents known applicable planning, zoning, and site development requirements for the contemplated project. It presents known physical conditions and contexts. It captures the project’s primary development objective. Based on the information and findings contained in this written statement, associated attachments, and plan set, the proposed LifePoint rehabilitation hospital project meets the Site Plan Review approval standards contained in the Springfield Development Code. Therefore, the applicant requests that the City of Springfield approve the proposal. Both the applicant and the applicant’s representative are available for questions. We look forward to working with staff to ensure this project meets the goals and objectives of the applicant and the city. If you have any questions about the above application, please do not hesitate to contact John Anderson, at The Satre Group, 541-686-4540, or Johna@satregroup.com. Sincerely, John Anderson John Anderson, ASLA, Principal The Satre Group After recording, return to: Roger Saydack Arnold Gallagher Saydack Percell Roberts & Potter 800 Willamette, Suite 800 Eugene, Oregon 97401 Until a change is requested, mail all tax statements to: PeaceHealth Property Management P.O. Box 1479 Eugene, Oregon 9744C Tax Account No, EC -F- y28g7 SPUu- 1'720 Division of Chief Deputy Clerk NN-068617Lane County Deeds and Records 1111111111111111111111111111111111111111111111111 $41.00 00619907200400686170040048 08/31/2004 12;00;34 PM RPR -DEED Cnt=1 Stn=1 CASHIER 02 $20.00 $11.00 $10.00 WARRANTY DEED SONY MUSIC ENTERTAINMENT, INC, a Delaware corporation, Grantor, conveys and ti warrants to PEACEHEALTH, a Washington non-profit corporation, Grantee, the real property described on Exhibit A attached hereto, free of encumbrances except as specifically set forth 4 herein. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS LU 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 2 PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. THE PROPERTY DESCRIBED IN THIS INSTRUMENT MAY NOT BE WITHIN A FIRE PROTECTION DISTRICT PROTECTING STRUCTURES. THE PROPERTY IS SUBJECT TO LAND USE LAWS AND REGULATIONS, WHICH, IN FARM OR FOREST ZONES, MAY NOT AUTHORIZE CONSTRUCTION OR SITING OF A RESIDENCE AND WHICH LIMIT LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 IN ALL ZONES. 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 APPROVED USES AND EXISTENCE OF FIRE PROTECTION FOR STRUCTURES. The true consideration for this conveyance is $16,600,000.00. Dated: August 2 2004 By: PQPRO�'c° O Print Name: �(J C . K d 9�, DE� Page 1- WARRANTY DEED C\Documents and Settings\fritzd\My Documents\Sony-Agreement-Peace Health-Deedlnal.doc 2. STATE OF NEW YORK, ) ) ss. COUNTY OF NEW YORK ) This instrument was signed and acknowledged before me on August 24, 2004 by jif�lPer� C, k ,b< s-- who is a duly authorized officer of Sony Music n Entertainment Inc., a Delaware corporation, to wit, the f t^es t Set„ } of said corporation. Page 2- WARRANTY DEED C:\Documents and Settings\fritzd\My Documents\Sony-Agreement-Peace Health-Deed.final.doc Notary Public HELENE B. KRASNEH State New Yolk NcWV Public • of NO 816019434 Ck allfied In Now Yolk 00" OOInrtIWf011ExpitNBapi Page 2- WARRANTY DEED C:\Documents and Settings\fritzd\My Documents\Sony-Agreement-Peace Health-Deed.final.doc EXHIBIT A Legal Description of Real Property: PARCEL I: All of that portion of Parcel 2 of Land Partition Plat Number 94-P0502 as platted and recorded in the Land Partition Plat Records of Lane County, Oregon lying South and West of International Way and which is more particularly described as follows: Beginning at the Northwest corner of said Parcel 2, which point lies South 0° 31' 00" West a distance of 803.96 feet, North 89° 46' 52" West a distance of 737.85 feet and South 0° 31' 00" West a distance of 68.00 feet from the Northeast corner of the A. C. Stevens Donation Land Claim No. 45 in Township 17 South, Range 3 West of the Willamette Meridian; thence along the Southerly and Westerly right-of-way of International Way the following courses South 89° 46' 52" East a distance of 377.34 feet; thence along the arc of a 291.00 foot radius curve to the right, having a central angle of 90° 17' 52" and a chord bearing South 44° 37' 56" East 412.61 feet, a distance of 458.61 feet; thence South 0° 31' 00" West a distance of 580.53 feet; thence South 45° 13' 30" West a distance of 35.53 feet; thence leaving the right-of-way of International Way, along the right-of-way of Deadmond Ferry Road, South 89° 56' 00" West a distance of 532.90 feet; thence leaving last said right-of-way North 1° 46' 00" West a distance of 49.94 feet; thence North 13° 59' 00" East a distance of 51.54 feet; thence North 7° 27' 00" West a distance of 50.39 feet; thence South 89° 59' 00" West a distance of 115.00 feet; thence North 0° 31' 00" East a distance of 751.39 feet to the Point of Beginning. The basis of the bearings in this description is Land Partition Plat No. 94-P0502 by James Branch filed as County Surveyor's File No. 31950 on May 6, 1994 in the records of the Lane County Surveyor. PARCEL II: Beginning at a point on the South line of the Abraham Landes Donation Land Claim No. 45 in Section 15, Township 17 South, Range 3 West of the Willamette Meridian, Lane County, Oregon, which is West 737.88 feet from the most Easterly, Southeast corner thereof; thence North 00° 32' East 205 feet; thence East 115 feet; thence South 07° 26' East 50.39 feet; thence South 14" West 51.54 feet; thence South 01° 45' East 50.02 feet; thence South 52° 14' East 16.23 feet; thence South 001 32' West 45 feet to the South line of the claim; thence West 125 feet to the Place of Beginning. PARCEL III: Beginning at the Southwest corner of Land Partition Plat No. 93-P0421, said corner being North 89° 55' 30" East 2509.54 feet and North 00° 12' 07" East 24.75 feet from the re-entrant corner of the Abraham Landes Donation Land Claim No. 45 in Township 17 South, Range 3 West of the Willamette Meridian, Lane County, Oregon; thence along the West line of said Partition Plat No. 93-P0421 and along the West line of Corporate Way, North 000 12' 07" East 1006.80 feet to a point on the Westerly extension of International Way as platted in said Partition Plat No. 93- P0421; thence North 890 47' 53" West 20 feet to the West line of a 20 foot private roadway; Page 1 of 2 - EXHIBIT A C:\Documents and Settings\fritzd\My Documents\Sony-Agreement-Peace Health-Deed.final.doc thence South 00° 12' 07" West along the West line of said private roadway 1006.90 feet to the North right-of-way line of Deadmond Ferry Road; thence North 89° 55' 30" East along the North line of said Deadmond Ferry Road 20 feet to the Point of Beginning, Lane County Oregon Records. PARCEL IV: A Portion of the Abraham Landes Donation Land Claim No. 45, lying in the South one-half of Section 15, Township 17 South, Range 3 West of the Willamette Meridian, Lane County, Oregon, described as follows: Beginning at a point 1579.05 feet South 00° 07' 24" East from a point on the North line of the Abraham Landes Donation Land Claim No. 45, in Township 17 South, Range 3 West of the Willamette Meridian, Lane County, Oregon, which is East 3847.40 feet from the Northwest corner of Claim No. 45; thence South 00° 07' 24" East 247.88 feet to the South line of Claim No. 45; thence along the South line, North 89° 56' 30" East 124.39 feet; thence North 00° 02' 45" East 247.88 feet; thence South 89° 56' 30" West 125.12 feet to the Point of Beginning. EXCEPT that portion conveyed to the City of Springfield, by instrument Recorded February 21, 2003, Reception No. 2003-015537, Lane County Oregon Records. PARCEL V: Parcel 2 of Land Partition Plat 94-P0501 as filed and platted May 6, 1994, Official Records of Lane County, Oregon. EXCEPT that portion conveyed to the City of Springfield, by instrument Recorded February 21, 2003, Reception No. 2003-015537, Lane County Oregon Records. PARCEL VI: Lane County Land Partition Parcel 3 of Plat No. 93-P0421, as filed and platted in the Lane County Partition Plat Records, Lane County, Oregon and together with vacated Corporate Way, as described in the City of Springfield's Ordinance No. 5727, and Recorded on May 5,1994, Reel 1948, Reception No. 94-34356, Official Records Lane County, Oregon. Beginning at a point on the South line of the Abraham Landes Donation Land Claim No. 45 in Section 15, Township 17 South, Range 3 West of the Willamette Meridian, Lane County, Oregon, which is West 737.88 feet from the most Easterly, Southeast corner thereof; thence North 00° 32' East 205 feet; thence East 115 feet; thence South 07° 26' East 50.39 feet; thence South 14' West 51.54 feet; thence South 01° 45' East 50.02 feet; thence South 52° 14' East 16.23 feet; thence South 00° 32' West 45 feet to the South line of the Claim; thence West 125 feet to the Place of Beginning, Lane County Oregon Records. PARCEL VII: Parcel 1 of Land Partition Plat 99-P1236 as filed and platted April 12, 1999, Official Records of Lane County, Oregon. Page 2 of 2 - EXHIBIT A C:\Documents and Settings\fritzd\My Documents\Sony-Agreement-Peace Health-Deed.final.doc OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 1 of 20 Transaction Identification Data, for which the Company assumes no liability as set forth in Commitment Condition 5.e.: Escrow Officer Name: Issuing Agent: First American Title Insurance Company National Commercial Services Escrow Officer Number: Issuing Office: 511 Union St., Ste. 1600, Nashville, TN 37219 Escrow Officer Email: Issuing Office’s ALTA® Registry ID: Escrow Assistant Name: Commitment Number: NCS-1163586-NAS Escrow Assistant Number: Issuing Office File Number: NCS-1163586-NAS Escrow Assistant Email: Property Address: Address unknown and 3575, East Game Farm Road, Springfield, OR Title Officer Name: John Nielsen Revision Number: 03 Title Officer Number: Title Officer Email: jnielsen@firstam.com SCHEDULE A 1. Commitment Date: February 02, 2024 at 8:00 a.m. 2. Policy to be issued: a. 2021 ALTA Owner's Policy Proposed Insured: To Be Determined Proposed Amount of Insurance: $TBD The estate or interest to be insured: See Item 3 below b. 2021 ALTA Loan Policy Proposed Insured: To Be Determined Proposed Amount of Insurance: $TBD The estate or interest to be insured: See Item 3 below Govt Service Charge Cost $ 40.00 3. The estate or interest in the Land at the Commitment Date is: Fee Simple 4. The Title is, at the Commitment Date, vested in: Peacehealth, as Trustee of the Pooled Income Fund No. 1 of PeaceHealth a one third (1/3) interest; Peacehealth, a Washington nonprofit corporation a one third (1/3) interest and Peacehealth, as Trustee of the Sacred Heart Medical Center Charitable Life Income Fund a one third (1/3) interest OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 2 of 20 5. The Land is described as follows: See Exhibit A attached hereto and made a part hereof First American Title Insurance Company National Commercial Services By: Authorized Signatory OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 3 of 20 Commitment No. NCS-1163586-NAS SCHEDULE B, PART I—Requirements All of the following Requirements must be met: 1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums, fees, and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized, executed, delivered, and recorded in the Public Records. 5. If a proposed mortgage or deed of trust will secure, in whole or in part, construction advances, in order to consider providing coverage against statutory liens for services, labor, or materials arising from construction of improvements or work related to the Land, the Company will require: 1. Project budget, including hard costs, soft costs, equity contributions, and sources and uses. 2. An indemnity agreement on a form to be provided, and executed by indemnitor(s) approved, by the Company. 3. Direct contract(s) with any general contractor(s), including projected schedule for completion of construction. 4. Draft loan agreement detailing construction advance disbursement controls (or separate disbursement agreement, if applicable) and guaranty/ees. 5. An appraisal, if lender has required one. Upon receipt and review of the foregoing, the Company reserves the right to require additional documentation. The cost for construction lien coverage will vary depending on if we issue up front coverage or incremental coverage: 1. Full upfront coverage - the cost is $2.50 per thousand of the loan amount in addition to the title insurance policy fee. 2. Incremental coverage - the cost is $1 per thousand of the loan amount in addition to the title insurance policy fee. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 4 of 20 Commitment No. NCS-1163586-NAS SCHEDULE B, PART II—Exceptions Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This Commitment and the Policy treat any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document will be excepted from coverage. The Policy will not insure against loss or damage resulting from the terms and conditions of any lease or easement identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company: 1. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I—Requirements are met. 2. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 3. Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 4. Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 5. Any encroachment (of existing improvements located on the Land onto adjoining land or of existing improvements located on adjoining land onto the Land), encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. 6. Any lien or right to a lien for services, labor, material or equipment, unless such lien is shown by the Public Records at Date of Policy and not otherwise excepted from coverage herein. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 5 of 20 The exceptions to coverage 2-6 inclusive as set forth above will remain on any subsequently issued Standard Coverage Title Insurance Policy. In order to remove these exceptions to coverage in the issuance of an Extended Coverage Policy the following items are required to be furnished to the Company; additional exceptions to coverage may be added upon review of such information: A. Survey or alternative acceptable to the Company B. Affidavit regarding possession C. Proof that there is no new construction or remodeling of any improvement located on the Land. In the event of new construction or remodeling the following is required: i. Satisfactory evidence that no construction liens will be filed; or ii. Adequate security to protect against actual or potential construction liens; iii. Payment of additional premiums as required by the Industry Rate Filing approved by the Insurance Division of the State of Oregon 7. Water rights, claims to water or title to water, whether or not such rights are a matter of public record. 8. This item has been intentionally deleted. 9. Taxes for the current fiscal year are reduced by reason of Charitable Property Exemption. If the exempt status is terminated under the statute prior to July 1, said property will be taxed at 100% of the assessed value. Affects: (APNs 1542644, 1772159) 10. City liens, if any, of the City of Springfield. Note: NO SEARCH HAS BEEN MADE. If inquiry is desired, please contact your Title Officer for a lien search. 11. The rights of the public in and to that portion of the premises herein described lying within the limits of streets, roads and highways. 12. Easement, including terms and provisions contained therein: Recording Information: Book 439, Page 292, Deed Records of Lane County, Oregon In Favor of: Mountain States Power Company, a Delaware corporation, its successors and assigns For: Right of way Reconveyance and Release, including the terms and provisions thereof, executed by the City of Eugene, acting by and through the Eugene Water & Electric Board, recorded May 05, 1994 as Instrument No. 1994-34468. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 6 of 20 13. Covenants, conditions and restrictions contained in Deed. Executed by: Helen S. Clemenson, a married woman, Ida Ann Prociw and Larry Clemenson, the husband of Helen S, Clemenson Recorded: April 18, 1979 Recording Information: Reel 987, Reception No. 79-22562 As Follows: The real property conveyed by this instrument shall not be used, in whole or in part, as a sanitary land fill, for the recycling of waste materials, or for any other garbage or waste material disposal purposes. this restriction shall run with the real property and shall bind the above-named grantees and their heirs, assigns, grantees and other successors in interest. 14. Easement, including terms and provisions contained therein: Recording Information: September 29, 1982, Reception No. 82-29287 In Favor of: The City of Springfield, a municipal corporation For: Constructing, reconstructing, maintaining and using a sanitary sewer storm drainage facility 15. Easement, including terms and provisions contained therein: Recording Information: June 26, 1992, Reception No. 92-35230 In Favor of: U S West Communications, Inc., a Colorado corporation For: Provide electronic and communications lines, wires and cables 16. Easements for utilities over and across the premises formerly included within the boundaries of Corporate Way now vacated, if any such exists. 17. Conditions for Public Utility Easements (7 foot), including terms and provisions thereof. Recorded: May 06, 1994, Reception No. 94-34944 18. Notice of Annexation Agreement and the terms and conditions thereof: Between: Harold E. and Leona M. Rice And: City of Springfield, a municipal corporation of the State of Oregon Recording Information: May 06, 1994 as Instrument No. 1994-34937 19. Waiver of Time Limit on Consent to Annexation an Addendum to the Consent to Annexation Document, including terms and provisions thereof. Recorded: May 06, 1994 as Instrument No. 1994-34938 OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 7 of 20 20. Waiver of Time Limit on Consent to Annexation an Addendum to the Consent to Annexation Document Agreement and the terms and conditions thereof: Between: Owner land And: City of Springfield Recording Information: May 06, 1994 as Instrument No. 1994-34942 21. Notice of Annexation Agreement and the terms and conditions thereof: Between: G.H. & Colleen F. Froemming and Robert Baecher And: City of Springfield, a municipal corporation of the State of Oregon Recording Information: May 06, 1994 as Instrument No. 1994-34943 22. Easements as delineated or dedicated on the recorded Partition Plats No. 93-P0421, 94-P0501. Order vacating certain easements recorded May 05, 1994 as Instrument No. 1994-34205, Official Records of Lane County, Oregon. Release of interest, including the terms and provisions thereof, recorded May 23, 2002 as Instrument No. 2002-040293, Official Records of Lane County, Oregon. 23. Conditions for Public Utility Easements (7 foot), including terms and provisions thereof. Recorded: May 06, 1994 as Instrument No. 1994-34944 24. Easement, including terms and provisions contained therein: Recording Information: May 06, 1994 as Instrument No. 1994-34945 In Favor of: City of Springfield, a municipal corporation, in Lane County For: Storm drainage facility 25. Conditions for Public Utility Easements (7 foot), including terms and provisions thereof. Recorded: May 06, 1994 as Instrument No. 1994-34946 26. Easement, including terms and provisions contained therein: Recording Information: May 10, 1994 as Instrument No. 1994-35461 In Favor of: City of Springfield, a municipal corporation, in Lane County For: Public utility 27. Easement, including terms and provisions contained therein: Recording Information: May 10, 1994 as Instrument No. 1994-35462 OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 8 of 20 In Favor of: City of Springfield, a municipal corporation, in Lane County For: Public utility 28. Easement, including terms and provisions contained therein: Recording Information: May 10, 1994, Reception No. 94-35618 For: pipeline 29. Power line poles and lines over a portion of property as disclosed by survey done by Poage Engineering & Surveying, Inc., dated May, 1994., as disclosed by deeds recorded May 10, 1994 as Instrument Nos. 1994-35619 and 1994-35620 and re-recorded May 16, 1994 as Instrument No. 1994-37280, Official Records of Lane County, Oregon. 30. Easement, including terms and provisions contained therein: Recording Information: June 02, 1994, Reception No. 94-41946 For: public road 31. Easement, including terms and provisions contained therein: Recording Information: June 02, 1994, Reception No. 94-41947 For: public road 32. Dedication of a Public Utility Easement, including terms and provisions contained therein: Recording Information: August 03, 1994 as Instrument No. 1994-56449 In Favor of: Lane County, a political subdivision of the State of Oregon 33. Dedication of a Public Utility Easement, including terms and provisions contained therein: Recording Information: August 03, 1994 as Instrument No. 1994-56450 In Favor of: Lane County, a political subdivision of the State of Oregon 34. Dedication of a Public Utility Easement, including terms and provisions contained therein: Recording Information: August 03, 1994 as Instrument No. 1994-56451 In Favor of: Lane County, a political subdivision of the State of Oregon 35. Dedication of a Public Utility Easement, including terms and provisions contained therein: Recording Information: August 03, 1994 as Instrument No. 1994-56452 In Favor of: Lane County, a political subdivision of the State of Oregon OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 9 of 20 36. Dedication of a Public Road Easement, including terms and provisions contained therein: Recording Information: August 03, 1994 as Instrument No. 1994-56455 In Favor of: Lane County, a political subdivision of the State of Oregon 37. Dedication of a Public Road Easement, including terms and provisions contained therein: Recording Information: August 03, 1994 as Instrument No. 1994-56456 In Favor of: Lane County, a political subdivision of the State of Oregon 38. Restrictions and/or notes shown on the recorded partition plat 93-P0421, 94-P0501. 39. Easement, including terms and provisions contained therein: Recording Information: November 16, 1994, Reception No. 94-80415 In Favor of: Springfield Utility Board, a municipal corporation For: utilities 40. Easement, including terms and provisions contained therein: Recording Information: March 24, 1961, Reception No. 27141 In Favor of: United States of America For: transmission line 41. Easement, including terms and provisions contained therein: Recording Information: May 10, 1994 as Instrument No. 1994-35618 In Favor of: Sony Disc Manufacturing, a division of Sony Music Entertainment Inc., a Delaware corporation For: Constructing and locating a pipeline 42. Notice of Annexation Agreement and the terms and conditions thereof: Between: Sony Disc Manufacturing And: City of Springfield, a municipal corporation of the State of Oregon Recording Information: February 21, 1998 as Instrument No. 1998-101370 43. Waiver of Time Limit on Consent to Annexation an Addendum to the Consent to Annexation Document, including terms and provisions thereof. Recorded: February 21, 1998 as Instrument No. 1998-101371 44. Improvement Agreement and the terms and conditions thereof: OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 10 of 20 Between: City of Springfield And: Sony Music Entertainment Inc. Recording Information: March 29, 1999 as Instrument No. 1999-027531 45. Easement, including terms and provisions contained therein: Recording Information: May 23, 2002 as Instrument No. 2002-040333 In Favor of: City of Springfield, a municipal corporation in Lane County For: storm drainage 46. Covenants, Conditions and/or Restrictions contained in the following instrument: Special Warranty Deed Executed by: Peacehealth, a Washington nonprofit corporation Recorded: January 12, 2006 Recording No.: Instrument No. 2006-002647 47. Deed of Trust and Assignment of Rents. Grantor/Trustor: Peacehealth, as Trustee of the Pooled Income Fund No. 1 of PeaceHealth Grantee/Beneficiary: Peacehealth, a Washington nonprofit corporation, fka Sister os St. Joseph of Peace, Health and Hospital Services, a nonprofit corporation Trustee: First American Title Insurance Company of Oregon Amount: $22,250,000.00 Recorded: January 12, 2006 Recording Information: Instrument No. 2006-002649 (Affects said land and other property) Re-recorded October 11, 2006 as Instrument No. 2006-073894 Modification and/or amendment by instrument: Recording Information: July 23, 2012 as Instrument No. 2012-036658 48. Memorandum of Ground Lease, including terms and provisions thereof. Recorded: January 12, 2006 as Instrument No. 2006-002650 49. Memorandum of Ground Lease, including terms and provisions thereof. Recorded: January 12, 2006 as Instrument No. 2006-002653 OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 11 of 20 50. Option(Exchange Agreement), including terms and provisions thereof. Recorded: January 12, 2006 as Instrument No. 2006-002654 51. Annexation Agreement and the terms and conditions thereof: Between: City of Springfield, an Oregon municipal corporation And: PeaceHealth, a Washington non-profit corporation Recording Information: January 23, 2006 as Instrument No. 2006-004904 52. Easement, including terms and provisions contained therein: Recording Information: August 28, 2009 as Instrument No. 2009-049891 In Favor of: City of Springfield, a Municipal Corporation of the State of Oregon For: present or future public use Affects: Parcels II and IV 53. Easement, including terms and provisions contained therein: Recording Information: August 28, 2009 as Instrument No. 2009-049892 In Favor of: PeaceHealth, a Washington non-profit corporation For: present or future public use Affects: Parcel I 54. Easement, including terms and provisions contained therein: Recording Information: August 28, 2009 as Instrument No. 2009-049893 In Favor of: Lane Transit District, a Municipal Corporation of the State of Oregon For: temporary construction Affects: Parcel I 55. Easement, including terms and provisions contained therein: Recording Information: August 28, 2009 as Instrument No. 2009-049894 In Favor of: Lane Transit District, a Municipal Corporation of the State of Oregon For: temporary construction Affects: Parcels II and IV 56. Memorandum of Ground Lease, including terms and provisions thereof. Recorded: July 23, 2012 as Instrument No. 2012-036659 OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 12 of 20 57. Covenants, Conditions and/or Restrictions contained in the following instrument: Special Warranty Deed Executed by: Peacehealth, a Washington nonprofit corporation Recorded: July 23, 2012 Recording No.: Instrument No. 2012-036660 58. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Peacehealth, as Trustee of the Sacred Heart Medical Center Charitable Life Income Fund Grantee/Beneficiary: Peacehealth, a Washington nonprofit corporation, fka Sister os St. Joseph of Peace, Health and Hospital Services, a nonprofit corporation Trustee: First American Title Insurance Company Amount: $5,930,000.00 Recorded: July 23, 2012 Recording Information: Instrument No. 2012-036661 (Affects said land and other property) Exchange Agreement recorded Sublease recorded July 23, 2012 as Instrument No. 2012-036663. 59. Memorandum of Sublease and Lease, including terms and provisions thereof. Recorded: July 23, 2012 as Instrument No. 2012-036662 60. Guest House Covenant, including terms and provisions thereof. Recorded: February 08, 2016 as Instrument No. 2016-005140 (Affects Parcel A) 61. Unrecorded leases or periodic tenancies, if any. -END OF EXCEPTIONS- OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 13 of 20 INFORMATIONAL NOTES NOTE: We find no matters of public record against TBD that will take priority over any trust deed, mortgage or other security instrument given to purchase the subject real property as established by ORS 18.165. NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $15,764.79 Map No.: 17-03-15-40-00800 Property ID: 1518784 Tax Code No. 00478 (Affects Parcel A) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $1,022.93 Map No.: 17-03-15-40-00900 Property ID: 1518826 Tax Code No.: 00478 (Affects Parcel B) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $3,295.24 Map No.: 17-03-15-40-01000 Property ID: 0150449 Tax Code No.: 00478 (Affects Parcel C) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $2,120.92 Map No.: 17-03-15-40-01100 Property ID: 1542644 Tax Code No.: 00478 (Affects Parcel D) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $21,040.74 Map No.: 17-03-15-40-01100 OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 14 of 20 Property ID: 1772159 Tax Code No.: 00478 (Affects Personal Property of Parcel D) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $11,569.38 Map No.: 17-03-15-40-01100 Property ID: 5400542 Tax Code No.: 00478 (Affects Personal Property of Parcel D) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $2,864.79 Map No.: 17-03-15-40-01100 Property ID: 5668725 Tax Code No.: 00478 (Affects Personal Property of Parcel D) NOTE: Taxes for the year 2023-2024 PAID IN FULL Tax Amount: $478.24 Map No.: 17-03-15-40-00800 Property ID: 5603976 Tax Code No.: 00478 NOTE: This Preliminary Title Report -N does not include a search for Financing Statements filed in the Office of the Secretary of State, or in a county other than the county wherein the premises are situated, and no liability is assumed if a Financing Statement is filed in the Office of the County Clerk covering Fixtures on the premises wherein the lands are described other than by metes and bounds or under the rectangular survey system or by recorded lot and block. NOTE: According to the public record, the following deed(s) affecting the property herein described have been recorded within 24 months of the effective date of this report: NONE Situs Address as disclosed on Lane County Tax Roll: 123 International Way, Springfield, OR 97477 OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 15 of 20 Commitment No. NCS-1163586-NAS EXHIBIT A The Land referred to herein below in situated in the County of Lane, State of Oregon, and is described as follows: PARCEL A: (TL 800) PARCEL 2 OF LAND PARTITION PLAT 94-P0501 AS FILED AND PLATTED MAY 6, 1994, OFFICIAL RECORDS OF LANE COUNTY, OREGON. EXCEPT THAT PORTION CONVEYED TO THE CITY OF SPRINGFIELD, BY INSTRUMENT RECORDED FEBRUARY 21, 2003, RECEPTION NO. 2003-015537, LANE COUNTY OREGON RECORDS. PARCEL B: (TL 900) BEGINNING AT THE SOUTHWEST CORNER OF LAND PARTITION PLAT NO. 93 -P0421, SAID CORNER BEING NORTH 89°55'30" EAST 2509.54 FEET AND NORTH 00°12'07" EAST 24.75 FEET FROM THE RE - ENTRANT CORNER OF THE ABRAHAM LANDES DONATION LAND CLAIM NO. 45 IN TOWNSHIP 17 SOUTH, RANGE 3 WEST OF THE WILLAMETTE MERIDIAN, LANE COUNTY, OREGON; THENCE ALONG THE WEST LINE OF SAID PARTITION PLAT NO. 93-P0421 AND ALONG THE WEST LINE OF CORPORATE WAY, NORTH 00°12'07'' EAST 1006.80 FEET TO A POINT ON THE WESTERLY EXTENSION OF INTERNATIONAL WAY AS PLATTED IN SAID PARTITION PLAT NO. 93-P0421; THENCE NORTH 89°47'53" WEST 20 FEET TO THE WEST LINE OF A 20 FOOT PRIVATE ROADWAY; THENCE SOUTH 00°12'07'' WEST ALONG THE WEST LINE OF SAID PRIVATE ROADWAY 1006.90 FEET TO THE NORTH RIGHT-OF- WAY LINE OF DEADMOND FERRY ROAD; THENCE NORTH 89° 55' 30" EAST ALONG THE NORTH LINE OF SAID DEADMOND FERRY ROAD 20 FEET TO THE POINT OF BEGINNING, LANE COUNTY OREGON RECORDS. EXCEPT THAT PORTION CONVEYED TO THE CITY OF SPRINGFIELD, BY INSTRUMENTS RECORDED ON MAY 10, 1994, REEL 1949, RECEPTION NO. 94-35463 AND RECEPTION NO. 94-35464, OFFICIAL RECORDS LANE COUNTY, OREGON. PARCEL C: (TL 1000) BEGINNING AT A POINT 1579.05 FEET SOUTH 00°07'24" EAST FROM A POINT ON THE NORTH LINE OF THE ABRAHAM LANDES DONATION LAND CLAIM NO. 45, IN TOWNSHIP 17 SOUTH, RANGE 3 WEST OF THE WILLAMETTE MERIDIAN, LANE COUNTY, OREGON, WHICH IS EAST 3847.40 FEET FROM THE NORTHWEST CORNER OF CLAIM NO. 45; THENCE SOUTH 00°07'24" EAST 247.88 FEET TO THE SOUTH LINE OF CLAIM NO. 45; THENCE ALONG THE SOUTH LINE, NORTH 89°56'30" EAST 124.39 FEET; THENCE NORTH 00°02'45" EAST 247.88 FEET; THENCE SOUTH 89°56'30" WEST 125.12 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PORTION CONVEYED TO THE CITY OF SPRINGFIELD, BY INSTRUMENT RECORDED FEBRUARY 21, 2003, RECEPTION NO. 2003-015537, LANE COUNTY OREGON RECORDS. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 16 of 20 NOTE: THIS LEGAL DESCRIPTION WAS CREATED PRIOR TO JANUARY 1, 2008. PARCEL D: (TL 1100) PARCEL 3 OF LAND PARTITION PLAT NO. 93-P0421, AS FILED AND PLATTED IN THE LANE COUNTY PARTITION PLAT RECORDS, LANE COUNTY, OREGON. TOGETHER WITH VACATED CORPORATE WAY, AS DESCRIBED IN THE CITY OF SPRINGFIELD'S ORDINANCE NO. 5727, AND RECORDED ON MAY 5, 1994, REEL 1948, RECEPTION NO. 94 -34356, OFFICIAL RECORDS LANE COUNTY, OREGON. ALSO DESCRIBED ACCORDING TO A SURVEY, TO BE VERIFIED UPON RECEIPT OF A RECORDED TERMINATION OF EASEMENT OF RECORD IN __________, AS FOLLOWS: BEGINNING AT A 5/8-INCH REBAR FOUND; THENCE NORTH 88 DEGREES 16 MINUTES 33 SECONDS WEST, A DISTANCE OF 237.55 FEET, MORE OR LESS TO A 5/8-INCH REBAR WITH YELLOW PLASTIC CAP INSCRIBED “LS2609” FOUND; THENCE NORTH 88 DEGREES 16 MINUTES 19 SECONDS WEST, A DISTANCE OF 22.10 FEET, MORE OR LESS; THENCE NORTH 63 DEGREES 55 MINUTES 41 SECONDS WEST, A DISTANCE OF 18.74 FEET, MORE OR LESS; THENCE NORTH 60 DEGREES 32 MINUTES 51 SECONDS WEST, A DISTANCE OF 35.25 FEET, MORE OR LESS; THENCE WITH A CURVE TO THE RIGHT, HAVING AN ARC LENGTH OF 45.62 FEET, WITH A RADIUS OF 70.00 FEET, HAVING A CHORD BEARING OF NORTH 40 DEGREES 11 MINUTES 6 SECONDS WEST, AND WITH A CHORD LENGTH OF 44.82 FEET, MORE OR LESS; THENCE WITH A COMPOUND CURVE TO THE RIGHT, HAVING AN ARC LENGTH OF 35.40 FEET, WITH A RADIUS OF 270.00 FEET, HAVING A CHORD BEARING OF NORTH 15 DEGREES 1 MINUTE 0 SECONDS WEST, AND WITH A CHORD LENGTH OF 35.37 FEET, MORE LESS TO A BENT 1/2- INCH REBAR FOUND; THENCE NORTH 1 DEGREE 47 MINUTES 9 SECONDS EAST, A DISTANCE OF 311.51 FEET, MORE OR LESS; THENCE WITH A CURVE TO THE RIGHT, HAVING AN ARC LENGTH OF 41.75 FEET, WITH A RADIUS OF 100.00 FEET, HAVING A CHORD BEARING OF NORTH 31 DEGREES 14 MINUTES 21 SECONDS EAST, AND WITH A CHORD LENGTH OF 41.45 FEET, MORE OR LESS; THENCE WITH A REVERSE CURVE TO THE LEFT, HAVING AN ARC LENGTH OF 74.47 FEET, WITH A RADIUS OF 60.00 FEET, HAVING A CHORD BEARING OF NORTH 1 DEGREE 32 MINUTES 5 SECONDS EAST, AND WITH A CHORD LENGTH OF 69.78 FEET, MORE OR LESS; THENCE SOUTH 88 DEGREES 12 MINUTES 51 SECONDS EAST, A DISTANCE OF 412.88 FEET, MORE OR LESS; THENCE SOUTH 1 DEGREE 47 MINUTES 10 SECONDS WEST, A DISTANCE OF 523.27 FEET, MORE OR LESS; THENCE NORTH 88 DEGREES 16 MINUTES 33 SECONDS WEST, A DISTANCE OF 64.85 FEET, MORE OR LESS TO A 5/8 -INCH REBAR WITH YELLOW PLASTIC CAP INSCRIBED “LS2609” FOUND; THENCE SOUTH 2 DEGREES 0 MINUTES 16 SECONDS WEST, A DISTANCE OF 30.28 FEET, MORE OR LESS; THENCE NORTH 88 DEGREES 16 MINUTES 12 SECONDS WEST, A DISTANCE OF 20.00 FEET, MORE OR LESS; THENCE NORTH 2 DEGREES 0 MINUTES 16 SECONDS EAST, A DISTANCE OF 45.27 FEET, MORE OR LESS TO THE POINT OF BEGINNING, AND CONTAINING AN AREA OF 217,364 SQUARE FEET, OR 4.99 ACRES, MORE OR LESS. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 17 of 20 ALTA COMMITMENT FOR TITLE INSURANCE issued by FIRST AMERICAN TITLE INSURANCE COMPANY NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INV OLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED. THE COMPANY’S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, First American Title Insurance Company, a Nebraska Corporation (the “Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Amount of Insurance and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 18 of 20 COMMITMENT CONDITIONS 1. DEFINITIONS a. “Discriminatory Covenant”: Any covenant, condition, restriction, or limitation that is unenforceable under applicable law because it illegally discriminates against a class of individuals based on personal characteristics such as race, color, religion, sex, sexual orientation, gender identity, familial status, disability, national origin, or other legally protected class. b. “Knowledge” or “Known”: Actual knowledge or actual notice, but not constructive notice imparted by the Public Records. c. “Land”: The land described in Item 5 of Schedule A and improvements located on that land that by State law constitute real property. The term “Land” does not include any property beyond that described in Schedule A, nor any right, title, interest, estate, or easement in any abutting street, road, avenue, alley, lane, right-of-way, body of water, or waterway, but does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. d. “Mortgage”: A mortgage, deed of trust, trust deed, security deed, or other real property security instrument, including one evidenced by electronic means authorized by law. e. “Policy”: Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to be issued by the Company pursuant to this Commitment. f. “Proposed Amount of Insurance”: Each dollar amount specified in Schedule A as the Proposed Amount of Insurance of each Policy to be issued pursuant to this Commitment. g. “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. h. “Public Records”: The recording or filing system established under State statutes in effect at the Commitment Date under which a document must be recorded or filed to impart constructive notice of matters relating to the Title to a purchaser for value without Knowledge. The term “Public Records” does not include any other recording or filing system, including any pertaining to environmental remediation or protection, planning, permitting, zoning, licensing, building, health, public safety, or national security matters. i. “State”: The state or commonwealth of the United States within whos e exterior boundaries the Land is located. The term “State” also includes the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, and Guam. j. “Title”: The estate or interest in the Land identified in Item 3 of Schedule A. 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company’s liability and obligation end. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 19 of 20 3. The Company’s liability and obligation is limited by and this Commitment is not valid without: a. the Notice; b. the Commitment to Issue Policy; c. the Commitment Conditions; d. Schedule A; e. Schedule B, Part I—Requirements; and f. Schedule B, Part II—Exceptions; and g. a counter-signature by the Company or its issuing agent that may be in electronic form. 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect, lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company is not liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY a. The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to: i. comply with the Schedule B, Part I—Requirements; ii. eliminate, with the Company’s written consent, any Schedule B, Part II —Exceptions; or iii. acquire the Title or create the Mortgage covered by this Commitment. b. The Company is not liable under Commitment Condition 5.a. if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. c. The Company is only liable under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. d. The Company’s liability does not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith and described in Commitment Condition 5.a. or the Proposed Amount of Insurance. e. The Company is not liable for the content of the Transaction Identification Data, if any. f. The Company is not obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I—Requirements have been met to the satisfaction of the Company. g. The Company’s liability is further limited by the terms and provisions of the Policy to be issued to the Proposed Insured. OTIRO C-04 Commitment for Title Insurance Oregon – 2021 v. 01.00 (07-01-2021) This page is only a part of a 2021 ALTA Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B , Part I—Requirements; and Schedule B, Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2021 American Land Title Association. All rights reserved. The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 50122341 (5-17-22) Page 20 of 20 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT; CHOICE OF LAW AND CHOICE OF FORUM a. Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment. b. Any claim must be based in contract under the State law of the State where the Land is located and is restricted to the terms and provisions of this Commitment. Any litigation or other proceeding brought by the Proposed Insured against the Company must be filed only in a State or federal court having jurisdiction. c. This Commitment, as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations, representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject matter of this Commitment. d. The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. e. Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. f. When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy. 7. IF THIS COMMITMENT IS ISSUED BY AN ISSUING AGENT The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and policies. The issuing agent is not the Company’s agent for closing, settlement, escrow, or any other purpose. 8. PRO-FORMA POLICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. CLAIMS PROCEDURES This Commitment incorporates by reference all Conditions for making a claim in the Policy to be issued to the Proposed Insured. Commitment Condition 9 does not modify the limitations of liability in Commitment Conditions 5 and 6. 10. CLASS ACTION ALL CLAIMS AND DISPUTES ARISING OUT OF OR RELATING TO THIS COMMITMENT, INCLUDING ANY SERVICE OR OTHER MATTER IN CONNECTION WITH ISSUING THIS COMMITMENT, ANY BREACH OF A COMMITMENT PROVISION, OR ANY OTHER CLAIM OR DISPUTE ARISING OUT OF OR RELATING TO THE TRANSACTION GIVING RISE TO THIS COMMITMENT, MUST BE BROUGHT IN AN INDIVIDUAL CAPACITY. NO PARTY MAY SERVE AS PLAINTIFF, CLASS MEMBER, OR PARTICIPANT IN ANY CLASS OR REPRESENTATIVE PROCEEDING. ANY POLICY ISSUED PURSUANT TO THIS COMMITMENT WILL CONTAIN A CLASS ACTION CONDITION. THE SATRE GROUP Land Use Planners, Landscape Architects, Environmental Specialists 375 West 4th Avenue, Suite 201, Eugene, Oregon 97401 (541) 686-4540 • www.satregroup.com TRANSMITTAL TO:City of Springfield DATE:February 12, 2023 225 5th Street PROJECT:LifePoint Rehabilitation Hospital Springfield, OR 97477 Site Plan Review - Submittal CLIENT PROJ #: ATTN:SG PROJ #:2312 TRANSMITTED:Herewith X DISPOSITION:For Your Approval X Separate Cover For Your Information/Use Other For Reply TRANSMITTED: # Copies Item Dated No. Pages (In addition to this cover page) Two (2) paper copies and a CD electronic submittal of a: Site Plan Review Completeness Check application REMARKS: This Site Plan Review application packet is hereby submitted for processing. The submittal package includes: 1. This Transmittal 11. Civil Plans 2. Application Fee 12. Architectural Plans 3. Application Form – w/ stormwater scope 13. Electric and Photometric 4. Written Responses Completeness 5. Written Statement 6. Deed 7. Title Reports 8. Stormwater Report 9. Reduced Site Plan 10. Site Plan Set We look forward to your assistance with the project. Do not hesitate to contact us should you have any questions or need any additional information. Thank you. COPIES TO:Agency BY: File X Consultant Team X John Anderson Client X Other John Anderson, ASLA