HomeMy WebLinkAboutPlan, Tentative APPLICANT 8/13/2008
THE VILLAGES AT MARCOlA MEADOWS
TENTATIVE SUBDMSION
VOLUME I: APPLICATION
Lane County Assessor's Map 17-02-30-00, Lot 1800, and
Map 17-03-25-11, Lot 2300
,
Marcola Meadows Site and VIcinity
Date ReceIved
SC Springfield, LLC
7510 Longley Lane, SUite 102
Reno, Nevada 89511
: AUG 1 nUD8
OrigInal Submittal
August 13, 2008
SATRE ASSOCIATES PC
101 E"tBroadw,y SUlte4BO
Eugene OR 97401
Phone 5414654711
Fax 5414654722
Toll Flee 1 BOO 6B2 7094
Web www satrap!: com
Planners
landscape Architects
EnvlfonmentillSpeClahsts
August 13, 200S
City of Springfield
Development Services Department - Planning DIvIsIOn
225 Fifth Street
Springfield, Oregon 97477
Attn Steve Hopkins
Re The Villages at Marcola Meadows, Phase I
Tentative SubdivIsIOn, Submittal
Dear Steve,
A Pre-submittal application for The Villages at Marcola Meadows, Phase I was submitted
July 30, 200S (PRE200S-00052) and the pre-submittal meeting was held August 6, 200S This
application addresses the criteria required for Tentative SubdivIsion and Includes responses
to staff comments provided at the pre-submittal meeting Enclosed, please find the Tentative
SubdivIsion Application form for Phase 1, The Villages at Marcola Meadows, the proposed
development
The written statement presents a narrative explaining the proposal The narrative also
Includes findings demonstrating compliance with applicable standards and conditions of
approval required by the approved Master Plan In addition, as required by the expedited
review agreement between the City and the applicant Tree Felling Permit and Drinking
Water Protection Overlay District Development Applications are submitted concurrently The
expedited agreement's requirement regarding street names IS addressed within the body of
the written statement herein We believe this application contains all information necessary
for review
As the Applicant's designated contact we at Satre Associates are available to answer
questions or proVide supplemental information as needed to facilitate the review process
nk you In advance for your conSideration of the application We look forward to working
\ lit you on the project /
/
/
....----,....
Rlc
Pres ent
Satre ASSOCiates, P C
Date Received.
AUG 1 3 2008
Ongmal Submittal
THE VILLAGES AT MARCO LA MEADOWS
TENATIVE SUBDIVISION
APPLICATION
TABLE OF CONTENTS
Cover
Cover Letter
Table of Contents
Application Form
Written Statement
# of Paaes
1
1
1
7
15
Exhibits (Bound Herem)
A Legal Descrlplion (Alia Survey) 4
B Deed {2006-24293) 6
C Title Report 11
o One additional copy of the Land DIvIsion Plan (Sheet C1) reduced to 8l'2"x 11" 1
E Approval from ODOT (Mohawk Boulevard/Eugene-Springfield Highway Mitigation) IMP COA 2) 2
F Zoning District Boundaries and Legal Description (MP COA 5) 6
G Bikeway Improvement construction plans (PIP Sheet C-19) IMP COA 361 1
H Maintenance Agreement IStorm water channel and Phase 1 water quality features) (MP COA 45) 28
I Stormwater Planting Plan (Tentative SubdivIsion Sheets L3 and L4) IMP COA 47 and 48) 2
J Maintenance Agreement (Private Pathways) IMP COA 32) 7
Attachments (Bound Separately)
1 Stormwater Management Plan
2 TraffiC Impact AnalYSIS
3 Covenants, Conditions and RestrictIOns
4 Geotechnical Report
5 Wetland Fill Permit
134
94
91
101
68
Schedule of Drawmqs (Bound Separately)
T1 - Cover Sheet
EX1 - Site Assessment of EXisting Conditions
C1 - Land DIVISion and Easement Tentative Plan
C2 - Street Plan
C3 - Utility Plan
C4 - Storm Water Management Plan
C5 - JOint Utility Trench Plan
C6 - Road Section Details
L 1 - PhaSing and Future Development Plan
L2 - Street Planting Plan
L3 - Greenway and Stormwater Planting Plan
L4 - Plant List and Details
Date Received:
AUG 1 3 2008
Onglnal Submittal
SATRE ASSOCIATES, P C
Planners, Landscape ArchItects and EnvIronmental SpecIalists
101 East Broadway SUite 480 Eugene Oregon 97401
(541)465 4721 . Fax (5411465-4722 . 1-800-662-7094
www satre pc com
August 13 2008
THE VILLAGES AT MARCOLA MEADOWS, PHASE I
TENTATIVE SUBDIVISION, SUBMITTAL APPLICATION
Date Received:
AUG 1 3 2008
WRITTEN STATEMENT
General Information
Onglnal submittal
PrOject
The Villages at Marcola Meadows
Springfield, Oregon
North of Marcola Road and West of 28th & 31" Street In Springfield, Oregon
Map 17-02-30-00 and 17-03-25-11, Lots 1800 and 2300
1 00 38 acres
Vacant field
Location
Map and Tax Lot
Site area
Site condition
Owner and Aoollcant
SC Spnngfleld, LLC
7510 Longley Lane, SUite 102
Reno Nevada 89511
(775) 853-4714 . Fax (775) 853-4718
Contact Jeff Belle
Jbelle@Jhblnc com
Prolect Oevelooer
The Martin Company
PO Box 1482
Albany, Oregon 97321
(541) 926-1629 . Fax (541) 967-0336
Contact Bob Martin
bmartln@Jhblnc com
Planner / Landscaoe Architect /
Environmental Soeclallst
Satre Associates, P C
101 East Broadway, SUite 480
Eugene, Oregon 97401
(54114654721 . Fax (541) 465-4722
Planner & Landscape Architect
Contact Rick Satre, AICP, ASLA
r satre@satrepc com
Civil Enolneer / Survevor
Branch Engineering, Inc
310 Fifth Street
Springfield, Oregon 97477
(541) 746-0637 · Fax (541) 746-0389
Contact Lane Branch, PE
lane@branchenglneerlng com
Date Received:
"
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13 2008
AUG 1 3 2008
Page 2 of 15
0"'~'n~' Cllhl"\",.tt~1
The applicant IS proposing to develop a fourteen (14) lot mixed-use commercial and residential subdivIsion
This tentative subdivIsion follows approval of the Final Master Plan for The Villages at Marcola Meadows,
a four-phased development (City file no LRP2007-00028) The Springfield Development Code requires
separate SubdivIsion or Site Plan applicatIOns for each phase of a master plan as per SDC 513-105(0) The
following Phase 1 application complies with all applicable poliCies of the Sprmgfleld Development Code,
and all applicable requirements of the approved final master plan
The Marcola Meadows Master Plan was approved with conditions that set requirements for the project's
four phases Certain requirements are specific to the Phase 1 Tentative SubdivIsion Plan and are addressed
within this document Other Marcola Meadows Master Plan requirements are specific to the Public
Improvements Plan (PIP) and the final subdivIsion plat that will Implement the tentative subdivIsion plan
and complete Phase 1 Although fulfilling these IS not reqUired for tentative subdivIsion approval, master
plan requirements for the PIP and final plat should be reflected In the tentative subdivIsion condllions of
approval and are therefore outlined In thiS statement
I Background
The site consists of two properties Identified as Tax Lot 1800 of Lane County Assessor's Map 17-02-30-00
and Tax Lot 2300 of Lane County Assessor's Map 17-03-25-11
The site was a portIOn of the "Pierce" property, which stretched from 19th Street to 31" Street and beyond
to the base of Moe Mountain. and from Marcola Road to Briggs Middle School north of the EWEB Bike
Path Since the "Pierce" property was annexed In 1975. there have been over 40 plan deslgnalion/ zoning
and development applications submitted to the City Contained herein IS an abbreViated list of these
applications as applicable to current circumstances
Tax Lot 2300 was platted In 1994 as lot 3 of land partition plat 94-P0491 A property line adjustment (City of
Springfield file # 97-02-029) was recorded With Lane County In 1997 affecting the common boundary
between lots 2 and 3 of land partition plat 94-P0491 It resulted In the current configuration of the
development site
In July, 2005, the Martin Company submitted a Development Issues Meeting application (ZON 2005-00028)
to generally discuss a proposed commercial! reSidential development on the site
In May, 2006. Satre Associates. PC submitted a Pre-Application Report application (ZON 2006-000301 as the
reqUired prerequIsite for Master Plan approval (SDC 5 13-115BI Staff had a number of concerns about that
proposal and contracted With Crandall Arambula, a Planning consultant In Portland. for a peer review The
appllcalion was placed on hold until approval of the Metro Plan diagram and Zoning Map amendments
occurred
On September 29. 2006 Satre Associates PC submitted the Metro Plan Amendment and Zone Change
applications (LRP 2006-00027 and ZON 2006-00054) The applications were conSidered complete for review
on January 11. 2007 Application revIsions responding to comments from OLCD and staff were made on
February 28 2007 and further on March 17. 2008 The City CounCil approved these applications on June 18,
r
2007 [Ordinance Nos 6195 and 6196) Master Plan approval was reqUired by Condition #1 of Ordinance No
6196
On July 20 2007 Satre Associates PC resubmitted the Master Plan Pre-Application Report applicalion The
majority of Crandall Arambula's recommendatIOns were Incorporated Into the proposal
Satre Associates. P C
Planners. Landscape Architects. EnVlfonmental SpeCialists
f Date ~eI;lI(;lIVOU.
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submittal - Wntten Statement
August 13 2008
AUG 1 3 2008
Page 3 of 15
OngInal Submittal
On September 6 2007, City staff held a meeting with the applicant's representatives and Interested outside
agencies to review the pre~AppllcatlOn Report application
On September 24, 2007, the Pre~Appllcatlon Report staff report was Issued
On September 28,2007, the applicant submitted the Master Plan application
On October 10,2007, the Master Plan was accepted as complete for review
On November 20 2007, December 11,2007 and December 20,2007 the Planning CommiSSion held public
hearings on the proposed master plan At the conclusion of the December 20, 2007 the Planning
Commission approved the proposed master plan with 54 conditions of approval
On January 4, 2008 seven separate appeals of thiS decIsion were submitted to the Development Services
Department SIX of the appeals were from 6 indiViduals and one was from the applicant (ZON 2008~00002)
On January 28, 2008 the City Council dismissed all seven appeals
On June 12 2008 the applicant submitted the final master plan for City approval
On July 16, 2008 the City approved the final master plan for The Villages at Marcola Meadows
ThiS application is a direct result of the master plan process and responds to all conditions of the planning
commiSSion approved master plan and prevIous metro plan amendment and zone change applicatIOns
II SIte and EXIsting CondItions
The site IS entirely Within Springfield Urban Growth boundary and City limits and IS located north of
Marcola Road and West of 28th Street The 10038 acre site has prevIOusly been used for a variety of
agricultural uses Currently the site contains an abandoned machine shop building located near the
southeast corner of the Site, which is proposed to be removed prior to development A drainage ditch
(Pierce Ditch) bisects the property east to west ReSidential. commercial and industrial land uses are
located adjacent to the property Site topography IS generally very flat
Size ApproXimately 10038 acres (see Legal DeSCription Exhibit A, and Site Assessment of EXisting
ConditIOns, Sheet EX1)
DeslonatlOn The site received approval for metro plan diagram amendments on June 18 2007 (Ordinance
No 6195) The site IS deSignated Medlum~Denslty ReSidential and Commercial A Nodal Development Area
overlay deSignatIOn IS applied to portions of the site
Zonlno The site received approval for zone changes on June 18, 2007 (Ordinance No 6196) The site IS
zoned Mlxed~Use Commercial (MUC) Medium DenSity ReSidential (MDRI. and Community Commercial (CC)
and IS Within the Drinking Water Protection Overlay District
III land Use Request
ThiS application requests Tentative SubdiVISion approval for Phase 1 of a multl~phased, mlxed~use
development called The Villages at Marcola Meadows (Marcola Meadows) The completed development
will be composed of reSidential. office and retail areas or villages ThiS proposed Phase 1 subdiVISion,
conforming to the Marcola Meadows Master Plan, will create 14 lots Some of these lots will be developed
In later phases With commercial uses, others will be subdiVided further prior to reSidential development
Satre ASSOCiates, P C
Planners, Landscape Architects, EnVllonmental SpeCialists
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Wntten Statement
August 13 2008
Page 4 of 15
Phase 1 will see construction of the major Infrastructures that will serve subsequent phases of the entire
development These Infrastructures Include the principal roads (Marlin Drive Belle Boulevard) through
Marcola Meadows, the Greenway and Public Drainage Easement, and off-site transportation Improvements
including a round-a-bout at Martin Drive and Marcola Road, a frontage road adjacent to the residences to
the south of Marcola Road, off-site traffic mitigation Improvements at Eugene-Springfield Highway
Eastbound off-ramp at Mohawk Boulevard, two-third street Improvements on 31" Street and the bikeway
on the EWEB property to the north See Sheet L 1, Phasing Plan for a complete list of Improvements
Commercial development will occur dUring Phase 2 and Phase 4 Lots In the commercially zoned Villages
created through the Initial phases can be vertically developed (built on) following approval of site plans for
each project Of the 8 commercial lots proposed In Phase1, one IS a site for a Lowe's Home Improvement
center (Lot 11), Phase 2's sole development The remaining commercial land will be developed through site
plan approvals In Phase 4, perhaps with further subdivIsion or partition of some lots
Further diVISion of the SIX large reSidential lots created In Phase 1 will occur dUring Phase 3 Phase,3 (Lots 1
through 6) IS master planned for 518 homes on 38 19 net acres (13 56 units per net acre) See the Phasing
and Future Development Plan, Sheet L 1 for more detail
The subject property IS not In a refinement plan area The following application compiles with all applicable
poliCies of the Spnngfleld Development Code, the Master Plan, and all other applicable requirements
In addition to this applicatIOn, Phase I Includes a Land and Drainage Alteration Permit (LDAP), Tree Felling
Permit, Drinking Water Protection Overlay District Development Permit, and Street Name Change Public
Improvement Project Permits (PIP) are submitted concurrent with this application The expedited
agreement's requirement regarding street names IS addressed within the body of this written statement
Following a successful Tentative SubdivIsion approval the applicant IS prepared to submit the Final
SubdivIsion Plat
IV Supportmg Facts and Fmdmgs
This applicatIOn IS subject to the stipulatIOns of the approved expedited processing The expedited process
IS presented In a letter dated June 79,2008 and Includes the order of phases and content of each phase
The Supporting Facts and Findings of this report are diVided Into two subsections Section A addresses the
Conditions of Final Master Plan Approval to be complete at the time of Tentative SubdiVISion, Section B
addresses the criteria ofTentatlve SubdivIsion, SDC'3512-100
A Master Plan ReqUIrements for TentatIve SubdIVISIon
Approval of the proposed SubdiVISion Tentative Plan IS based on the follo\iVlng crrterla outlined In the
Spnngfleld Development Code (SDC), Sections 5 12-125 (Tentative Plan Criteria) and 513-105 (Master
Plans) As the Master Plan IS used as the baSIS for evaluatIOn, the follOWing Master Plan conditions are
addressed
Date Received.
AUG 1 3 2008
Original Submltt?1
Satle AssocIDtes, P C
Planners, Landscape Architects, EnVIronmental SpeCialists
r ...te Reeelved: '1ii
The Villages at Marcola Meadows, Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13, 2008
AUG 1 3 2008
Page 5 of 15
Onglnal ::luOmllla!
SDC !i513-105 0 Subject to prIOr approval of a Master Plan, a separate SubdiVision or Site Plan
applIcation shall be approved for each phase The Master Plan shall be the basIs for the
evaluation of all phases of development on any Issues that it addresses Phases may be
combmed for consideratIOn
ResDonse The Villages at Marcola Meadows Master Plan was approved by the Planning Commission on
December 20, 2007 It Included plans for subdiVISion of the site and four phases of development The
master plan approval Included several conditions for application and approval of the tentative subdiVISion
ThiS Tentative SubdiVISion must be In substantial conformance With the phYSical form and phaSing of the
master plan as well as the master plan conditions speCifiC to the tentative subdiVISion Additionally, the
master plan Included conditions regarding the PubliC and Pnvate Improvement Plan (PIP) Implementing
Phase 1 and the final plat for Phase 1 To fully conform to the master plan, a tentative subdiVISion approval
should carry forward conditions appropnate to the PIP and final plat Implementing the subdiVISion
In addition to the requirements of the approved master plan the tentative subdiVISion must comply With the
applicable sections of the Springfield Development Code ThiS written statement exhibits and attachments
Will demonstrate thiS conformance In a later sectIOn The follOWing sectIOn will address the master plan,
and demonstrate how the proposed tentative subdiVISion satisfies the applicable conditIOns, and conforms
to the approved master plan's phYSical form and phases
Tile Villages at Marcola Meadows Master Plan approval Included 54 conditIOns (condllion #14 was deleted
by the Planning Commission on December 20, 2007), 15 conditions affect thiS subdiVISion The Master Plan
Conditions of Approval concerning the tentative subdiVISion each followed by a response, are Cited below
MASTER PLAN CONDITION #2 Concurrent With the SubdIVISIOn Tentative Plan applicatIOn reqUired for
proposed Phase 7, the applicant shall submit a letter from ODOT stating that plans for the eastbound ramps
of the Mohawk Boulevard/Eugene-Spnngfleld Highway intersectIOn plans have been approved
ResDonse The intersection plans have been reviewed and approved by ODOT The approval letter from
ODOT IS attached as Exhibit E
MASTER PLAN CONDITION #5 Concurrently, With the submittal of the SubdIVISIOn Tentative Plan
,
applicatIOn that IS reqUITed for proposed Phase 7, the applicant shall submit the reqUired legal descnptlOns
to the satisfaction of the City Surveyor for the approved Master Plan diagram and Zoning Map
amendments
ResDonse The required legal descnptlons are submitted herewith as Exhibit F The zoning boundanes
COinCide With the property boundanes and nghts-of-way delineated In the proposed SubdiVISion Tentative
Plan
MASTER PLAN CONDITION #22 Pnor to Final Master Plan approval, and consistent With SDC Section
42-705 G 2, the applicant shall revise the proposed PhaSing Plan to the satisfactIOn of the Development
Services Director to Include constructIOn of 2/3 street Improvements along their entire property frontage of
37 st Street In Phase 7 ConstructIOn of these street Improvements, including any necessary relocatIOn of the
eXisting ditch along 37st Street, shall occur under proposed Phase 7 Public Improvement Project
Resoonse Compliance With condition #22 was granted With the approval of the Final Master Plan With the
recordation of the SubdiVISion Plat for The Villages at Marcola Meadows, Phase I and City acceptance of
the concurrent submitted PIP application thiS condition Will be fully Implemented
Satre ASSOCiates P C
Planners, landscape Architects EnVIronmental SpeCialists
Dpte Received:
-.,
.,1;'
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Wrrtten Statement
August 13 Z008
AUG 1 3 2008
Page 6 of 15
. I <,J- ~~tt-J
unguld v...........,. ......
MASTER PLAN CONDITION #26 Concurrent with the submittal of the SubdIVIsIon TentatIVe Plan
applicatIOn for Phase 7, the applicant shall also submIt a Street Name Change application m order to allow
the use of the proposed street names m thIS Master plan applicatIOn
Resoonse As of the submittal of thiS Tentative SubdiVISion, Pre-submittal application the City has not
created a separate Street Name Change application The applicant proposes to name the publiC streets as
follows and as shown In the plan set provided hereWith Martin Drive and Belle Boulevard Proposed Martin
Drive runs east-west and intersects Marcola Road at the proposed round-a-bout and intersects 3P Street
at the intersection With 'V' Street Belle Boulevard runs north-south and Intersects 28th Street at Pierce
Parkway and intersects proposed Martin Drive at Its northern terminus
MASTER PLAN CONDITION #27 Pilar to the approval of the Fmal Master Plan, the applicant shall
(Note subsectIOn 7, 4 and 5 are not applicable to the subdIVISion and are not repllnted here)
2) ProVIde prelimmary desIgn acceptable to the City Engmeer for a roundabout mtersectlOn at the
artellallcollector mtersectlon of Marcola Road and Martm DrIVe, and mclude the dedication of IIght-of.way
necessary to construct the Improvements The mtersectlOn Improvements as specified by the City Engmeer
shall be constructed as part of the proposed Phase 7 mfrastructure Improvements Fmal desIgn shall be
approved dUllng the normal Public Improvement Project (PIP) process associated With proposed Phase 7
mfrastructure Development
3) ProVIde a prelimmary design acceptable to the City Engmeer and the Spllngfleld Fire Marshal for a
frontage road located wlthm the eXlstmg Marcola Road IIght-of-way that proVides safe and effICient access
for vehIcles usmg reSidentIal dllveways on the south SIde of Marcola Road opposIte the development sIte
These Improvements as specified by the City Engmeer shall be constructed as part of the proposed Phase 7
mfrastructure Improvements
Resoonse Compliance With ConditIOn 27, 1) - 51 was met With approval of the Final Master Plan Including
Master Plan Attachment 1, Plan Set, Sheet 12, Attachment7, Transportation Impacts, and Attachment 11,
PhaSing Plan See approved Master Plan for more Information on these elements
As noted therein, compliance With the 'FInal" Marcola Road/ access lane design IS addressed in thiS
SubdiVISion Tentative Plan application and the PubliC Improvement Plan review process The "preliminary"
Marcola Road/access lane design reqUired for Final Master Plan compliance IS as agreed between the
Property Owner and the City on May 16, 2008 The Property Owner and the City also agreed that the
preliminary Marcola Road/access lane design may need to be "slightly modified" dUring the PubliC
Improvement Plan design process Compliance With thiS condition IS shown on Exhibit 0 (Sheet C1, Land
DIvIsion and Easement Tentative Plan) Including the reqUired right-of-way dedication for the Marcola Road/
access lane
MASTER PLAN CONDITION #31 Pilar to the approval of the Fmal Master Plan, the applicant shall
prepare a deed restllctlOn to the satisfactIOn of the City Attorney and the Development SerVices Director
that states that all paths and accessways proposed to be constructed by the applicant and successor
owners shall be pnvate The applicant shall also prepare a pathway/ accessway mamtenance agreement as
part of the reqUlled deed restllctlOn [City staff note Conddlons 37-35 are both duplicative and mcorrect m
certam circumstances ThiS IS an attempt to straighten them out Accessways are public The paths
discussed m the condItIOn are those wlthm the relocated Pierce Ditch The applicant s statements and deed
restllctlon language regardmg each condItIOn are proposed accordmgly ]
Satrs ASSOCiates, P C
Planners, Landscape Architects, Envllonmental SpeCialists
r"';te Received: 1
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13 2008
AUG 1 3 2008
Page 7 of 15
ongmal ':'U')11 ull..l
Resoonse Compliance with condition #31 was addressed In Attachment 4, Declaralion of Covenants,
Conditions and Restrlclions of Marcola Meadows of the Final Master Plan The pathways are shown on
Exhibit D (Sheet C1, Land DIVIsIOn and Easement Tentative Plan) With the acceptance of the tentative plan
and recordatIOn of the SubdivIsion Plat for The Villages at Marcola Meadows, Phase I and city acceptance
of the concurrent submitted PIP application thiS condition IS met
MASTER PLAN CONDITION #32 Poor to approval of the SubdivIsion Tentative Plan for the subject
property and any associated constructIOn, the applicant shall submit an agreement deslgnatmg
mamtenance responsibility of the proposed povate pathways as shown on Plan Sheet 8 to the satisfactIOn
of the City Attorney. the Development Services Director and the Public Works Director
ReSDonse The pathways mamtenance agreement IS attached as Exhibit J The agreement shall be
reviewed by the City prior to recording In order to receive approval from the City Attorney, the Development
Services Director and the Public Works Director that the mamtenance of the proposed private pathways IS
adequately addressed
MASTER PLAN CONDITION #36 Poor to the approval of the Fmal Master Plan, If EWES reqUires bike
way Improvements, the applicant shall describe the extent of those Improvements and submit constructIOn
plans with the SubdivIsion Tentative plan reqUired for the ImplementatIOn of Phase 1 The constructIOn
shall be complete and approved by the appropnate agency pnor to the occupancy of the home Improvement
center proposed as part of Phase 2
ReSDonse Bikeway Improvements are required by EWEB The bikeway will be rebuilt In the same location
at the same elevatIOn as a part of Phase 1 Improvements The construction plans are attached In Exhibit G
AdditIOnal Information on the construction plans IS provided with the Public Improvement Plans Compliance
with thiS condition regarding construction acceptance of the reconstructed bike path by the City will occur
prior to occupancy by Lowe's If not before as part of Phase 2
MASTER PLAN CONDITION #38 Poor to Fmal Master Plan approval, the applicant shall show on the
Plan Set the eXisting 10 mch public sewer pipe on the westerly property Ime m a locatIOn outside of the
enhanced drainage swale The associated constructIOn for either movmg the swale or relocatmg the
eXlstmg sewer pipe shall be the responsibility of the applicant and shall occur durmg the Phase 1
Improvements Any necessary easements associated with said constructIOn shall be shown on the
SubdivIsion TentatIVe Plan, reqUJred to Implement Phase 1
Resoonse Compliance with thiS condition was met with approval of the Master Plan The sewer pipe will
be moved to the top of the east bank of the drainage swale The new location of the sewer pipe along with
the associated easement IS shown on Sheet C3, Utility Plan to complete the applicant's compliance with
thiS condition
MASTER PLAN CONDITION #39 Poor to Fmal Master Plan approval, the applicant shall furnish
mformatlOn to the City for reView, mdlcatmg how the eXlstmg buildmg located on the subject property
receIVes samtary sewer service If the buildmg IS served by a septic tank and dram field, the applicant or
successor owners shall be responsible to remove and decommissIOn the tank and dram field m accordance
with applicable state reqUirements The eXlstmg bUlldmg shall be removed pnor to the recordmg of the
SubdIVIsion Plat reqUJred to Imtlate Phase 1
ResDonse Compliance with thiS condition occurred when the City approved the Final Master Plan The
property owner acknowledges that the eXlstmg building shall be removed prior to recordmg the SubdivIsion
Satre Associates, P C
Planners, Landscape Architects, Environmental Specialists
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Wntten Statement
August 13 2008
Da~ ~ecelved:
AUG 1 3 2008
Page 8 of 15
Ongmal submittal . I
Plat as part of Phase 1 Compliance with this condition will be complete prior to recordation of the
SubdivIsion Plat
MASTER PLAN CONDITION #45 Poor to the recording of the SubdIVIsIOn Plat, and poor to City Counc1l
acceptance of the Phase 7 Public Improvement Plan reView, the applicant shall enter Into a maintenance
agreement with the City to the satisfactIOn of the City Attorney and the City Engineer for the re-Iocated
storm channel and associated Phase 7 water qualtty features
Resoonse The submittal of the maintenance agreement which lists the maintenance obligations of the
Property Owner and the City will be required prior to recordation of the Phase 1 SubdivIsion Plat and City
Council acceptance of the Phase 1 PubliC Improvements Compliance With thiS condition will be addressed
by returning a recorded copy of the maintenance agreement to the City along With the SubdivIsion Plat
Exhibit H IS a draft of the proposed Maintenance Agreement
MASTER PLAN CONDITION #47 Concurrently With the submittal of the SubdIVIsion Tentative Plan
reqUired to Initiate Phase 7, the applicant shall submit a deta1led planting plan In compltance With the City's
stormwater quality standards
Resoonse The planting plan, In compliance With the City's stormwater quality standards, IS shown on
Sheet L3, Greenway and Stormwater Planting Plan, see Exhibit I
MASTER PLAN CONDITION #48 Duong constructIOn of the Phase 7 Improvements. the appltcant shall,
at their expense, Install the reqUired plantlngs In the relocated drainage ditch, as reqUired and approved In
the JOint Permit AppltcatlOn by the Army Corps of Engineers and DIVISIOn of State Lands
Resoonse DUring construction of the Phase 1 Improvements the Property Owner shall Install the required
plantlngs In the relocated drainage ditch, as required and approved In the JOint Permit Application by the
Army Corps of Engineers (ACOE) and D,VISion of State Lands (DSL) Compliance With thiS condition will be
addressed by City staff prior to acceptance of the Phase 1 publiC Improvements by the City Council
The planting plan, In compliance With the City's stormwater quality standards, IS shown on Sheet L3,
Exhibit I, Greenway and Stormwater Planting Plan DSL conditions are provided In Attachment 5
MASTER PLAN CONDITION #54 Concurrent With SubdivIsion TentatIVe Plan appltcatlon required as part
of Phase 7, the appltcant shall submit the follOWing information
7) a permit from the Army Corps of Engineers and/or DSL for the relocated watercourse and work Within the
wetlands,
Resoonse The Wetland Permit (DSL #37591-FP and ACOE #NWP-2007-4) IS attached herewith as
Attachment 5
2) the approved MItigatIOn/Monitoring Plan for the watercourse,
Resoonse Mitigation/Monitoring Plan for the watercourse IS located In Attachment 5
3) a copy of any contingency bond and an explanatIOn of how compliance With the MOnitoring Plan w1I1
occur With any subsequent change In ownership over the Itfe of the Master Plan, and
Resoonse The contingency bond IS located In Attachment 5
Satre Associates, P C
Plaoners Landscape Architects, Environmental Specialists
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Wntten Statement
August 13 2008
D::Ite Received:
AUG 1 3 2008
~
Page 9 of 15
1"""1-.-.-""'1 c..hr'nltt~1
UII~""_ ----
4) any other conditIOn Imposed by either the Army Corps of Engineers or DSL The contingency bond and the
explanatIOn of compliance shall to the satisfactIOn of the City Attomey and the Development Services
Director and shall be made part of a deed restnctlOn
Resoonse General conditions are on the first page of the wetland permit (Attachment 5) Specific
conditions for this permit begin on the second page and number 1 through 45
The required deed restnctlon was recorded on July 3, 2008 and can be found In Attachment 3, C&Rs, on
page 5 therein as covenant #20
B SubdIVISIon TentatIve Plan - Criteria of Sprmgfleld Development Code
SDC~512-105, Puroose and Aoohcablhtv
Resoonse The purpose of this Land DIVISion IS to allow development of a Mixed-Use CommerCial and
Residential development As stated In SectIOn III of this report this subdiVISion will create developable
commerCial lots, allow for the creation of publiC streets, and proVide large reSidential lots that will be
further diVided With future subdiVISion submittals specifiC to those areas The development will maintain
the Integnty of the City'S watercourses and other ecological assets and ensure the protectIOn of the publiC
health and safety The development site IS Within the limits of the City of Spnngfleld as reqUired per SDC
s512-105(D) As such thiS subdiVISion request IS consistent With the Purpose and Applicability of Land
DIVISions per SDC s5 12-105
SDC~512-110, TentatIve Plan ReView
Resoonse The applicant IS submitting thiS applicatIOn follOWing Master Plan approval and IS prepared for
the application to be processed under the Type II procedures An expedited review agreement (dated June
19,2008) IS recognized by the applicant and the City as the agreed alternative procedure for the processing
of the Tentative SubdiVISion and assOCiated applications
SDC~512-110, TentatIve Plan - General
Resoonse The applicant IS submitting the first of several subdiVISion plans With thiS application
ReSidential lots are Sized to correspond With phases Identified In the Master Plan, as such they are
Significantly larger than the maximum allowed under the code The applicant has Sized the lots In order to
allow for future re-dlvlslon to allow for the extension of streets to serve future lots, and no structure IS
proposed for development on the reSidential lots With thiS subdiVISion, Instead the reSidential land Will
remain undeveloped until future subdiVISions are submitted and approved for the reSidential areas
Furthermore, the applicant received Master Plan approval for the development site as such a Future
Development Plan IS not necessary
No reSidential double-frontage lots are proposed With thiS subdiVISion application, as such SDC 3512-
115(8) IS not applicable
No panhandle lots are proposed With thiS subdiVISion application, as such SDC s5 12-115(C) IS not
applicable
Local reSidential streets Will be created as part of future subdiVISions, as such SDC s5 12-115(D)IS not
applicable
Satre ASSOCiates P C
Planners Landscape Architects. Envllonmental SpeCialists
3te Received:
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13 2008
Page 10 of 15
AUG 1 3 2008
Onglnal Submittal
SDC~512-120. TentatIve Plan SubmIttal ReuUlrements
A General ReqUIrements
Resoonse The applicant has submitted a tentative plan, submitted herewith as Sheet C1, Land DIvIsion
and Easement Tentative Plan
B Site Assessment of entire development area
Resoonse The applicant has submitted a Site Assessment of the entire development area, submitted
herewith as Sheet EX1, Site Assessment of EXisting Conditions Plan
C Storm water Management Plan
Resoonse The applicant previously submitted a Stormwater Management Plan With the approved
Villages at Marcola Meadows Master Plan (City file no LRP2007-00028) An updated Stormwater
"-
Management Plan speCifiC to the Phase I subdiVISion IS submitted herewith as Attachment 1,
Stormwater Management Plan and Sheets C4, Stormwater Plan and L3, Greenway and Storm water
Planting Plan provide additional detail
D Transportatton Issues/ Study
Resoonse The applicant previously submitted a TIA With the approved Villages at Marcola Meadows
Master Plan (City File no LRP 2007-00028) Per comments from City planning staff no additional report
IS necessary With this application Attachment 2, Marcola Meadows Master Plan TraffiC Impact
AnalYSIS from the master plan approval IS Including herein for reference
E Future Development Plan
Resoonse The applicant has received approval for The Villages at Marcola Meadows Master Plan (City
file no LRP2007-000281 The approved final Master Plan IS suffiCient to serve as a future development
plan and no further plans are necessary
F AddltlOnallnformatlOn
7 Narrative
Resoonse ThiS written statement IS the required narrative
2 Property Owner
Resoonse The applicant IS the property owner, see Sheet T1, Cover Sheet for Information
3 VICInity Map
"-
Resoonse The applicant has submitted, herewith, a VIcinity Map on Sheet T1, Cover Sheet
4 Overlay Dlstncts
Resoonse The development site IS Within the Drinking Water Protection Overlay District A
separate DWP applicatIOn IS submitted concurrent With thiS application
5 DIscretIOnary Use Cntena
Resoonse Not applicable
6 Tree Fellmg Permit
Satre Associates, P C
Planners landscape Architects EnvlTonmental SpeCialists
Date Reeelvea:
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13 2008
AUG 1 3 2008
Page 11 of 15
Onomal SubmIttaL
Resoonse The applicant has submitted a separate Tree Felling Permit application concurrent
With this application
7 Geotechnical Report
Resoonse The applicant previously submitted a Geotechnical Report With the approved
Villages at Marcola Meadows Master Plan (City File no LRP2007-00028) Per comments from
City planning staff no additional report IS necessary With this application However, a copy of
the geotechnical report IS Included herein as Attachment 4 for,reference
8 AnnexatIOn
Resoonse Not applicable
9 Wetland DelmeatlOn
Resoonse A JOint Permit Application (JPA), Including wetland delineation, was submitted to
the Army Corps of Engineers (ACDE) and the DIvIsion of State Lands (DSL) The wetland fill
permit Includes a delineation concurrence letter that IS attached herewith as Attachment 5
70 EVidence of ReqUired Federal or State Permits
Resoonse See response to #9 above
77 PubliC Improvements
Resoonse The applicant IS submitting preliminary Public Improvement Plans (PIP) concurrently
With this application
7 Z Title Report
Resoonse Submitted herewith as Exhibit C IS a Preliminary Title Report dated May 1, 2008
The applicant has communicated With City staff and IS understands that an updated title report
will be necessary before final plat approval An updated Preliminary Title Report will be
submitted Within 30 days of Final Plat submittal
73 Proposed deed restnctlOns and Homeowners AssociatIOn Agreement
Resoonse Since Phase I does not Include any reSidential development, a homeowners
association Agreement IS not applicable However, the project's deed restrictIOns recorded per
Master Plan approval are Included herein as Attachment 3, Covenants ConditIOns and
RestnctlOns
74 Phased Development
Resoonse The approved Villages at Marcola Meadows Master Plan Identifies multiple phases
of development and acts as the future development plan Including timing and financial
proVIsions
G LocatIOn and widths of pedestnan amenities
ResDonse The applicant has submitted information on the location and widths of all eXisting and
proposed sidewalks, pedestrian paths and accessways Including the location Size and type of
plantlngs and street trees In any required planting stripS, submitted hereWith as Sheets C5, Road
Section Details, L2, Street Planting Plan and L3, Greenway and Stormwater Planting Plan
Satre ASSOCiates, P C
Planners, landscape Architects, EnVlfonmental SpeCIalists
The Villages at Marcota Meadows Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13 2008
Page 12 of 15
H Loti lot layout, etc
Resoonse The proposed lot layout IS submitted herewith as Sheet C1, Land DIVISIOn and Easement
TentatIVe Plan
UtI!Itles
Resoonse The proposed utility plan IS submitted herewith as Sheet C3, Ut!ilty Plan
J Easements
Besoonse Proposed easements are submitted herewith on Sheet C1, Land D,v,s,on and Easement
TentatIve Plan
K PublIC use dedIcatIOns
Resoonse Proposed easements and reserve stripS are submitted herewith on Sheet C1, Land DIVISIOn
and Easement TentatIve Plan
L DImensIOns of lotsl parcels
Resoonse The proposed dimenSions of lots are provided herewith on Sheet Cl, Land DIVIsIOn and
Easement TentatIve Plan
M EXlstmg development
Resoonse Not applicable
N Cluster SubdIvIsIOn
Resoonse Not applicable
D Manufactured dwellmgl Mobile Homes
,
Resoonse Not applicable
Date Received:
AUG 1 3 2008
Onglnal submIttaL
SDC 9512-125 (A) The request conforms to the provIsIons of thIS Code pertaining to loti lot sIze
and dImensIOns
Resoonse Sheet C1, Land DIVISIOn and Easement TentatIVe Plan illustrates that all lots within the Mixed-
Use Commercial (MUC) Zone and Community Commercial (CC) Zone districts meet the minimum
requirements of SDC 332-315 and SDC li3 2-615 by being more than 6,000 s f In size and having more than
50 feet of street frontage The Medium Density Residential (MDR) Zone (Lots 1through 6) IS not further
divided Into developable lots dUring thiS phase future subdivIsion applicatIOns Will permit development of
these lots
SDC 9512-125 (8) The zoning IS consIstent WIth the Metro Plan diagram andlor appltcable
Refinement Plan dIagram, Plan DIStflct map, and Conceptual Development Plan
.Resoonse The zoning of the proposed subdiVISion IS consistent With the Metro Plan (See Plan Amendment
City File (2006-000271 and ZOning Change ZON (2006-00054) Applications for more Information) Zoning
boundaries will be finalized through the Final SubdiVISion Plat recording Preliminary zoning boundaries and
legal descriptions are attached herewith as Exhibit F There IS no applicable Refinement Plan for the
development site
Satre AssoCIates P C
Planners, landscape Architects, EnVIronmental SpeCialists
(~ LlCI\"" r''UV~IY--R
AUG 1 3 2008
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submlttal- Written Statement
August 13 2008
Page 13 of 15
Onglnal Submlttf'l
SDC 9512-125 (C) CapacIty reqUIrements of public and pflvate facIlItIes, mcludmg but not
limIted to, water and electflclty, sanitary sewer and stormwater management facilItIes, and
streets and traffIc safety controls shall not be exceeded and the public Improvements shall be
avaIlable to serve the sIte at the tIme of development, unless otherwIse provIded for by thIs
Code and other applicable regulations The Public Works Director or a utIlity provIder shall
determme capacIty Issues
Resoonse City of Springfield Public Works staff has confirmed that there IS sufficient capacity to serve the
subject lot and proposed development for all necessary public Improvements See The Villages at Marcola
Meadows Master Plan approval for more InformatIOn (City file no LRP2007-00028)
A Traffic Impact Assessment (TIA) was completed for thiS proposed subdivIsion by Access Engineering In
June 2005 Updates to thiS were made on 9/27/06. 12/20/06. and 2/27/07 New vehicle tripS generated by
the proposed development will not have significant adverse Impact on the operating characteristics of the
eXisting public roadway system In the project VICinity As approved In the Final Master Plan. the TIA
proposes necessary mitigations of transportation system capacity Impacts Future development Impacts will
be offset by system development charges (SDCs)
The proposed street network IS designed In accordance with SDCto provide safe and effiCient access to the
site and circulatIOn within the site Improvements to Marcola Road Include a round-a-bout at the
intersection with Martin Drive and a frontage road to the south separating the residential access from the
major arterial The street design will enable bicycle traffic. as well as vehicular traffic and sidewalks will
promote pedestrian traffic through the site
The proposed subdivIsion compiles with thiS criterion
SDC 9512-125 (0) The proposed land dIVIsIOn shall comply WIth all applicable public and pflvate
desIgn and construction standards contamed m this Code and other applicable regulatIOns
Resoonse The proposed subdivIsion conforms to all publiC and private design and constructIOn standards
contained In the SDC Approval of design standards are detailed In the In the approved Master Plan All
other applicable regulations are met
SDC 9512-125 (E) Physical features, mcludmg, but not limited to steep slopes WIth unstable SOIl
or geologIC condItIOns, areas WIth susceptibilIty of floodmg, SIgnificant clusters of trees and
shrubs, watercourses shown on the WaLW Map and the" assocIated flpaflan areas, wetlands,
rock outcroppmgs, open spaces, and areas of histoflc and/or archaeologIcal SIgnifIcance, as
may be specIfied m SectIon 33-900 or ORS 97740-760, 358905-955 and 390235-240, shall be
protected as speCIfied in this Code or m State or Federal law
Resoonse EXisting conditions are shown on Sheet EX1. Site Assessment of EXisting ConditIOns The
Greenway and Stormwater Planting Plan (Sheet L3) shows tree protection and details the locations of
plantlngs for stormwater treatment
Pierce Ditch runs from east to west through the middle of the site and south along the west boundary
Wetlands will be constructed and planted per approved permits (see Attachment 5 for more information)
Sheets L3. Greenway and Stormwater Planting Plan and L4. Plant List and Details (attached hereWith)
describe the types of plants used In the protection of the mentioned natural features
Satre Associates. P C
Planners. Laodscape Alchltects. Environmental SpeCialists
uate KeCelVea:
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submittal - Written Statement
August 13 2008
AUG 1 3 2008
Page 14 of 15
Onglnal Submittal
Geotechnical analysIs by Professional Service Industnes (PSI) has found that the site IS sUitable for the
proposed structures proVided certain recommendations are Incorporated Recommendations Include
considerations for seismic activity, site preparation, foundation, floor slab support, construction dewatenng
and drainage, excavations, pavement, and construction monltonng See Attachment 4, Geotechnical Report
for more information
There are no steep slopes, areas With susceptible flooding significant clusters of trees, watercourses
shown on the WQLW map, rock outcropplngs, or areas of hlstonc/archaeologlcal Significance
Appropnate permits for wetland work have been received from the DIVISion of State Lands (DSLI, permits
from the Army Corps of Engineers (ACOE) are pending See DSL Permit Attachment 2
Based on the above, the proposed subdiVISion compiles With the cntenon
SDC 9572-725 (F) Parking areas and Ingress-egress pOints have been designed to faclMate
vehIcular traffIC, bIcycle and pedestTlan safety to aVOId congestIOn, proVIde connectIVIty WIthin
the development area and to adlacent residentIal areas, transIt stops, neighborhood actIVIty
centers, and commercIal, IndustTlal and public areas, minimIze dTlveways on arleTlal and
collector streets as specifIed In this Code or other applicable regulatIons and comply WIth the
ODOT access management standards for State highways
Resoonse The system of parking areas and streets for Marcola Meadows IS deSigned to aVOid congestion
by facilitating vehicular traffiC while increasing pedestnan safety HierarchiC connectivity prOVides many
\
options of Ingress and egress to and from each of the commercial and residential villages as well as
adjOining areas
To aVOid congestion, the proJect's looped Internal street system helps to set up a hierarchy that distances
parking In commercial areas from the main streets (Martin Dnve and Belle Boulevard) Access IS limited to
the development site IS limited to a roundabout entrance at the Intersection of Marcola Road and Martin
Dnve. a pnvate dnve off Marcola Road, an entrance at the Intersection of 28th Street and Belle Boulevard
and an entrance at the Intersection of 31" Street and Martin Dnve Future subdiVISion phases Will proVide
reSidential dnveways to local streets and/ or alleys See the approved Master Plan for Information on future
reSidential phases
The hierarchy of connectivity of local streets loop and gnd the transportation network to facilitate easy
access for vehicles and pedestnans Four pOints of Ingress-egress to the development proVide access to the
collector, local roads, and the home Improvement store parking area Pedestnan Sidewalks will be proVided
on both Sides of the streets, connecting to the EWEB Easement! Bike Path to the north as well as the
neighborhood to the west The Common Open Space features a pathway With acceSSible crossings
proposed along Martin Dnve and Belle Boulevard and further connections proVided between the reSidential
and commercial portions of the property as shown on Sheet C1, Land DIVISion and Easement Plan
As stated above dnveways on artenals and collectors have been minimized Only one residential lot has a
dnveway that eXists on the collector There are no dnveways on the collectors (28,h and 31"1 or artenal
(Marcola Road) adjacent to the development area
The previously submitted TIA for The Villages at Marcola Meadows discusses ODOT Access management
at offslte ODOT facilities, see the Master Plan TIA for more Information
Satre-ASSOciates. P C
Planners, Landscape Architects EnVlfonmental Specialists
The Villages at Marcola Meadows Phase I
Tentative SubdivIsion Submittal - Written Statement
August 13, 2008
Page 15 of 15
SDC 9512-125 (G) Development of any remainder of the property under the same ownershIp can
be accomplished as specifIed In thIS Code
Resoonse The approved Master Plan IS comprised of four phases as detailed on Sheet L 1, PhaSing Plan In
Phase 1, the primary Infrastructure will be Installed for the development DUring Phase 2, Lot 1 Will be
developed with a building and site Improvements by the lot's owner It IS estimated that these first two
phases will be complete by the end of 2008 Phase 3, Development of the reSidential area, Will encompass
further subdiVISion and then development by the owner of the applicable lot Phase 4 Will complete the
development of the commercial area by the owners of each applicable lot All phases of development will
comply With code as specified In the approved Master Plan The proposal therefore compiles With thiS
criterion
SDC 9512-125 (H) AdJacent land can be developed or IS provIded access that will allow ItS
development as specified In thIS Code
Resoonse The subdiVISIOn does not Impede on access to adjacent land It IS bound to the east and south by
roads, to the west by fully developed land, and to the north by the EWES Corndor Further north eXist Pierce
Park and Briggs Middle School properties There IS no bordering undeveloped land where access could be
Impeded, therefore, thiS criterion IS satISfied
SDC 9512-125 (I) Where the PartItIOn of property that is outSIde of the CIty limIts but WIthin the
City's urbamzab/e area and no concurrent annexatIon application IS submItted, the standards
specifIed be/ow shall also apply
Resoonse ThiS subdiVISion IS Within the City limits, therefore thiS criterion does not apply
SDC 9512-125 (J) Where the SubdiVISIon of a manufactured dwelling park or mobIle home park
is proposed, the follOWing approval cfltefla apply
Resoonse ThiS subdiVISion does not propose a manufactured dwelling park or mobile home park, therefore,
thiS criterion does not apply
V ConclUSIon
ThiS proposed SubdiVISion Tentative Plan IS consistent With prOVISions of The Villages at Marcola Meadows
Master Plan, Sprmgfleld Development Code, and Conceptual Local Street Plan, as well as other planning
documents The development proposal appropriately conSiders natural resources on the subject sites and
aVOids or minimizes Impacts from future development
We appreciate your conSideration of thiS development proposal and look fOlWard to working With you to ItS
successful completion We appreciate your past gUidance and look forward to moving thiS application to a
successful outcome
Date Received:
AUG 1 3 2008
OngInal Submittal
Satre ASSOCiates P C
Planners landscape Architects, EnVironmental SpeCialists
~
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THIS DOCUMENT
ORIGINAllY ISSU(D
AND S(A/..E:D BY
REX A 8D'Z
PLS 2606 7/20/9J
THIS MEDiA SHOULb
NOT BE CONSIDERED
A CERnFlED
DOCUMENT
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(A) CSF J1917 - PARTiTION P..AT 94-P0491
(B) CSF JJ7Jl - A RIGHT-OF-WAY SURVEY
(C) AUSTIN PARK SOUTH SUBDIYISION _ FILE. 74 SLIDE 132
(D) NICOLE PARK SuBDIVlSIDN - FILE 74 SLIDE 31
(E) CSF 40754 - PROPERTT LINE AD.JUSTMENT SURVfY
BOUNDARY DATA
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EVIDENCE OF ENCROACHMENTS
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REFERENCES _ __
(A) CSF 31917 - PAATIT10N PLAT 94-P0491
(8) CSF 33731 - A RIGHT-OF~WAY SURveY
(E) CSF 40754 - PROP[RTY liNE ADJUSTMtw SUI?VfY
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THf PURPOsr or THIS SURID'WAS rDlIONUl<rnTfHfLINf n-<<T WASADJUSrro IN fHfPROPERTrLINf,\D.JUSTMfNTOITD
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AT RfCOFlOtRS NUI./9tR 2007- IN fHfOfflCW-RfCDROSO"-l.AIIfCOUNTY SfAl[OFDRfGDN
AS SAJO ADJUSTMENT WAS GMNT[NlAIM N'I'I<UVA/. ~~l'lfl<8& 24 2007 UNDfR CASE NUM9ER SU92007-000J7 €If THE
ClrYDFSPRlNDFlf1..0 THE POINfS mD LIN[SSHOWII HEREON WfRf:fSTABUSHEDASFOUOIIS
DUR0FF1CfWASPRDI'IOCDllTTtimUIIfJUJ}5URID'9fJM:KR 9URRE!.LENfffiR) PROPOSEOPROPERrrUN[nJ.1U:ID.lfNf
FDRlIARCDl.AMfADDWTK'oTWASll".IUlJULY19200J(REF1J)SAiOSURID'DfP/CTSTHfOOUND.'RYDFTHEl>>IOSAS
SHOWN HERWN AS 9ASW 011 A COIl9l""IIDN OF FOUMJ MoNUMfNTSAND RfCORO Clo\IA TIlE MONUMENTS roUND AT TIlE
NORrHE;AST mD SDUrHooT CORNERS DFPARClJ.. JA/lD Af TH[SOUTHE;AST CORNER DFPARCEl I OF!PPN 9.-P0491 (REF
2) WfRE FOUND IN TllflOCAOOIISASDfP1CTED UPONSAJDUNF1lLDSUIMY(IIEFIJ) Wf IHERffORAfXfFTED THE INFORMATION
ASSflDwNDNSOJOSUR\1:Y(REF1J)WlTHTHE[)iCfPTIOIITHATWfHfLDTHfI\t:STI./ARGINOFJISTSmmrDBEOff'SD
JDOOfmWfSTERLrDFTHEC[NTERUNf:DF~STRmASDllEDINTHEOCEDrDlfi'ifCOUNrrTHATWASRECORDED
OCTOBER 19 1955 Af R[CEPIlON NUMBER 68852 (RU5) FOR THATPORIlONLYlNONDRTf;ERLfQF fHf7Doo-FOOT WIllE
DEDICATlONTOTHfClTYOrSPRINGFlElDTHATWASRfCORDWSEPTnlBER22199JINIIITLflJ8ORAfREWOONNUMBER
9JWlJ1f> (RUJ) THE BWINO "NORTH 00 02 00 WEST OF TH[[AST UNE OF SAID PARCEL JAS SHOWN ON SAID
lPPN9.-P049f (RfF2) AND AS Sf/OWIIONSOJDUNm.rDSUR\IEY(RU IJ) WAS HEW AS rHEfJASlSOF8EARINGSSHDWN
HERODN THf PROPfRTY LINE ADJUST!.IfJlT DEED BE1lfffN "Sc SPRINGf'If].f) Lt.C mil SC SPRINOF1fW Lt.C (REF 12) WAS
WRffTfJlefMfS[lJUSINGfHEBfARlN05ANODlSTANCfSASSHQWIIONTHISIMPTHfOllLYLlNESPH'fSICAlLfSURVDnJ
HfRfONA1711IST!MEW(RfJ/<f<ASTUNfOFSAJDPARCfLJOFLPPN2006-P0491 THfllORTHllARGINOFMARCOlARQo\D
AND THE PfRIM[TER LlN[s or TRACT I (TAX MAP fJ_DJ_25_fl TAX LOT 2JOO AFTER AWUSTMrnT)
'~
"ij
F1NAL MAP OF PROPERTY L1NE ADJUSTMENT
SC SPRINGFIELD LLe
THIS PROPERTY LINE ADJUSTMENT MODIFIES
TAX LOT 2300 OF" TAX MAP 17-03-25-22
AND TAX LOT IBOO OF TAX MAP 17-02-30
(AT THE TIME OF FILING OF THIS SURVEY)
SE 1/4, SEC 4. & NE 1/4, SEC 25. T17S, R3rr. rrM
AND srr 1/4, SEC 19, & Nrr 1/4. SEC 30. T17S. R2rr, rrM
SPRINGFIELD, LANE COUNTY OREGON
OCTOBER 17, 2007
SCALE l' = 200'
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REFERENCES I
IrR!ElfCSDEt:f)(CWlr;NNANO~VfEl))
roSCSPRJIIGflEWUC ADflAWAREWITED
WJJII.JTfCOJAPANrRECORDED.oPRILIO
2006ATRECDR/JERSNUldfJER2006-02429J
-- ,-
__ 2 ~~ ~.-t':49~f1ICS~!-J7:;r;- FW!
J fJAACNNAMJ5ALE0EBJ1OII/[CIfYOF
SPRINGFIf1JJFDRPUBL/CRfWlRfCORDfD
SEPTEl.leVi22J99JINRffil880RAT
RfCfPT/ONIlU1i!JE1l9J600f6LCOOR
CSFJJ7Jlf1'rllAN!UWBAJ(lJ/FIlEJ
AJJGIlST26 1996
5 BAAGAlNAND SALfOEBJ 10UNfCDUNrY
FDRPUBUCRONJRECORDfOOC1D8fR19
19S5 AT RfCfPTTDN NUMBE1i 68852 LCOOR
6 'IIMRANT'rDml TO THE CfTYDFf:IJGfNf
g~. I Zf~:gg 2DJs~ff: {lo~m IN BOO( J59
LONGCWJRD I!( 7 AlJ5nNPARKSOUfHASf'LlmllANll
NJ2/M07f 38649 i~i RECORDED IIO',OIBf:R f8 IS9J INfI!L 74
(NJ40'5."[)(J)(4) (J87.S)(J)(4) ; 8 ~::~~-~:~STNJDmoN AS
s.rJo.3J"w J6016 ~
(SHJ046'W)(J)(.) (J6DJ6)(J)(4) I@ v----sr ~rru:t:.~ :I:RI~r:.~ST 12 1965 IN
SOJJJJ411' 6218 11""'-9"fflCOU:PARKASPlAfTEOANllRfCOl!DfD
(sa52.J6'if)(J)(4) (6216)(J)(.) : ~ Df(;[IdBER 21 1992 IN nu: 7.AfSIJDfS
SJlJf2211' 557J I Ll5\-. 5: .3O-J2 (COM
S20267Q"W ?7R7 ~ ~ 10 OfCLARAIlO/'I OFPROPERrrUfoIE ADJUSTlIfJff
sm6 f4"W 2JBJ I ~ It; :~~?: ~ff~ ~~~Jg~ ~~:2BJR Ar
../ "IQ: 11Il1W.J.lAPDFWfUNEM!USTl./fNrf1l
7000 ~~ ~ JOI<<IIWIA. fJ.'J(E$ F1lLD APRIL J 1997
(JX4)~...- ASCSrJ422J
""... 12PRDPfRrrUNEAlJJIJ:ID.lfNTDilIJ8ITIIfDI
;.; I"" "SCSPR!NGf7EI.1)llCIlNO'sC5PRINGflElJ)
S~ j- Lt.C Rfc;;:.~J J<:tt;UIfl.ItX~ NI.J!IfJU<
-8 U t:.1 2007- lCl)(JH
!il'" lJI.WFlUllSl.o'MYf1I.l'.CKRBURRlli
fNTlT1HJ"PRIlPOSEDPROPfRrYUI/(
AllJI.J'i1/.![If1FORIolARCOI),IoI&\DOl!'"
I/AVlNGDIIA'KINGINF01II.AAOONDf
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&, ~~ ~~ .3O~rell~ ~~~ ~srrc
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LCOOR~rrc~COONTYOREGDII
LcoPR ~~~C~~ COUNTY OREGON
BR O!:foIOlESllONUMENTUSfD TO
f5TASUSHBA.SISOfBfARIIIGS-
() O!:NOrrSOATADrRfCORQ
Date Recell ed
AUG 1 3 20 8
OngInal SubmittaL
~ Branch En~meermg, Inc=
~1310FlfthStn~t
Spnnlfl~ld Or~lo" 97477
(5'1)746-0637 FAX(5U)746-0969
bU110hdmtl1Mbro"oh~"I1"~""lnI ~om
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~Df/101fSPLATBOOMJARf
AllDl5TAN(;[S5Ho~,AREINFffT
PROJf:.CT No 0719J
THIS DOCUMENT
ORIGINALLY ISSUED
AND SEALED BY REX A BETZ
PLS 2606 7/20/93
THIS MEDIA SHOULD
NOT BE CONSIDERED
ACERITFlED
DOCUMENT
I PAGE
OF 1
rJ
".
I~TAX MAP /7-03 25-11 TAX LOT 2300 & TAX MAP 17-02 30 TAX LOT 1800 ~
10/17/07
OWG No Z \2007\07193 "'lIog...ot Moccolo meodow.\PLA\07 193 PLAOWG
BOUNDARY DATA
CSF4075.
~ Branc_h_~llleermg, Inc=
~J310F1fthStroet
SpriII,hold Ou,on 97477
(541)74e-OenrAX(541)74e-036\1
h'&Ilohadmlneb.&IlchenVnoor1n,co!n
ClnJ Structurn Tran.po.t.aUon SUl"Teyin,
PROJf:.CT No 07 i9JA
I PAGE 4 OF 4
~
OWG NO Z \2007\07 /93 "lIoO,"sot Moccolo meQ</ows\ALfA\07 193 ALTA DWG
GPW
1/8/08
([)
cr 2-4 L.j uL}
RETURN TO CASCADE TITLE CD
E;:uoS- 031.4 6~
""'~ 11 -03 - ..c;-I \ .,l~O
n-02.--~-OC~ 1800
After reco~~dW
1\11 Willilmette Street
Elloeoe OR 97401-3107
EXHIBIT B
(
D.v.s.on of Ch.ef Deputy Cle~k ~nne.UI.4I.UI
Lane Counly Deeds and Records 'VVU ~~
1111111111111111111111111111111111111111111 $51.00
j079~3~2200c00242930060~ '704/10/2006 03:55:06 PM
RPR-DEED Cnt=l Stn=9 CASHIER 04
$30 00 $11 00 $10 00
Unlll a change IS requested,
mml aU tax statements to
SC SDrln~fleld, LLC
5440 LOUle Ln ste 102
Reno, NV
Tax Account No
TRUSTEES' DEED
(Statutory Bargam and Sale Deed)
Allan Hillar Pierce and Norman J LeCompte, Jr, as Co-Trustees pursuant to the
Last WIU and Testament of Elizabeth C Pierce, a deceased person, and AUan iliUar Pierce and
Norman J LeCompte, Jr, as Co-Trustees pursuant to the Last WIU and Testament of
Ralph H Pierce, a deceased person (collecllvely, "Grantor"), convey to SC Spnngfield LLC, a
Delaware hmlted hablhty company ("Grantee"), the real property descnbed on the attached
ExhIbIt A, together WIth all of the nght, htle and mterest of Grantor m, to and under adJommg
streets, nghts of way and easements
The true consideratIOn for thiS conveyance IS Eight Mllhon DoUars ($8,000,000), pmd by
an accommodatorpursuant to Secllon 1031 of the Urnted States Internal Revenue Code
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON
TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF
ANY, UNDER ORS 197352 THIS INSTRUMENT DOES NOT ALLOW USE OF THE
PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE
LAND USE LAWS AND REGULATIONS BEFORE SIGNING OR ACCEPTING THIS
INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD
CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO
VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST
FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30930 AND TO INQUIRE
ABOUT THE RIGHTS OF NEIGHBORlNG PROPERTY OWNERS, IF ANY, UNDER ORS
197 352
SIGNATURE PAGE FOLLOWS
~
I
~
t
,
AUG 1 3 2008
Date Received
TRUSTEES' DEED - Page 1
G \u::,r\NJL\Cllent\Plerce Trust\Martm Salc\deed oJ) 060331 doc
Onglnal Submittal
"" <
DATED ApnlL2006
STATE OF OREGON )
) ss
COUNTY OF LANE )
ttJt.CL..;
Allan HIl1ar lerce, Co-Trustee pursuant to the
Last WIl1 and Testament of ElIzabeth C PIerce,
a deceased person
~ffd!iZ-m'
to the Last WIl1 and Testament of
zr~:~~""
Al1ari' HIllar PIerce, Co-Trustee pursuant to the
Last Will and Testament of Ralph H Pierce, a
deceased person
~~dJJuc9
Nonnan J LeCompte, Jr, Cd-Trustee pursuant
to the Last Wll1 and Testament of
Ralph H Pierce, a deceased person
ThiS illstrument was acknowledged before me on Apnl/O , 2006, by Al1an HIl1ar
Pierce, Co-Trustee pursuant to the Last Will and Testament of ElIzabeth C Pierce, a deceased
person, and Co-Trustee pursuant to the Last WIl1 and Testament of Ralph H ce, a deceased
person
.,-,~ - - --:--~
. L. _ _ ~ .....z...:,.t.:... ..". r:-'=' I
~- ~~~~ I
~. GAYLE B...... I
I NOW\YP\JBUC-OREGON \
:', ' COMMISSION NO 394149 ~
:. MYllOMMISSlONEIIP~~us,:~2009
~,~--_:,-,"~-~,._---~~- .
TRUSTEES' DEED - Page 2
G lusrll\JLIChent\Plerce TrustIMamn Salcldccd nJ! 060331 dnc
Date Received.
AUG 1 3 2008
Orlgmal Submlttfll
~ ...
STATE OF OREGON )
) ss
COUNTY OF LANE )
.
This mstrwnent was acknowledged before me on Apnl 1-0 , 2006, by Norman J
LeCompte, Jr, Co-Trustee pursuant to the Last WlIl and Testament of Ehzabeth C Pierce, a
deceased person, and Co-Trustee pursuant to the Last Will and Testament of 1 h H Pierce, a
deceased person
.
~&h~ .
.' 1l00000P\JBUC.OREGotl
<! GOMM\SS\ONNO"~.),~20D9
. '-fiCOMMISS10NEl'J'IRES/IUO~'
~___-'.'L'" ,_ _'
TRUSTEES' DeED - Page 3
G \u~r\NJL\Chent\Plerce Tru~t\Martm Salt.\dl.ed nJI 060331 doc
...
f7:Zfo. 0 f
Date Received
AUG 1 3 2008
Onglnal SubmIttal
">;:- ...
EXOffiIT A
Real Property DescrIptIon
~-
/
Date Received.
AUG 1 3 2008
Onglnal Submittal
TRUSTEES' DEED - Exhibit A
G lusr\NJLIChentlPterce TruslIMartm Saleldeed nJ] 060331 doc
"
"
.
",,'
,
Date Received:
AUG 1 3 2008
Ongmal Submittal
PARCEL 1
Beg1nn1ng at a p01ne on the North r1ght-of-way 11ne of Marcola Road, sald po~nt oeing
North 89 57' 3011 East :2611.60 feet and North 00' 02' OOn West 'i15 00 feet from the
Southwest corner of the Fellx Scott Jr P L C No 51 1n TownshlP 17 South, Range J
West of the W1l1amette Merid1an. thence along the North right-of-way 11ne of Marcola
Road South 69' 57' 30' West 1419,22 feet to the Southeast cOrner of Parcell of Land
Part1t1on Plat No 94.P0491, thence leav1ng the North right-of-way 11ne of Marcola Road
and runn~ng along the East boundary of sald parcel 1 and the Northerly extenslon
thereof North 00' 02' 00" West 516 00 feet to a point on the South boundary of NICOLE
PARK as platted ano recorded ln F~le 74, Sl,des 30-33 of the Lane County Oregon Plat
Records, thence along the south boundary of sal.d NICOLE PMK North 89' 57' JO" East
99 62 feet to the Southeast corner of sald NICOLE PARK, thence along the East boundary
of Sud NICOLE PARK North 00' 02' 00" West 259 92 feet to the Northeast corner of sald
NICOLE PARK. thence along the North ooundary of sa,d NICOLE PARK South 89 58' 00' West
6 20 feet to the Southeast corner of LOCH LOMOND TERRACE FIRST ADDITION, as platted and
recorded ~n Book 46. Page 20 of the Lane County Oregon plat Records, thence along the
East boundary of sa1d LOCH LOMOND TERRACE FIRST ADDITION North 00 02' 00' West 112 BB
feet to the Southwest corner of AUSTIN PARK SOUTH, aa platted and recorded ln F~le 74,
Sl,des 132-134 of the Lane County Plat Reco.ds, thence along the South boundary of sald
AUSTIN PARK SOUT!! North 8~' 56' 00" East 260 00 feet to the Southeast corner of aa,o
AUSTIN PARK SOUTH, thence along the East ooundary of salO AOSTIN PARK SOUTH North 00'
02' 00" West 909 69 feet to the Northeast corner of sa,d AUSTIN PARK SOUTH, sa1d po,nt
be1ng on the South boundary of that certa~n tract of land described in a deed recorded
July 31, 1941, 1n Book 3S9, Page 285 of the Lane County Oregon Deed Records, thence
along the South boundary of sald last descnbed tract North 79 41' S4" East IOa3 15
feet to the lnteraectlon of the South l,ne of the last described tract and the East
llne of thaC eerta~n tract of land conveyed to k H P~erce and E11tabetn C P~erce and
recorded ~n Book 238, Page 464 of the ~ane County oregon Deed ~eeords. thence along the
East Ilne of sald last descrlbed tract South 00' 02' 00" East 1991 28 feet to t~e pOlnt
of beg1nnlng, all ln Lane County. Oregon
PI\RCEL 2,
Beqinn1ng at a point 1n the center of County Road No 753j ~470 24 feet South and
1319 9 feet East of the Northwest corner of the FelLx Scott Donat1on Land ClaLm No 82,
in Townshlp 17 South. Range 2 West of the w111arnette Merld,an, and be1ng 966 feet South
of the Southeast corner of tract of land conveyea by The Travelers Insurance Company to
R D Kercher by deed recorded ~n Book 189. Page 2S8, Lane County Oregon Deed Records,
thence West 1310 feee eo a po~nc 15 links East of the West l1ne of the Felix Scoct
Oonat1on Land Claim No 82, NOC1f~cat1on No. 3255. In Townsh1p 17 South, Range 2 west
of the W~llamette Mer1d1an, and runn1ng thence South pa~allel w1th and 15 links d1stant
from sa1d West Ilne of Sd1d Donaclon Land Cla1m a distance of 2301 76 feet to a pOlnt
15 links East of the Southwest corner of sald Donat~on Land Clalm, thence 2ast
follow1ng along the center l1ne of county Road No 276 a d1stance of 131~ feet to a
p01nt In the center of Sd1d County Road No 279 Que South of the place of beg1nn~ng,
thence North followlng the center 11ne of sald County Road No 753 to the pOlnt Of
beg1nn1ng, all In Lane County, Oregon,
EXCEPT the rlg~t of way of the Eugene-Wend11ng Branch of the Southern Paclflc
RaJ.lroad,
ALsa EXCEPT tha~ port~on descr1bed ~n deed to The c~ty of ~gene, recorded 1n
Book 359. Page 285, Lane County oregon Deed Records,
C'ont1.nued-
..........LDn A, Page 1
.,
~
Date Received'
AUG 1 3 2008
P40perty De5cr~pClon cont~nued~{?ARCEL 2)
Onglnal Submittal
ALSO EXCEPT beg1nn1ng at a p01nt wh1ch is 1589 47 feet South and 1327 33 feet
East of the Southwest corner of Sectlon 19, Townshlp 17 South, Range 2 west,
Wlllamette Merld~an, Lane County, Oregon, sa~d pOlnt also be~ng oppos~te and
20 feet Easterly from Statlon 39+59 43 P 0 ST. said Statlon belng In the
center 1.ne of the old route of County Road No 142-5 (formerly U753), thence
South O' 11' Weet 183.75 feet to the .ntereect.on w.th the NortherlY Ra.lroad
Rlght of way lloe. thence South 84 45' west 117 33 feet, thence South 79 30'
West 48 37 feet to the lntersect~on of said Rallroad Rlght of Way Ilne wlth
the Southerly R1ght of Way 11ne of the relocated Ba.d County Road No 742-5.
thence along the arc of a 316 48 foot rad1us curve left (the chord of which
bears North 39' 03' 35" East 261 83 feet) a d.etance of 269 94 feet to the
place of beginning. In Lane County. Oregon;
ALSO EXCEPT that port.on described .n deed to Lane County recorded October 19,
1955. Receptlon No 68852, Lane County Oregon Deed Records 1
~SO ~XC~PT that portion deser.bed in deed to Lane county recorded January 20.
1986. ReeeptlOn No 8602217. Lane County OfflCial Records.
ALSO EXCEPT that porc~on descrlbed In that Deed to W~llamalane Park and
Recre~t~on Dlstr~ct recorded December 4, 1992, Recept20n No 9268749, and
Correct Lon Deed recorded February ~. 1993, Recept~on No 9)08469, Lane County
Official Reeoras.
ALSO EXC~~T that port.on descr.bed ln ~Xhlbit A of that Deed to the City of
Sprlngfleld. recorded September 22, 1993. Receptlon NO. 9360016, Lane County
Offlclal Records
ALSO ~XCEPT Marcola Road Industrlal Park, as platted and recorded .n F11e 75.
Slldes B97, Bge and 899, Lane county Plat Records, Lane County, Otegon
PARCEL 3
~~ easement for lngress and egress, parking and s~gn purposes as descr~bed in that
certain Reclprocal Easement Agreement, recorded Aprll 22, 19941 Reel No 1943,
Receptlon No 9429753, Lane County Oft.clal Records.
PARCEL 4'
An easement for 1ngress, egress and parklng as described ~n that certa1n Declaration of
Restr~cc~ons and Grant of Easements, recorded March 17. 1989, Reel No 1563, Recept10n
No. 8911762, as amended by that cer~a~n First Amendment to Peclarat10n of Rescrlctlons
and Grant of Easements. recorded October 31. 1989, Reel No 1600, Recept10n No
S949055, as modif1ed by that certain Restated Declaratlon of Restr1ct1ons and Grant of
~asements, recorded May 10, 1991, Reel No 1695. Recept~on No 9121698, and by that
certa~n Ass~9nment and Assumption of Obl~9atlons, recorded November 2, 1994, Reel No
200,9. Reception No 9477~51. all of Lane county Ofhnal Records
-,
.r-Atll.1U.T A, Page 2 \
EXHIBIT C
Date Received
First Amencan Title Insurance Company AUG 1 3 2008
National Commercial ServIces
200 SW Market Street, SUite 250 Ongmal Submittal
Portland, Oregon 97201
Escrow Officer MavIs Kimball
Phone (503)795-7603
Fax (503)795-7614
E-mail mklmball@firstam.com
File No NCS-303649-0Rl
Title Officer Jennifer L. Watson
Phone (503)790-7866
Fax (503)795-7614
E-mail )ewatson@flrstam.com
File No NCS-303649-0Rl
2ND SUPPLEMENTAL PRELIMINARY TITLE REPORT
ALTA Owners Standard Coverage liability $ 26,000,00000 PremIum $ 26,513 00 STR
ALTA Owners Extended Coverage liability $ 26,000,00000 PremIum $ 17,675 00
ALTA lenders Standard Coverage liability $ Premium $
ALTA Lenders Extended Coverage liability $ 16,000,00000 Premium $ 10000
ALTA Leasehold Standard Coverage liability $ Premium $
ALTA Leasehold Extended Coverage Liability $ Premium $
Endorsements Liability $ Premium $
Govt Service Charge Cost $
other $
We are prepared to Issue Title Insurance Policy or PoliCies In the form and amount shown above, Insuring
title to the follOWing described land
The land referred to In thiS report IS described In Exhibit "A" attached hereto
and as of 05/01/2008 at 8 00 a m., title vested In
,
SC Sprmgfield, L L C , a Delaware limited liability company
Subject to the exceptions, exclUSions, and stipulations which are ordinarily part of such Policy form and
~~~~ .
This report 15 for the exclUSive use of the parties herein shown and IS prehmmary to the Issuance of a
title Insurance policy and shalf become VOid unless a policy IS Issued, and the full premium paid
Preliminary Report
Date Recelvt. ~. Order Number NCS- 303649-0Rl
Page Number 2
AUG 1 3 2008
OngInal SubmIttal
1 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
2 Any facts, nghts, Interests, or claims which are not shown by the public records but which could
be ascertained by an inspection of said land or by making inquiry of persons In possession
thereof
3 Easements, claims of easement or encumbrances which are not shown by the publiC records
4 This Item has been Intentionally deleted
5 Any nghts, Interests, or claims of parties In possession of the land not shown by the publiC
records
6 Any lien, or nght to a lien, for services, labor or matenal theretofore or hereafter furnished,
Imposed by law and not shown by the publiC records
7 Rights of the publiC and of governmental bodies In and to that portion of the premises herein
deScribed lYing below the high water mark of unnamed creek
8 An easement for ditches and InCidental purposes, recorded May 1, 1919 as Book 119, page
560 of Official Records
In Favor of Benham Irrigation Company
Affects Exact location not disclosed
9 An easement for ditches and InCidental purposes, recorded July 17, 1919 as Book 121, page
66 of Official Records
In Favor of Benham Irrigation Company
Affects Parcel II
10 An easement for electnc dlstnbutlon line and InCidental purposes, recorded March 16, 1925 as
Book 142, page 450 of Official Records
In Favor of The City of Eugene, Oregon, by and through the Eugene Water
Board
Affects Exact location not disclosed
11 An easement for electnc transmission line and InCidental purposes, recorded July 12, 1937 as
Book 188, page 452 of Official Records
In Favor of The City of Eugene, Oregon, by and through the Eugene Water
Board
Affects Parcel II
12 An easement for sanitary sewer and InCidental purposes, recorded November 17, 1961 as
Reception No 50778 of Official Records
In Favor of The City of Spnngfield
Affects Parcels I and II
First American Title
Date Received
Preliminary Report
AUG 1 3 2008
Order Number NCS-303649 OR!
Page Number 3
13
OnClnal Submittal
Covenants, conditions, restnctlons arfd easements In the document recorded March 17,
1989 as Reel 1563, Reception No 89-11762 of OffiCial Records, but deleting any covenant,
condition or restnctlon Indicating a preference, limitation or dlscnmlnatlon based on race, color,
religion, sex, handicap, familial status, national ongln, sexual onentatlon, mantal status, ancestry,
source of Income or disability, to the extent such covenants, conditions or restnctlons Violate Title
42, Section 3604(c), of the United States Codes Lawful restnctlons under state and federal law
on the age of occupants In senior hOUSing or hOUSing for older persons shall not be construed as
restnctlons based on familial status
(Affects Parcel No I)
Document(s) declanng modificatIOns thereof recorded October 31, 1989 as Reel 1600, Reception
No 89-49055 of OffiCial Records
Document(s) declanng modifications thereof recorded May 10, 1991 as Reel 1695, Reception No
91-21698 of OffiCial Records
Document(s) declanng modifications thereof recorded November 2, 1994 as Reel 2009,
Reception No 94-77951 of OffiCial Records
14 An easement for sewer line and InCidental purposes, recorded March 20, 1989 as Reel 1564,
Reception No 89-11838 of OffiCial Records
In Favor of Spnngfield School Dlstnct No 19
Affects The Westerly portion of Parcel II
15 Covenants, conditions, restnctlons and easements In the document recorded May 10,
1991 as Reel 1695, Reception No 91-21696 of OffiCial Records, but deleting any covenant,
condition or restnctlon Indicating a preference, limitation or diScrimination based on race, color,
religion, sex, handicap, familial status, national ongln, sexual onentatlon, manta I status, ancestry,
source of Income or disability, to the extent such covenants, conditions or restnctlons Violate Title
42, Section 3604(c), of the United States Codes Lawful restnctlons under state and federal law
on the age of occupants In senior hOUSing or hOUSing for older persons shall not be construed as
restnctlons based on familial status
(Affects Parcel No I)
Document(s) declanng modIfIcations thereof recorded October 1, 1993 as Reel 1883, ReceptIon
No 93-62649 of OffiCIal Records
Document(s) declanng modIficatIOns thereof recorded October 12, 1993 as Reel 1886, Reception
No 93-65168 of OffiCial Records
16 An easement for public utility and inCidental purposes, recorded September 22, 1993 as
Reception No 93-60016 of OffiCial Records
In Favor of The City of Spnngfleld
Affects The Easterly portion of Parcel II
17 An easement for public utility and InCidental purposes, recorded March 25, 1994 as Reel 1935,
Reception No 94-21981 of OffiCial Records
In Favor of The City of Spnngfleld
Affects The Southwesterly portion of Parcel II
Arst Amencan Title
Preliminary Report
Order Number NCS-303649-0Rl
Page Number 4
18 The terms and provIsions contained In the document entitled "Reciprocal Easement Agreement"
recorded Apnl 22, 1994 as Reception No 94-29763 of Official Records
(Affects The Southwesterly portion of Parcel II)
19 A Deed of Trust to secure an onglnallndebtedness of $7,800,000 00 recorded September 8,
2006 as Reception No 2006-065774 of OffiCIal Records
Dated September 5, 2006
Trustor SC Spnngfield, LLC, a Delaware limited liability company
Trustee First Amencan Title Insurance Company
BenefiCiary MldFlrst Bank
Document(s) declanng modifications thereof recorded November 15, 2007 as Reception No
2007-077124 of OffiCial Records
20 EVidence of the authonty of the Indlvldual(s) to execute the forthcoming document for SC
Spnngfield, L L C , copies of the current operating agreement should be submitted nnor to
c1oslno
21 Unrecorded leases or penodlc tenanCies, If any
22
Taxes for the year 2007-2008
Tax Amount
Unpaid Balance
Code No
Map & Tax Lot No
Property ID/Key No
99,345 90
33,115 37, plus Interest, If any
01900
17032S 1102300
1S17653
(Affects Parcel I and a portion of Parcel II)
23
Taxes for the year 2007-2008
Tax Amount
Unpaid Balance
Code No
Map & Tax Lot No
Property IDjKey No
(Affects a portion of Parcel II)
99,17690
99,17690, plus Interest, If any
01900
1702300001800
0113785
24 The terms and proVISions contained In the document entitled "Declaration of Restnctlons"
recorded October 19, 2007 as Reception No 2007-071865 of OffiCial Records
Date Received
AUG 1 3 2008
Onglnal Submittal
Arst Amencan Title
Preliminary Report
Order Number NCS-303649-0Rl
Page Number 5
25 The following matters disclosed by an ALTA/ACSM survey made by Branch Englneenng, Inc on
December 28, 2007, designated Job No 07-193A
a) Fence encroachments onto the Westerly portion Parcel II
b) EXisting 14" PVC storm drain pipe drains to eXisting ditch In the Southwesterly portion of
Parcel II
c) EXisting asphalt parking lot In the Southwesterly portion of Parcel II IS being used by adJacent
property owner
d) The eXisting sanitary sewer pipe In the Southwesterly portion of Parcel II may not be covered
by an eXisting public utility easement
e) Utility pole and anchor encroachment In the Northeasterly corner of Parcel II
f) The eXisting sanitary sewer pipe In the Southeasterly portion of Parcel II may not be covered
by an eXisting publiC utility easement
-END OF EXCEPTIONS-
Date Received
AUG 1 3 2008
Onglnal Submittal
Arst Amencan Title
Preliminary Report
Order Number NCS- 303649-0Rl
Page Number 6
INFORMATIONAL NOTES
NOTE This report 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 (Recorder) covenng fixtures on
the premises wherein the lands are descnbed other than by metes and bounds or under the rectangular
survey system or by recorded lot and book
Date Received
AUG 1 3 2008
Ongmal Submittal
Arst Amencan Title
Preliminary Report
Order Number NCS- 303649-0Rl
Page Number 7
THANK YOU FOR CHOOSING FIRST AMERICAN TITLE
WE KNOW YOU HAVE A CHOICE'
,
Cc SIerra Coast Development
Attn Cody Johnson
Cc
Attn
Cc
Attn
Date Received
AUG 1 3 2008
Ongmal Submittal
Arst Amencan Title
PrelIminary Report
Order Number NCS- 303649-0Rl
Page Number 8
:~
~ o.-,c.:.e:.#
- First American Title Insurance Company of Oregon
SCHEDULE OF EXCLUSIONS FROM COVERAGE
ALTA LOAN POLICY (10/17/92)
The follOWing matters are expressly excluded from the coverage of thiS pohcy and the Company Will not pay loss or damage, costs attorneys fees or expenses which anse
by reason of
1 (a) Any law ordinance or governmental regulation (including but not limited to bUilding and zoning laws ordinances or regulations) restricting regulating prohibiting
or relating to (I) the occupancy use or enjoyment of the land (II) the character dimensions or location of any Improvement now or hereafter erected on the land
(III) a separation 10 ownership ora change In the dImenSions or area of the land or any parcel of whICh the land IS or was a part, or (IV) environmental protection, or
the effect of any VIOtatlon of these laws ordinances or governmental regulabons except to the extent that a notice of the enforcement thereof or a nobce of a
defect, lien or encumbrance resulting from a violation or afleged vlolatlo 1'1 affectmg the land has been recotded In the public records at Date of POliCY,
(b) Any governmental police power not excluded by (a) above except to the extent that a 110tJce of the exercise thereof or a nobce of a defect lien or encumbrance
resulting from a vlolabon or alleged ViolatIOn affecting the land has been recordedmthe public records at DateofPohcy
Rights of eminent domain unless nobce of the exerose thereof has been recorded In the publIC recOfds at Date of Pohcy, but not excludmg from coverage any taking
which has occurred prior to Date of Policy which would be bmdlng on the rights of a purchaser for value without knowledge
Defects hens, encumbrances, adverse claims, or other matters
(a) created, suffered assumed or agreed to by the Insured claimant
(b) not known to the Company, not recorded 11'1 the public records at Date of POliCY, but known to the Insured claimant and not disclosed m wntlng to the Company by
the msured claimant pnor to the date the Insured claimant became an Insured un derth~pohcy
(c) resultlngm no loss or damage to the Insured claimant
(d) attaching or created subsequent to Date of Policy (except to the extent that thiS poliCY msures the pnonty of the lien of the msured mortgage over any statutory lien
for services labor or matenal or the extent Insurance IS afforded herein as to assessments for street Improvements under constructIOn or completed at date of
policy),or
(e) resulting In loss or damage whICh would not have been sustained If the Insured claimant had paid value for the Insured mortgage
4 Unenforceablllty of the hen of the Insured mortgage because of the mablhty or failure of the Insured at Date of Policy, or the Inability or failure of any subsequent owner
of the Indebtedness to comply WIth the applicable dOing bUSiness laws of the state In which the land ~ situated
Invalidity or unenforceablllty of the hen of the Insured mortgage or claim thereof which anses out of the transaction evIdenced by the Insured mortgage and IS based
upon usury or any consumer credit protecl:lon or truth In lending law
Any statutory lien for selVlCe5 labor or matenals (or the claim of pnonty of any statutory lien for selVlteS labor or materials over the hen of the Insured mortgage)
anslng from an Improvement or work related to the land which IS contracted for and commenced subsequent to Date of Policy and IS not financed In whole or In part by
proceeds of the Indebtedness secured by the Insured mortgage which at Date of Policy the II'Isured has advanced or IS oblrgated to advance
7 Any claim whICh anses out ofthetransactlon creabng the Interest of the mortgagee Insured by thIS policy, by reason of the operabon of federal bankruptcy state
Insolvency or Similar creditors nghts laws that IS based on
(I) thetransactJOncreatlngthelnterestofthelnsuredmortgageebelngdeemedafraudulent conveyance or fraudulent transfer or
(II) the subordination of the Interest of the Insured mortgageeasa result of the apph cation of the doctnne of equrt:able subordmatlOn or
(Ill) the transaction creating the mterest of the Insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure
(a) to timely record the Instmment of transfer or
(b) of such recordation to Impart notice to a purchaser for value or a judgment or lien ae.dltm
ALTA OWNER'S POLICY (10/17/92)
The follOWing matters are expressly excluded from the coverage of thiS policy and the Company Will not pay loss or damage, costs, attorneys fees or expenses which anse
by reason of
1 (a) Any law ordmance or governmental regulation (including but not limited to bUlldmg and zoning laws ordinances Of regulations) restnctll19 regulating prohibiting
or relating to (I) the occupancy use, or enjoyment of the land (II) the character dimenSions or location of any Improvement now or hereafter erected on the land
(III) a separatJOn In ownership ora change In the dimenSions or area of the land or any parcel afwhlch the land IS or was a part or (IV) enVIronmental protectJon, or
the effect of any violation of these laws, ordinances or governmental regulations except to the extent that a notICe of the enforcement thereof or a nobce of a
defect, hen or encumbrance resulting from a vlolaoon or alleged Violation affectJng the land has been recorded m the pubhc records at Date of Policy
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect hen or encumbrance
resulting from a Violation or alleged ViolatIOn affecting the land has been recorded In the public records at Date of Policy
Rights of eminent damam unless notice of the exerCise thereof has been recorded In the pubhc records at Date of Policy but not excluding from coverage any taking
which has occurred prior to Date of Pohcy which would be binding on the tights of a purchaser for value Without knowledge
Defects liens encumbrances, adverse claims or other matters
(a) created suffered assumed oragree.d to by the Insured claimant
(b) not known to the Company, not recorded In the public records at Date af Policy but known to the Insured claimant and not disclosed In wnbng to the Company by
the Insured claimant pnor to the date the msvred claimant became an Insured under thiS policy,
(c) resulting In no loss or damage to the Insured claimant,
(d) attaching or created subsequent to Date ofPohcy, or
(e) resulhng In loss or damage which would not have been sustained If the Insured claimant had paid value for the estate or Interest Insured by thiS policy
4 Any claim which arises out of the transactlOn vesting In the Insured the estate or Interest Insured by thiS pohcy by reason of the operation of federal bankruptcy state
Insolvency orslmllarcredil:ors nghtslaws that IS based on
(I) the transaction creabng the estate or Interest Insured by thiS policy being deemed a fraudulent conveyance or fraudulent transfer or
(II) the transaction creating the estate or Interest Insured by thiS policy being deemed a preferential transfer except where the preferential transfer results from the
failure
(a) to tlmeJy record the mstrument of transfer or
(b) of such recordation to Impart notlceto a purchaser for value or a Judgment or lien creditor
SCHEDULE OF STANDARD EXCEPTIONS
The ALTA standard poliCY form WlII contain In Schedule B the foHowlng standard exceptions to coverage
1 Taxes or assessments which are not shown as exlstmg hens by the records of any taxing authority that levies taxes or assessments on real property or by the publIC
records, proceeding by a public agency which may result In taxes or assessments or notice of such proceedings whether or not shown by the records of such agency or
by the publiC records
Facts tights Interests or c1am15 which are not shown by the publiC records but which could be ascertained by an inspection of said land or by makmg Inquiry of persons
In possesSion thereof
3 Easements or claims of easement not shown by the publIC records reservatlons or exceptions In patents or In Acts authonzmg the Issuance thereof water nghts, claimS
or trt:le to water
4 Any encroachment (of existing Improvements located on the subject ti3n<1 onto aOjOJmng land or of existing Improvements located 0(1 adjolnmg land onto the subject
land) encumbrilrlCe Vlolatlon variation or adverse arcumstance affecting the title that would be disclosed by an accurate and complete land sUlVey of the subject land
Any lien, or right to a lien, for services labor matenal eqUipment rental or workers compensation heretofore or hereafter furnished, Imposed by law or not shown by
the pubhc records
NOTE A SPECIMEN COPY OF THE POUCY FORM (OR FORMS) WILL BE FURNISHED UPON REQUEST
11149 Rev 606
Date Received
AUG 1 3 2008
Arst American Title
Ongmal Submittal
PrelimInary Report
Order Number NCS- 303649-0Rl
Page Number 9
Exhibit "A"
Real property In the County of Lane, State of Oregon, deScribed as follows
That property deScribed In Property Line AdJustment Deed recorded October 19, 2007 as Reception No
2007-071866, Deed Records of Lane County, Oregon and being more particularly described as follows
PARCEL I
Situated In the City of Spnngfield, Lane COUrlty, State of Oregon In the Northeast 1/4 of Section 25 In
Township 17 South, Range 3 West of the Wlllamette Meridian and deScribed as follows
Being a portion of the lands that were conveyed as "Parcell" In that certain Trustees' Deed that was
recorded Apn110, 2006 at Recorder's Number 2006-024293 In the OffiCial Records of Lane County, State
of Oregon, which portion IS more partIcularly deScribed as follows
Being a portion of "Parcel 3" of Land Partition Plat Number 94-P0491 as recorded Apnl 19, 1994 In the
Land Partition Plat Records of Lane County, State of Oregon, the pen meter boundary of which portion
being more particularly deScribed as follows
,
BEGINNING at a pOint on the south line of said "Parcel 3" of Land Partition Plat, Number 94-P0491 and
north margin of Marcola Road (which margin IS offset 45 00 feet northerly of the north line of the B B
Powers Donation Land Claim Number 64 In Township 17 South, Range 2 West of the Wlllamette
Mendlan) that lies South 89057'22" West 263 83 feet from the southeast corner of said "Parcel 3",
thence, leaVing said pOint of beginning and crossing Into said "Parcel 3", along the follOWing fifteen
numbered courses (1) North 44057'15" East 19 81 feet, (2) North 00002'00" West 161 96 feet, (3) South
89058'00" West 188 35 feet, (4) South 83025'02" West 91 24 feet, (5) South 89058'00" West 24150
feet, (6) North 00002'00" West 341 22 feet, (7) North 89058'00" East 33 48 feet, (8) North 00002'00"
West 329 83 feet, (9) South 890S8'00" West 144 6S feet to a pOint of non-tangent curvature to the right,
(10) along said non-tangent curvature to the right, haVing a radiUS center that lies South 70038'23" East
73851 Feet, a central angle of 4019'30" and a long chord of North 21031'22" East 55 73 Feet, an arc
length of 5575 Feet to a pOint of non-tangent line, (11) along said non-tangent line, North 89058'00"
East 38 55 feet, (12) North 44058'00" East 102 82 feet, (13) North 72043'45" East S4 71 feet, (14) South
89050'16" East 636 23 feet, and (15) South 60002'00" East 70 75 feet, to a pOint on the East line of said
"Parcel 3", THENCE, along said East line of "Parcel 3" the follOWing one numbered course (16) South
00002'00" East 763 85 feet to a pOint that lies North 00002'00" West 175 93 feet from the aforesaid
southeast corner of "Parcel 3", thence, leavmg said East line and pomt and along the follOWing three
numbered courses (17) South 89058'00" West 197 82 feet, (18) South 00002'00" East 161 95 feet, and
(19) South 4s003'27" East 19 82 feet to a pOint that lies on the aforesaid South line of "Parcel 3" and said
North margin of Marcola Road, thence, along said south line of "Parcel 3" and said North margin of
Marcola Road, the follOWing one numbered course (20) South 89057'22" West 80 03 feet returning to
the pOint of begmnlng
PARCEL II
Situated In the City of Spnngfield, Lane County, State of Oregon In the Southeast 1/4 of Section 24 and
Northeast 1/4 of Secbon 2S In Township 17 South, Range 3 West of the Wlllamette Mendlan and In the
Southwest 1/4 of Section 19 and Northwest 1/4 of Section 30 In Township 17 South, Range 2 West of the
Wlllamette Mendlan and deScribed as follows
Date Received
AUG 1 3 2008
Arst American Title
Ongmal Submittal
Dlate ~eeelvecf
Prellmmary Report
AUG 1 3 2000
Order Number NCS-303649-0Rl
Page Number 10
On~lnal Submittal
Being a portion of the lands that were conveyed as' Parcell" and all of the lands that were conveyed as
"Parcel 2" In that certain Trustees' Deed that was recorded Apnl 10, 2006 at Recorder's Number 2006-
024293 In the Official Records of Lane County, State of Oregon, which portion oIS more particularly
descnbed as follows
Being a portion of "Parcel 2" and a portion of "Parcel 3" of Land Partition Plat Number 94-P0491 as
recorded Apnl 19, 1994 In the Land Partition Plat Records of Lane County, State of Oregon together with
adJoining lands to the east, the perimeter boundary of which being more particularly descnbed as
follows
BEGINNING at a pOint on the south line of said "Parcel 3" of Land Partition Plat Number_ 94-P0491 and
north margin of Marcola Road (which margin IS offset 45 00 feet northerly of the north line of the B B
Powers Donation Land Claim Number 64 In Township 17 South, Range 2 West of the Wlllamette
Meridian) that lies South 89057'22" West 263 83 feet from the southeast corner of said "Parcel 3",
thence, leaving said pOint of beginning and crossing Into said "Parcel 3", along the following fifteen
numbered courses (1) North 44057'15" East 19 81 feet, (2) North 00002'00" West 161 96 feet, (3) South
89058'00" West 188 35 feet, (4) South 83025'02" West 91 24 feet, (S) South 89058'00" West 24150
feet, (6) North 00002'00" West 34122 feet, (7) North 89058'00" East 33 48 feet, (8) North 00002'00"
West 329 83 feet, (9) South 890S8'00" West 144 65 feet to a pOint of non-tangent curvature to the nght,
(10) along said non-tangent curvature to the nght, having a radiUS center that lies South 70038'23" East
73851 Feet, a central angle of 4019'30" and a long chord of North 2P31'22" East 55 73 Feet, an arc
length of 55 75 Feet to a pOint of non-tangent line, (11) along said non-tangent line, North 89058'00"
East 3855 feet, (12) North 44058'00" East 102 82 feet, (13) North 72043'45" East 54 71 feet, (14) South
89050'16" East 636 23 feet, and (15) South 60002'00" East 70 75 feet, to a pOint on the East line of said
"Parcel 3", thence, along said East line of "Parcel 3" the follOWing one numbered course (16) South
00002'00" East 763 85 feet to a pOint that lies North 00002'00" West 175 93 feet from the aforesaid
southeast corner of "Parcel 3", thence, leaving said East line and pOint and along the following three
numbered courses (17) South 89058'00" West 197 82 feet, (18) South 00002'00" East 161 95 feet, and
(19) South 45003'27" East 19 82 feet to a pOint that lies on the aforesaid South line of "Parcel 3" and said
North margin of Marcola Road, thence, along said south line of "Parcel 3" and said North margin of
Marcola Road, the followIng one numbered course (20) North 890 57'22" East 183 80 feet to said
southeast corner of "Parcel 3", thence, along said North margin of Marcola Road, the follOWing one
numbered course (21) North 89053'35" East 235 82 feet to the southwest corner of the lands that were
conveyed for public road purposes In that certain "Bargain and Sale Deed" that was recorded September
~ 22, 1993 In Reel 1880R at Reception Number 9360016 In the OffiCial Records of Lane County, State of
Oregon which southwest corner and conveyed landS are shown on the survey map by Daniel W Baker
that was filed August 26, 1996 as CSF Number 33731 In the office of the County Surveyor of Lane
County, State of Oregon, thence, along said west margin of said conveyed lands, the follOWing eight
numbered courses (22) North 45004'29" East 43 19 feet, (23) North 00002'23" West 56 00 feet to a
POint of non-tangent curvature to the nght, (24) along said non-tangent curvature to the nght, having a
radiUS center that lies South 89058'13" East 505 00 Feet, a central angle of 7003'33" and a long chord of
North 03033'34" East 62 18 Feet, an arc length of 62 22 Feet to a pOint of non-tangent line, (25) along
said non-tangent line, North 21000'50" East 122 20 feet to a pOInt of non-tangent curvature to the nght,
(26) along said non-tangent curvature to the right, having a radiUS center that lies South 69003'10" East
490 00 feet, a central angle of 43007'26" and a long chord of North 42030'33" East 360 16 Feet, an arc
length of 36880 Feet to a pOint of non-tangent line, (27) along said non-tangent line, North 64005'11"
East 579 54 feet to a pOint of non-tangent curvature to the left, (28) along said non-tangent curvature to
the left, having a radiUS center that lies North 25057'Sl" West 36S 00 Feet, a central angle of 63056'04"
and a long chord of North 32004'07" East 386 49 Feet, an arc length of 407 29 Feet to a pOint of non-
tangent line that lies on the west margin of 31st Street as said margin IS shown on said survey map by
Daniel W Baker, and (29) along said west margin of 31st Street the North 00002'05" West 377 27 feet to
the northwest corner of said conveyed lands, thence, along the north line of said conveyed lands the
follOWing one numbered course (30) North 89057'5S" East 5 00 feet to a pOint on the west margin of
said 31st Street as said margin was established In that certain Bargain and Sale Deed that was recorded
October 19, 19S5 at Reception Number 68852 In the OffiCial Records of Lane County, State of Oregon,
First American Title
Preliminary Report
Order Number NCS-303649-DRl
Page Number 11
which margin IS offset 30 00 feet westerly by perpendicular measurement from the centerline of said
street, thence, along last said west margin, the following one numbered course (31) North 00002'05"
West 738 89 feet to a pOint on the south margin of the Eugene Water and Electnc Board Utility COrridor
as said cOrridor was conveyed to the City of Eugene by that certain Warranty Deed that was recorded
October 27, 1947 In Book 359 at pages 28S-286 In the Deed Records of Lane County, State of Oregon,
thence, along said south margin of the Eugene Water and Electnc Board Utility COrridor and the north
line of said "Parcel 3" of Land Partition Plat Number 94-P0491 the following one numbered course (32)
South 79042'00" West 2393 70 feet to the northwest corner of said "Parcel 3" as said corner IS common
with the northeast corner of the plat boundary of "Austin Park South" as platted and recorded November
18, 1993 In File 74 at Slides 132-134 In the Plat Records of Lane County, State of Oregon, thence, along
the east and south lines of said plat of "Austin Park South", the following two numbered courses (33)
South 00002'16" East 909 63 feet and (34) South 89057'41" West 260 13 feet to a pOint on the east plat
boundary of "Loch Lomond Terrace First Addition" as platted and recorded August 12, 1965 In Book 46 at
page 20 In the Plat Records of Lane County, State of Oregon, thence, along said east plat boundary, the
following one numbered course (3S) South 00002'00" East 112 88 feet to a pOint on the north plat
boundary of "Nicole Park" as platted and recorded December 21,1992 In File 74 at Slides 30-32 In the
Plat Records of Lane County, State of Oregon, thence, along said north plat boundary and the east plat
boundary of said "Nicole Park", the following two numbered courses (36) North 89058'00" East 6 20
feet, and (37) South 00003'40" East 259 95 feet to a pOint on the north line of "Parcel 2" of said Land
Partition Plat Number 94-P0491, thence, along said north line of "Parcel 2" the following one numbered
course (38) SOUTH 89057'37" West 99 65 feet to a pOint lYing on the northerly extension of the east line
of "Parcell" of said Land Partition Plat Number 94-P0491, which pOint IS the northeast corner of the
lands that were deScribed In "Exhibit A" of that certain "Declaration of Property Line AdJustment" that
was recorded April 7, 1997 In Reel 2281R at Reception Number 9722969 In the OffiCial Records of Lane
County, State of Oregon, thence, along said northerly extension and said east line as deScribed In said
"Declaration of Property Line AdJustment", (39) South 00002'16" East 515 90 feet to the southeast corner
of said "Parcell as said corner lies on the aforesaid north margin of Marcola Road, thence, along the
south line of said "Parcel 3" and north line of Marcola Road, the following one numbered course (40)
North 89057'22" East 1155 39 feet returning to the POint of beginning
PARCEL III
An easement for Ingress, egress and parking as deScribed In that certain Declaration of Restnctlons and
Grant of Easements, recorded March 17, 1989 as Reception No 89-11762, as amended by Instruments
recorded October 31,1989 as Reception No 89-49055 and recorded May 10,1991 as Reception No 91-
21698
PARCEL IV
An easement for Ingress, egress, parking and sign purposes as deScribed In that certain ReCiprocal
Easement Agreement recorded Apnl 22, 1994 as Reception No 94-29763
Date Received
AUG 1 3 2008
Onglnal submltt"l
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INTEROFFICE MEMO
TECHNICAL SERVICES
Traffic-Roadway Section
Office Phone (503) 986-3568
Fax Phone. (503) 986-4063
DATE March 4, 2008
FROM
Craig Black
Int~ Reglo
~"' L F," ", PE. FTOE
State Traffic Engineer
File Code Hwy 227 MP 6 09
Date Received.
TO
AUG 1 3 2008
Onglnal Submittal
SUBJECT
Traffic Signal Modification Approval- Dual Left Turn Lanes
OR 126 EB Ramp at Mohawk Drive
Eugene-Springfield Highway
City of Springfield
We have reviewed your request of February 21, 2008 to modify the eastbound ramp of OR 126
at Mohawk Drive The modification would result In dual left turn lanes on the eastbound
approach at the intersection The eXisting dual right turn lanes would continue to operate as
well Upon review of the submitted traffic study, I approve this modification The approval has
the follOWing conditions
. The deSign and operation Will be according to the Manual on Uniform Traffic Control
DeVices (2003 edition), ODOT's Traffic Signal Policy and Guidelines, and ODOT's
Traffic Signal DeSign Manual;
. Advance lane use signs shall be posted on both Sides of the ramp approach, and,
. The approved lane configurations are shown In the figures below This office must approve
the final signal deSign plans
Region 2 Traffic Will coordinate preliminary and final review of the signal plans With the Traffic
Roadway Section If you have concerns or questions regarding this approval, please contact
Gary Obery at 503-986-3576
EXlstmg Lane
ConfiguratIOn
Approved Lane
ConfiguratIOn
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OR 126
IU EB Ramp
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Courtesy Copies To
Scott Cramer, Traffic Standards
Angela Kargel, Region 2 Traffic
Steve Wilson, Region 2 Traffic
Mike Spaeth, District 5 Manager
DenniS Santos, Region 2 Dev Rev
DaVid Warren, Region 2 Dev Rev
GRO/lbrn
hwy227 MP 6_09 (2) doc
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LEGEND
~
~ RetOlfl and prot~t eXistmg trofflc sIgnal most orm pc/e and attocheo equipment.
@ Reloifl and protect eX1stmg pedestnan sIgnal pedestal and a/tactuM equIpment
~
\l!!]J Retam ond protect exlsllng phase (Ph) vefl,cle signal
~
@ R<:/om and protect eXfStmg fire pre-emption deteotar undo
u;p
~ Rttr:un and pro/ltet eXlstmg olummvm sign
@
\@ Rtltom and Pn> tiCt I!IXlst.m:; plldustr,an sII;nal post
0.'
\&7 Remove f!XrStrng a/<JffllllJm tJ;gfl
@ Install alummum (30 x 35. type "W7? LtJft. through and nghf afrow SII]"
@
@)
@
Rerrmva eJ(lstrng Rrght - Stro/l}ht arrow
Instoll Ihe<rmcplastlc Left. Rlght and Straight oM'tlw
Ins~all 4- "'!'ute broken fin" through mten<ectlcm
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fnstafl S",;n (N=Number)
SCALt:. F=-=-
o 40
80
. FEET
160
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NORMAL PHASE
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Expires 6/80108
TRAFfiC LANE MODIFlCA TION
MOHA WI( BL va A TORE 126 EB RAMPS
HWY 227, MP 609
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Sign 1
TYPE"W1-
(2)TypO"W1 HOOplywoodslgl1s
(2)4 x5"x1Ei'(es:lmatedlengvJ)
pre$SUl'&~!:ed wood postS.
NOTES
1 AeldverttyDCstslcngths
2 S>!ns ami POSU must c.onlcrm to OregOO
standard spec1f"lCIlions for ronstrodJoo
ardspcelalprc-.lslonssecllons910940
21102190a.">d2910'''3pp1leabll!
'il. IF OREGON CEPAR'71.'arr OF TRAI\l5PORTATION I
.JI1- 'TllAl'J'IC - ROADWAY ~cnoN
JE 13-ltlJt1l"""S....Zj
A(:ClII:S# EnQIntHK1ng LLC ....goow (I'l ~?<O1
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MARCOlA MEADOWS MITIGI(!jION
eu~. - Springfield Hwy EB Ramp:!
Lana COQnty CQ
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I TOTAL DEVELOPMENT AREA
100.38 ACRES
..-
r:;:::::;;;:J MEDIUM DENSITY RESIDENTIAL PORTION 54.78 ACRES
l1li MIXED USE COMMERCiAl PORTION 26.27 ACRES ~..-..~"
_ COMMUNITY COMMERCiAl PORTION 19.33 ACRES __
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THE VILLAGES AT MARCOLA MEADOWS
TENTATIVE SUBDIVISION APPLICATION
MASTER PLAN CONDITION OF APPROVAL .i5
ZONING DISTRICT BOUNDARIES
JUNE 26. 2008
. NOTE: BOUNDARIES ARE PRIOR TO ANY PROJECT
RELATED RIGHT -OF.WAY DEDICATION.
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Date Received
AUG 1 3 2008
Match 26, 2008
Orlgmal submlttl"l
FUTURE MEDIUM DENSITY RESIDENTIAL ZONE
SITUATED ill ille CltyufSpnngfieId, Lane County, State ofOlegon ill theNOliheast 1/4 ofSecl1on25
and Southeast 1/4 ofSecl1on24 ill TownshIp 17 South, Range 3 West and ill the Southwest 1/4 of SectIOn
19 and Northwest 1/4 ofSect[on30 ill TownshIp 17 South,Rangc2 West ofthe Wll1ametteMeudian and
descnbed as follows
BEING a pOltlOn ofthe lands that WCle conveyed as "Parcell" and "Pal cel2" m that cel tam TlUstees'
Deed that was leGOldedApn11O, 2006 at RecOlder's Numbel 2006-024293 111 the Officml RecOlds of
Lane County, State of Oregon, WhlCh portlOn IS mOle pamculatly descllbed as follows
BEINGapOltlOnof"ParceI3" of Land PattltlOn Plat Numbel 94-P0491 aOlecOldedApul19, 1994m
the LatId PartltlOn Plat RecOlds ofLarle County, State of Oregon Wlth adJolDmg lands to the east, the
penmelel boundary of whICh portlOn bemg mOl e pdltlCularly descubed as follows
BEGINNING at the southeast comer of the plat of "Austm Pmk SoUtll" as plattcd and recorded
Novembel 18, 1993111 FIle 74 at Slides 132-134111 the Plat RecOl ds of Lane County, State of Olegon,
THENCE, leavmg saId POINT OF BEGINNING and comer and clOssmg satd "Parcel 3" of Land
PartltlOnPlatNumbe194-P0491 along the followlllg sevennumbeled courses (I) NORTH 89" 57'41"
EASfI29 00 FEET, (2) SOUTI-I 89' 56'46"EAST75 79 FEET,(3)NORTI-I 89' 58'00"EAST5l 89
FEET, (4)NORrI-I44' 58'OO"EAST 102 82 FEET, (5) NORTH 62" 37' 55" EAST 69 58 FEET, (6)
SOUTH 89" 50' 03" EAST 58917 FEET, (7) SOUTH 56" 46' 30" EAST 92 29 FEET to a pomt,
THENCE, crossmg the east Ime of satd "Parce13" arld crossmg through SaId lands that were conveyed
as "PmceI2" m tile Tlustees' Deed that was lecOldedApnl1 0,2006, alongthefollowmg sevennumbeled
GOlilses (8) NORTH 69' 46' 26" EAST 142 23 FEET, (9) NORTH 64' 57' 55" EAST 88 25 FEETto
a p011lt oftangent curvature to the ught, (10) along SaId tangent curve to the ught, havmg aladms centel
lhatbears South25' 02' 05" Ea~t 1000 00 Fcet, acenhalanglc of22' 09' 41" andalong chord ofNOlth
76' 02' 45" East384 38 Feet, analc length of386 79 FEETto a pomtofnon-tangentlme, (11) along s8.1d
non-tangent Ime SOUTH 88' 32'13" EAST 50 0 I FEET, (12) NORTH 89' 55' 06" EAST29 37 FEET
to a pomt oftllllgent curvatUl e to the nght, (13) along smd tangent CUlve to the nght, hllvmg a radIUS center
thatbems South 00' 04'54" East 501 33 Feet, a central angle of49" 24' 09" and a long chord of South
65' 22' 50" East 418 99 het, an atC lengthof432 26 FEET to a pomt oftangent Ime, mld (14) SOUTI-I
40" 40' 45" EAST 160 93 FEETto a pomt of non-tangent cmvatw e to the left that bes on the west mal gill
of28" Sheet as Said sl1 eet was conveyed for puhl1clOad purposes III thatcertam "Bargatll mld Sale Deed"
that was lecorded Septemhel 22, 1993 111 Reel 1880R at ReceptIOn Numbel 9360016 III the OffiCIal
Records ofLanc County, State ofOlegon winch dedICatIOn IS shovv'n on the sUlvey map by Damel W
BaI,el tllatwas filed August26, 199611sCSFNumbe133731111 the offieeofthe COlmtySUlveyorofLalle
County, State ofOlegon, TlillNCE, along saId west lllaIgm mld the west malglll of31" Stleet the
followmg fOUl nUlllbeled COUlses (15) along Said non-tangentcUl ve to the left, havmg amdlUs centel that
bemsNolth37' 50'43" West 36500 Feet, aeentta] angle of 52' 03' 12" and alongchOld ofNOlth26'
07' 41" East 320 32 Feet, an mclength of331 60 FEET to a pomtofnon-tangent lme, (16) along SaId
uon-tangent 1me NORTH 00" 02' 05" WEST 377 27 FEET to the nOllhwest corner of saId ,l1eet
FUTURE MEDIUM DENSITY RESIDENTIAL ZONE
Page 1 of2
dedI catton, (17) along the northhne of smd street dedIcatIOn NORTH 89" 57' 55" EAST 5 00 FEET to
a pomt on the westmarglll of saId South 31" StIeet that was estabhshed 111 the Bmgam and Sale Deed to
Lmle County fOI pubhc road that was lecorded October 19, 1955 at ReceptIOn Numbel 68852111 the
OfficIal Records ofLane County, State ofOlegon, aIld (18) along last saId westmargmNORTH DO" 02'
05" WEST738 89 FEET to a pomt on the south maIgmofthe Eugene Water & EleotucBoard UtIhty
Comdorthatwas conveyed m the Warlanty Deed to the CIty of Eugene that was recorded October27,
1947 mBook359 at pages 285-286m the Deed RecOlds of Lane County, StateofOlegon, THENCE,
along saId south mrngm of the Eugene Watel & ElectIlc Bornd UtIlIty COrudOl the folloW1l1g one numbered
comse (19) SOUTH 79" 42' 00" WEST 2393 70 FEET to the northeast plat cowel of "Austm Park
South" as plattedandrecOldedNovembel 18,1993 mFlle74 at SlIdes 132-134 mthe Plat Records of
Lane County, State of Oregon, and THENCE, along the east plat boundrny of SaId platthe followmg one
numbeled course (20) SOUTH 00" 02' 16" EAST 909 63 FEET RETURNING to the POINT OF
BEGINNING and CONTAINING 54 78 ACles mOle or less
v
(
BEARINGS as shownheleonare base on the Survey Map by Rex A Betz that was iiled October 23,
2007 as County SUI vey FIle Number 40754 m the office ofthe County Surveyor of Lane County, State
of OICgon
Date Received
AUG 1 3 2008
Original Submittal
FUTURE MEDIUM DENSITY RESIDENTIAL ZONE
Page 2 of2
July 3 I, 2008
FUTURE COMMUNITY COMMERCIAL ZONE
SITUATED ill the Clly ofSpnngfield,Lane County, State of Oregon m theNOltheast 1/4 of SectIOn 25
m TownshIp 17 South, Range 3 West of the WIllamette MerIdIan and descnbed as follows
BEING a portlOn of the lands that were conveyed as "Parcell" m that certam Trustees' Deed that was
recorded Apnll 0,2006 at Recorder's Number 2006-024293 m the Official Records of Lane County,
State of Oregon, which portlOil IS more partICularly descnbed as follows
BEING a portion of "Parcel 2" and a portlOn of "Parcel 3 "of Land Partlt10n Plat Number 94-P0491 as
recorded Apn119, 1994 m the Land Partlllon Plat Records of Lane County, State of Oregon, the penmeter
boundary of WhICh bemg more particularly descnbed as follows
BEGINNING at the southeast comer of Lot 18 of the plat of "NIcole Park' as platted and recorded
December 21,1992 mFIle 74 at Slides 30-32 m the Plat Records of Lane County, State of Oregon,
THENCE, leavrng s81dPOINT OF BEGINNING and comer and along the east hne Ofb81dLot 18, the
eastlmes of Lots 17 and 16 and the north Ime of s81dLot 16 of s81d plat of "Nicole Park" the followmgtwo
nunlbered courses (l) NORTH 00' 03' 40" WEST 25995 FEET and (2) soum 89' 58' 00" WEST
6 20 FEET to the southeast comer of Lot 4, Block 2 of the platof"Loch Lomond Terrace Fust Add1llon'
as platted and recorded August 12, 1965 ill Book 46 at page 20 ill the Plat Records of Lane County, State
of Oregon, THENCE, along the east plat boundary ofsmd plat the followmgone numbered course (3)
NORTH 00" 02' 00" WEST I 12 88 FEETtothe southwest corner of Lot 15 oftheplat of"Austm Park
South' as platted and reco!dedNovember 18,1993 mFIIe 74 atSlrdes 132-134 ill the Plat Records of
Lane County, State of Oregon, THENCE, along the south boundary of Said plat the followmg one
numbered course (4) NORTH 89' 57' 41" EAST 26013 FEETto the southeast comer of said plat,
THENCE, leavlllg Said plat boundary and corner and crossmg Said 'Parcel 3 "of Land ParlIl10n Plat
Nwnber 94-P049 I along the followmg fourteen numbered courses (5) NORTH 89' 57' 41" EAST
129 00FEET,(6) sourn 89' 56'46" EAST 75 79 FEET, (7) NORTI-I 89' 58'00" EAST51 89FEET,
(8) NORTH 44' 58' 00" EAST 10282 FEET, (9) NORTH 62' 37' 55" EAST 69 58 FEET, (10)
SOUTH 89' 50'03"EAST589 I7FEET, (l I) SOUTH 56' 46'30"EAST92 29 FEET,(l2) SOUTH
00' 02'00" EAST739 09 FEET, (13) SOUTH 89' 58'00"WEST388 83 FEET, (14) SOUTH 80' 20'
50" WEST 12137 FEET, (15) SOUTH 89' 58' 00" WEST23I 55 FEET, (16) NORTH 00' 02' 00"
WEST 290 72 FEET, (17) SOUTH 89' 58' 00" WEST330 48 FEET, and (18) SOUTH 00' 02'00"
EAST 56 64 FEETto a pomt, and THENCE, crossmg mto Said Parcel 2 of Land PartltlOn Plat Number
94-P0491 the followmgtwo numbered courses (19) SOUTH 89' 58' 00" WEST 24081 FEET and (20)
NORTH AD' 02' 00" WEST 100 56 FEET RETURNING to the POINT OF BEGINNING and
CONTAINING 1933 acres more or less
BEARINGS as shown hereon are base on the Survey Map by Rex A Betzthat was fUed October 23,
2007 as County Survey FlleNunlber40754 m the office of the County Surveyor of Lane County, State
of Oregon
Date Received
AUG 1 3 2008
FUTURE COMMUNITY COMMERCIAL ZONE
Original Submittal
Page I of I
Date Received
July 31, 2008
AUG 1 3 2008
FUTURE MIXED USE COMMERCIAL ZONE
Original Submittal
SITUATED m the CltyofSpnngfield, Lane County, State ofOregonm the Northeast 1/4 of SectIOn 25
m TownshIp 17 South, Range 3 West and m the Northwest 1/4 of SectIOn 30 m Townslnp 17 South,
Range 2 West of the WLilamette Mendlan of the Wlllamette Mendlan and descnbed as follows
BEING a portIOn of the lands that were conveyed as "Parcell" and "Parcel 2" m that certam Trustees
Deed that was recorded Apn11 0, 2006 at Recordcr'sNumber2006-024293 m the OfficIal Records of
Lane County, State of Oregon, whIch portIOn IS more pdTllcuJarly descnbed as follows
BEING a portlOn of 'Parcel 2" and "Parcel 3" of Land PartItIOn Plat Number 94-P049I as recorded Apnl
19, I 994m the Land Partition Plat Records of Lane County, State of Oregon WIth adJOlmng lands to the
east, the penmeter boundary of wluch portIOn bemg more particularly descnbed as follows
BEGINNING at the southeast corner ofsmd "Parcel 3" of Land PartItlon Plat Number 94-P049 I as smd
corner hes on the northmargm of Marc 01 a Road (wluchmargm IS offset 45 00 feet northerly of the north
lme of the B B Powers DonatlonLand Clmm Number 64 m Tmvnslup 17 South, Range 2 West of the
WLilamette Menrnan), THENCE, leavrng smd POINT OF BEGINNING and along smd northmargm
of Marco la Road, along the followmg one numbered course (1) SOUTH 89' 57' 22" WEST 1419 22
FEET to the southeast corner of "Parcel I "of SaId Land PartltlOnPlatNumber94-P049I, THENCE,
along the east hne of SaId "Parcell" and the northerly extensIOn thereofthe followmg one nwn bered course
(2) NORTII 00' 02' 16" WEST 515 90 FEETto apomt on the south Ime of Lot 18 of the plat of 'NIcole
Park' as platted and recorded December 21, 1992mFlle 74 at Shdes 30-32 m the Plat Records of Lane
County, State of Oregon, THENCE, along the south hue of SaId Lot 18 the followmg one numbered
course (3) NORTH 89' 57' 37" EAST 99 65 FEET, THENCE crossmg mto SaId 'Parcel 2" along the
followmg one numbered course (4) SOUTH 00' 02' 00" EAST 100 56 FEET to a pomt, THENCE,
crossmg Into SaId 'Parcel 3" alongthefollowmg elghtmnnberedcourses (5) NORTH 89' 58' 00" EAST
24081 FEET,(6) NORTH 00' 02' 00" WEST 56 64 FEET, (7) NORTH 89' 58' 00" EAST 330 48
FEET, (8) SOUTH 00' 02'00"EAST290 72 FEET, (9) NORTH 89' 58'00"EAST231 55 FEET, (10)
NORTH 80' 20' 50" EAST 121 37 FEET, (11) NORTH 89' 58' 00" EAST 38883 FEET, and (12)
NORTH 00' 02' 00" WEST 739 09 FEET to a pomt, THENCE, crossmgthe east Ime of SaId "Parcel
3" and crossmg through smd lands that were conveyed as "Parcel 2" m the Trustees' Deed that was
recorded ApnllO, 2006, along the followmg seven numbered courses (13) NORTH 69' 46' 26" EAST
14223 FEET, (14) NORTH 64' 57' 55"EAS [8825 FEETtoapomtoftangentcurvaturetothenght,
(15) alongsard tangent curve to thenght, havrng arachus center that bears South25' 02' 05" East 1000 00
Feet, acelltlal angle of22' 09' 41" and along chord of North 76' 02' 45" East 384 38 Feet, an arc length
of386 79 FEETto a pomt of non-tangent hne, (16) along smd non-tangent lme SOUTH 88' 32' 13" EAST
5001 FEET, (17)NORTH 89' 5S'06" EAST 29 37FEETto apomt oftangentcurvature to the nght;
(18) along sard tangent curve to the nght, havrng a rarnus center that bears South 00' 04' 54" East SOl 33
Feet, acelltral angle of49' 24' 09" and along chord of South 6S' 22' 50" East418 99 Feet, an arc length
of432 26 FEETtoapomtoftangenthne, and (19) SOUTH 40' 40'4S"EAST160 93 FEET to apomt
FUTURE MIXED USE COMMERCIAL ZONE
Page 1 of2
of non-tangent curvature to the nght that l1es on the westmargm of28tl, Street as said street was conveyed
for publIc road purposes m that certam "Bargain and Sale Deed" that was recorded September 22, 1993
m Reel 1880R at ReceptlOn Number 93 600 16m the OffiCial Records of Lane County, State of Oregon
wInch dedlcal10n IS shown on the survey map by DanIel W Baker that was filed August 26, 1996 as CSF
Number 33 731 ill the office of the County Surveyor of Lane County, State of Oregon, ltiJi.NCE, along
Said west margm the followmg seven numbered courses (20) along Said non-tangent curve to the nght,
havmg aradms center that bears North 37' 50' 43" West 365 00 Feet, a central angle of1I' 52' 52" and
alongchordofSouth58' 05'43" West 75 55 Feet, an arc lengthof75 69 Feet to apomtofnon-tangen1
Ime, (21) SOUTH 64' 05' I I" WEST 579 54FEETto apomtofnon-tangentcurvatureto the left, (22)
along said non-tangent curve to the left, havmg a radIUS center that bears South 25' 55' 44" East 490 00
Feet, a central angle of43' 07'26" and along chord of South 42' 30'33" West 360 16 Feet, an arc lengtb
of368 80 FEETto a pomt of non-tangent Ime, (23) SOUTH 21 ' 00' 50" WEST 122 20 FEETto a pom1
of non-tangent curvature to the left, (24) along Said non-tangent curve to the left, havmg aradms center that
bears South 82' 54' 40" East 505 00 Feet a central angle of7' 03' 33" and along chord of South 03' 33'
34" West 62 18 Feet, an arc lengthof62 22 Feettoapomtofnon-tangentlme, (25) SOUTH 00' 02'23"
EAST 56 00 FEET and (26) SOUTH 45' 04'29" WEST 43 I9FEETtoapomtontheaforesaldnorth
margm of Marc 01 a Road, AND THENCE, along Said north margm the followmg one numbered course'
(27) SOUTH 89' 53' 35" WEST235 82 FEET RETURNING to the POINT OF BEGINNING and
CONTAINING 26 27 acres more or less
BEARINGS as shown hereon are base on the Survey Map by Rex A Betz that was ftled October 23,
2007 as County Survey FlleNumber40754mthe office of the County Surveyor of Lane County, State
of Oregon
Date Received
AUG 1 3 2008
Ongmal Submittal
FUTURE MIXED USE COMMERCIAL ZONE
Page 2 of2
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EXHIBIT H
CITY OF SPRINGFIELD STORMWATER TREATMENT FACILmES
OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
(
This Stormwater Treatment Facilities Operation and Maintenance Agreement
("Agreement") and Grant of Easement IS entered Into this 18th day of
Julv , 2008 by and between City of Spnngfield, a municipal corporation
of the State of Oregon ("City"), and SC Spnngfield, LLC, an Oregon limited liability
company ("Property Owner"), owner of the real property descnbed In Exhibit A
The "Stormwater Treatment Facilities" are defined as and consist of the
greenway channel, water quality swales and detention ponds, all as shown on Marcola
Meadows Final Master Plan Sheet 9, Storm Water Planr Exhibit B
RECITALS
WHEREAS, under the federal regulation of the Clean Water Act (CWA),
Endangered Species Act (ESA), and the National Pollutant Discharge Elimination System
(NPDES), City has obtained a Munrclpal Separate Storm Sewer System (MS4) permit,
and provIsion of thiS permit requires that City demonstrate efforts to reduce the
pollution In urban stormwater to the Maximum Extent Practicable (MEP), and
WHEREAS, the Federal and Oregon Department of Environmental Quality
(ODEQ) rules require City's MS4 plan to address SIX "Minimum Control Measures," and
Minimum Control Measure 5, "Post-Construction Stormwater Management for New
Development and Redevelopment," applies to the Marcola Meadows Master Plan
Developmentr the development of the property, and
WHEREAS, Minimum Control Measure 5 requires City to develop, Implement and
enforce a program to ensure the reduction of pollutants In stormwater runoff to the
MEP, and City must also develop and Implement strategies that Include a combination
of structural or non-structural Best Management Practices (BMPs) appropnate for the
communrty, and
WHEREAS, Minimum Control Measure 5 requires City to use an ordinance or
other regulatory mechanism to address post construction runoff from new and re-
development projects to the extent allowable under State law, and regulatory
mechanrsms used by City Include the Spnngfield Development Code (SDC), City's
After recording return to
Date Received
James W Splckerman
Gleaves Swearrngen Potter & Scott LLP
975 Oak Street, SUite 800
Eugene, OR 97401
AUG 1 3 2008
Onglnal Submltt:>1
Date ReceIved
AUG 1 3 2008
Englneenng Design Standards and Procedures Manual (EDSPM) and t'2JrtYfMliESubmlttal
Stormwater FaCilities Master Plan (SFMP), and 9
WHEREAS, SDC section 4 3-110 E requires "a development shall be required to
employ drainage management practices approved by the Public Works Director and
consistent With Metro Plan policies and the Engmeermg Design Standards and
Procedure Manual', and
WHEREASr section 3 02 of City's EDSPM states the PubliC Works Department will
accept, as Intenm design standards for stormwater quality, water quality faCilities
designed pursuant to the policies and procedures of either the City of Portland (BES)
Stormwater Management Manual, adopted July 1, 1999, revised September 1, 2004, or
the Clean Water Services (CWS) adopted March 2004, revised June 1, 2007, and
WHEREAS, section 3 03 3 B of the City's EDSPM states all public and pnvate
development and redevelopment projects shall employ a system of one or more post-
developed BMPs that In combination are designed to achieve at least a 70 percent
reduction In the total suspended solids In the runoff generated by that development,
and section 3 03 4 E of the manual requires a minimum of 50 percent of the non-
building rooftop Impervious area on a site shall be treated for stormwater quality
Improvement uSing vegetative methods, and
WHEREAS, SDC section 5 13 125 C states the proposed on-site and off-Site
Improvements, both public and pnvate, should be sufficient to accommodate the
proposed phased development and the Property Owner has shown the locations of the
public water quality faCilities on Exhibit B and has proVided conceptual locations of
pnvate water quality faCilities required to meet section 3 03 4 E of City's EDSPM In
Figure 13 Phase 1 Water Quality Plan, Exhibit C, an excerpt from the Marcola Meadows
Stormwater Management Plan, and
WHEREAS, In order to meet the requirements of City's MS4 permit, the
Spnngfield Development Code, and City's EDSPM, the Property Owner has shown
conceptual locations on the Master Plan for water quality Improvements, Including
detention ponds, water quality swales and a large relocated storm drainage channel
(greenway channel) and several of the Improvements are proposed to be constructed In
Phase 1 as shown on Plan Sheet 9, and
WHEREAS, the Property Owner has Included a planting plan proposal for the
relocated storm channel In Attachment B Mitigation and Restoration Plan, Exhibit D, an
excerpt from DSL Permit 37591-FP and ACOE Permit NWP-2007-4, and
WHEREAS, the vegetation proposed for use In the swales Will serve as the
pnmary pollutant removal mechanism for the stormwater runoff, and Will remove
suspended solids and pollutants through the processes of sedimentation and filtration
2 - cm OF SPRlNGAELD STORMWATER TREATMENT FAOLmES OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
Date Received
AUG 1 3 2008
and satisfactory pollutant removal will occur when the vegetation has been fully
established, and Original Submittal
WHEREAS, Property Owner IS the title owner of the real property described In
Exhibit A, upon which the Stormwater Treatment Facilities are to be located and
constructed and generally depicted In Exhibit B, and
WHEREAS, the real property described In Exhibit A IS subject to Master Plan
approval (Marcola Meadows City Journal No LRP 2007-00028), Including condition of
approval #45 requIring a stormwater treatment faCilities agreement, and
WHEREAS, Property Owner IS obligated to create and maintain the relocated
storm channel (greenway channel) and assoCiated Phase 1 water quality swales, shown
In Exhibit C, more particularly described In Exhibits Band D, and said greenway channel
and water quality swales shall be Installed and maintained as required In this
Agreement and as required by the NPDES MS4 stormwater discharge program
NOW, THEREFORE, the construction, operation and maintenance of the
Stormwater Treatment Facilities shall be regulated by the mutual covenants set forth
herein, Property Owner and City agree as follows
SECTION 1: CONSTRUCTION RESPONSIBILITY - PROPERTY OWNER
The Stormwater Treatment FaCilities as shown on Exhibit B shall be constructed
or caused to be constructed by Property Owner
SECTION 2: SPECIFIC OPERATION AND MAINTENANCE RESPONSIBILITY
2.1 CITY
A City shall endeavor to maintain the greenway channel and water quality swales
In a manner that allows the greenway channel and water quality swales to
continue to operate and perform the functions for which they were designed In
order to attain compliance With the NPDES MS4 stormwater discharge permit
program and City's Engineering and Design standards and Procedures Manual
B City shall endeavor to maintain the greenway channel and water quality swales
for operation necessary to assure their proper function to provide stormwater
drainage and/or water quality management to multiple private properties City
understands such endeavors may Include removing sediment accumulation
resulting from the normal operation of these facilities and Department of
Environmental Quality mandated pollution abatement In order to protect the City-
wide stormwater system City will not accept responsibility for landscaping for
aesthetic purposes or other amenities Property Owner may locate Within the
Stormwater Treatment Facilities
3 - CITY OF SPRINGFIELD STORMWATER TREATMENT FACIliTIES OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
Date Received
AUG 1 3 2008
C Except as speCified In this section 2 1, City shall have no respon~I~\)\JPSubmlttal
maintenance or safety of the Stormwater Treatment FaCilities
D Any City responsibilities delineated In this section 2 1 are subject to the
availability and appropriation of funding as determined by the sound discretion of
the Springfield Common Council as set forth In section 12
2.2 PROPERTY OWNER
In carrying out these maintenance obligations, Property Owner and Property
Owner's heirs, successors, and assigns, Including any subsequent Homeowners' or
Property Owners' ASSOCiation are not agents, employees, volunteers or offiCials of City
In conSideration of City's maintenance responsibilities as set forth In sections 2 1 A - D,
Property Owner shall
A Not compromise the proper functiOning of the greenway channel and water
quality swales to proVide stormwater drainage or water quality management for
Marcola Meadows Master Plan area
B Install and maintain trees and other plants In and along the Stormwater
Treatment FaCilities as speCified on Master Plan Sheet 9, Exhibit B, and In
accordance With City's Engineering DeSign Standards and Procedures Manual
C Incorporate the following mowing methods that shall be used If the vegetation In
the Stormwater Treatment FaCilities requires mowing a push type power
mower, a riding mower With high flotation tires or another method approved In
writing by City (Note Per DSL Permit 37591-FP/ACOE Permit NWP-2007-4,
there IS to be no mowing In the Mitigation and Restoration Area)
D Remove and dispose of dead vegetation and cuttings, Including grass cuttings,
from the Stormwater Treatment FaCilities In accordance With City requirements,
and replace vegetation as may be required by City In order to maintain the
functionality of these faCilities
E Remove any garbage and litter In the Stormwater Treatment FaCilities
F Not apply or dump pesticides, herbiCides, fertilizers, petroleum-based products or
other hazardous or foreign substances In the Stormwater Treatment FaCilities
G Be subject to all nUisance proVISions of the Springfield Municipal Code, including
the control of noxIous weeds ana vegetation and the removal of litter and debris,
except as necessary for the proper functioning of approved vegetation for the
Stormwater Treatment FaCilities, the Stormwater Treatment FaCilities, as well as
the adjacent access easement, If any, and the private property burdened by the
Stormwater Treatment FaCilities and access easement
4 - CITY OF SPRINGFIELD STORMWATER TREATMENT FACILITIES OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
Date Received
AUG 1 3 2008
H Submit a copy of as-constructed plans of the stormwater systemCRi6t~llffilmTllttal
completion of construction
I Pay real property taxes In a timely manner on the real property deScribed In
Exhibit A containing the Stormwater Treatment FaCilities
J Perform other maintenance requirements as necessary to ensure the proper
functioning of the Stormwater Treatment FaCilities
K All Stormwater treatment FaCilities Within the Permit Area shall be designed and
Installed, and maintained by Property Owner In accord With the applicable
sections of the City of Portland (BES) Stormwater Management Manual, as above
referenced
L Comply With all conditions of DSL Permit No. 37591-FP and ACOE Permit No
NWP-2007-4, Exhibit D
SECTION 3: GRANT OF EASEMENT - ACCESS TO THE GREENWAY CHANNEL AND
WATER QUALITY SWALES
In further conSideration of the obligations undertaken by City In section 2 1,
Property Owner hereby grants to City a perpetualr non-exclusive easement for the
purpose of access to and operation and maintenance of the greenway channel and
water quality swales as prOVided In Section 2 1 herein
SECTION 4: CITY INSPECTION
City may make penodlc Inspections necessary to accomplish any City
requirements under section 2 1 and to review Property Owner compliance With section
2 2 Property Owner hereby grants permission to City and f1uthonzed agents and
employees to enter upon the Property at reasonable times and In a reasonable manner
to Inspect, assess or observe the Stormwater Treatment FaCilities. ThiS Includes the
nght to enter upon the Property Without notice when City has a reasonable basIs to
believe that a Violation of thiS Agreementr City's Englneenng Design Standards and
Procedures Manual, the NPDES MS4 stormwater discharge permit program, Including
any amendment or re-Issuances of thiS program, or the Spnngfield Development or
Spnngfield Municipal Codes IS occurring, has occurred, or threatens to occur City also
has a nght to enter the Property Without notice when necessary for abatement of a
public nUisance or correction of a Violation of the authontles listed above Upon
Inspection of the faCility, City Will notify Property Owner In wntlng of any noted
conditions, or practices that are not In compliance and Will specify a tlmeframe for
corrective actions
5 - cm OF SPRINGFIELD STORMWATER TREATMENT FACILfTlES OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
\ '
-~
Date Received.
AUG 1 3 2008
SECTION 5: CHANGES AND MODIFICATIONS TO THE GREENWAY CHANNEL AND
WATER QUALITY SWALES Onglnal Submittal
City may make such adjustments, modifications and changes to the greenway
channel and water quality swales as City deems necessary to accomplish any
requirements under section 2 1 Property Owner shall not make changes or
modifications to the Stormwater Treatment FaCilities without written approval and
required permits from City prior to grading, filling, piping, cutting or removing, except
for routine and minor landscape maintenance as specified In section 2 2 or performing
any alterations or modification to the greenway channel and associated Phase 1 water
quality swales
SECTION 6: INDEMNIFICATION
Property Owner shall defend, Indemnify, and hold harmless City and Its
authorized agents, officers, offiCials and employees from and against any and all claims,
demands, SUitS, damages, liabilities, losses, accidents, casualties, occurrences, claims
and payments, including attorney fees claimed or which might arise or be asserted
against City that are alleged or proven to result or arise from the construction,
presence, eXistence or maintenance of the Stormwater Treatment FaCilities In the
event a claim IS asserted against City, Its authorized agents, officers, offiCials or
employees, City shall promptly notify Property Owner and Property Owner shall defend,
at IS own expense, any SUit based on such claim If any Judgment or claims against
City, ItS authorized agents, officers, offiCials or employees shall be allowed, Property
Owner shall pay for all costs and expenses In connection thereto ThiS section shall not
apply to any claims, demands, SUits, damages, liabilities, losses, accidents, casualties,
occurrences, claims and payments, Including attorney fees claimed which arise due
solely to the negligence or Willful misconduct of City Nothing herein shall be deemed a
waiver by City of the requirements of the Oregon Governmental Tort Claim Act In ORS
30 260 through ORS 30 300
SECTION 7: AGREEMENT RUNS WITH THE LAND
ThiS Agreement and Grant of Easement IS perpetual and shall run With the land
and shall be binding upon all Property Owner's heirs, successors, and assigns Including,
but not limited to all members of any subsequent Homeowners' or Property Owners'
AssoCIation of Marcola Meadows Master Plan
SECTION 8: SEVERABILITY
The proVIsions of thiS Agreement shall be severable and If any phrase, clause,
section, subsection, paragraph, subdivIsion, sentence or provIsion IS adjudged Invalid or
unconstitutional by a court of competent JUrisdiction, or the applicability to any property
owner IS held Invalid, thiS shall not affect or Invalidate the remainder of any phrase,
clause, section, sUbSeCtlOnr paragraph, subdivIsion, sentence or provIsion of thiS
Agreement
6 - CITY OF SPRINGFIELO STORMWATER TREATMENT FACILrnES OPERATION ANO MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
Date Received:
AUG 1 3 2008
SECTION 9. RECORDATION OF AGREEMENT
Original Submittal
This Agreement shall be recorded In the Lane County Recorder's Office by
Property Owner at Property Owner's expense and a copy of the recorded document
shall be provided to City
SECTION 10' RELEASE OF AGREEMENT AND REMOVAL OF THE STORMWATER
TREATMENT FACILITIES
In the event City, In ItS discretion, determines the Stormwater Treatment
Facilities located on the Property are no longer required, City may, at the request of
Property Owner, execute a release of thiS Agreement, which Property Owner may
record In the Lane County Recorder's Office at Property Owner's expense. The faCilities
shall not be removed from the Property by Property Owner unless such a release IS so
executed and recorded In the Lane County Recorder's Office by Property Owner at
Property Owner's expense.
SECTION 11. EFFECTIVE DATE AND MODIFICATION OF AGREEMENT
The effective date of execution IS as stated at the beginning of thiS Agreement.
Except as specified In section 12, tillS Agreement shall not be modified except by
written Instrument executed by City and Property Owner at the time of modification
Such modification shall be effective upon the date of execution and shall be recorded
SECTION 12 TERMINATION OF AGREEMENT
In the event that Springfield Common CounCil determines, In ItS sole discretion,
that, due to budgetary or finanCial constraints, City cannot continue to prOVide the
services deScribed In section 2 1, City may terminate thiS Agreement upon such a
resolution by Springfield Common Council and the filing of such resolution In the Lane
County Recorder's Office Further, In the event of such a resolution by City, Property
Owner, Property Owner's heirS, successors, and assigns and any Homeowners' or
Ploperty Owners' ASSOCIation shall be responsible for fulfilling all requirements of
sections 2 1 and 2 2
IN WITNESS WHEREOF, the pal ties have hereunto set their hands and seals on
the date first above written
CITY.
PROPERTY OWNER
City of Spllngfleld
SC Springfield, LLC
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By
Title
Title
7 - CITY OF SPRINGFIELD STORMWATER TREATMENT FACILITIES OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEI~ENT
Date Received
AUG 1 3 2008
Original SubmittaL
STATE OF OREGON
)
) ss
)
County of Lane
On this _ day of .2008, personally appealed the above
named . as of the City of Spnngfleld and
acknowledged the foregoing Instrument to be his voluntary act and deed.
Notary Public for Oregon
My Commission Expires
t-.lcvoJ,,,,-,
STATE OF OR!,;GGN- )
) ss
County of -Lane- Wc>';~De- )
On this 1i"" day of Je<- \'1 , 2008, personally appeared the above
named J'CI:-r" bNU-e,. as IWtLua~r of SC Spnngfleld, LLC and
acknowledged 'the foregoing Instrument to be his voluntary act and deed
~"""""'''''' '" '"' """''''''' ,,,'" """ ''''''''"111111'' '''' "''''''''' I
i CODY JOHNSON
i Notary Public - Stato of Nave.da ~
I Appooment A9COrooo In \{~l:io9 CoOOly ~
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f' P \ I
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Notary P<L~llc for CJregon tJvJ~o-
My Commission Expires .::r::..""tv,v Ifo '2/)12-
,
8 - CITY OF SPRINGFIELD STOR~1WATER TREATMENT FACILITIES OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
EXHIBIT H
SUB-EXHIBIT A
LEGAL DESCRIPTION OF THE SUBJECT PROPERTY
PARCEL IITax Map 17-03-25-11. Tax Lo12300)
Situated In the City of Springfield lane County State of Oregon In the Northeast 1/4 of Section 25 In Township 17
South, Range 3 West of the Willamette Meridian and described as follows
8elng a portion of the lands that were conveyed as Parcell In Ihat certain Trustees Deed that was recolded April
10 2006 at Recorder's Number 2006-024293 In the Official Records of lane County Slate of Oregon, whIch portIon IS
more particularly described as follows
Being a portion of Parcel3 of land Partition Plat Number 94-P0491 as Ie corded April 19 1994 In the land Partition
Plat Records of lane County State of Oregon the perimeter boundary of which portion being more particularly
described as follows
BEGINNING at a pOint on the south line of said Parcel 3 of land Partition Plat Number 94 P0491 and north margin of
Marcola Road (which malgln IS offset 4500 feet northerly of the north line of the B B Powers DonatIOn land Claim
Number 64 In Township 17 South Range 2 West of the Wlllamette Merldlanl that lies South B9057'22, West 263 83
feet from the southeast corner of said Parcel3 thence leaVing said pOint of beginning and crossing Into said Parcel
3 along the follOWing fifteen numbered courses (11 North 44057 15" East 19 81 feet (21 North 00002'00" West 161 96
feet (31 South 89058'00" West 188 35 feet (4) South 83025 02' West 9124 feet (5) South 89058 00" West 24150 feet
161 North 00002 00" West 341 22 feet (71 North 89058'00" East 3348 feet (8) North 00002 00" West 329 83 feet (91
South 89058'00" West 14465 feet to a pOint of non tangent curvature to the right (101 along said non-tangent
curvature to the right haVing a radiUS center that hes South 70038'23" East 738 51 leet a central angle of 4019'30" and
a long chold of North 2103122" East 5573 feet an arc length of 5575 feet to a pOint of non tangent line (11) along
said non-tangent line North 8905800" East 3855 feet (121 North 4405800" East 10282 feet (13) North 7204345"
East 54 71 feet (14) South 89050'16' East 636 23 feet and (151 South 60002'00" East 70 75 feet to a pOint on the East
line of said Parcel 3" thence along said East line of Parcel 3 the follOWing one numbered course (16) South
00002'00' East 763 85 feet to a pOint that lies North 0000200" West 17593 feet from the aforesaid southeast corner
of 'Parcel 3' thence leaVing said East line and pOint and along the follOWing three numbered courses (171 South
8905800" West 197 82 feet (18) South 00002'00" East 161 95 feet and (191 South 45003'27" East 19 82 teetto a pornt
that Ires on the afolesald South line of Parcel 3 and said North margin of Marcola Road thence along said south line
of 'Parcel 3' and said North margin of Marcola Road the follOWing one numbered course (20) South 89057 22 West
80 03 feet returning to the pOint of beginning
Date Received
AUG 1 3 2008
Original Submittal
Date Received
AU6 1 3 2008
Onglnal Submittal
Situated In the City of Springfield Lane County State of Oregon In the Southeast 1/4 of SectIOn 24 and Northeast 1/4
of Section 25 In Township 17 South Range 3 West of the Willamette Meridian and In the Southwest 1/4 of SectIOn 19
and Northwest 1/4 of SectIOn 30 In Township 17 South, Range 2 West of the Wlllamette Meridian and described as
follows
PARCEL IIlTax Map 17-02-30, Tax Lot 1800)
Being a portion of the lands that were conveyed as Parcel 1 ' and all of the lands that were conveyed as 'Parcel 2" In
that certain Trustees Deed that was lecorded April 10 2006 at Recorder s Number 2006024293 In the OffICial Records
of Lane County State of Olegon which portion IS more partICularly described as follows
Being a portion of Parcel2 and a portion of 'Parcel 3' of land Partition Plat Number 94 P0491 as recorded April 19,
1994 In the Land Partition Plat Records of Lane County State of Oregon together with adjoining lands to the east the
perimeter boundary of whICh being more partICularly described as follows
BEGINNING at a pOint on the south line of said Parcel 3' of land Partition Plat Number 94-P0491 and north margin of
Marcola Road (whICh margin IS offset 4500 feet northerly of the north line of the B B Powers Oonatlon Land Claim
Number 64 In Township 17 South Range 2 West of the Willamette Merldlanl that lies South 89"57'22' West 263 83
feet from the southeast corner of said Parcel3 thence leaving said pOint of beginning and classing Into said Parcel
3 along the follOWing fifteen numbeled courses (1) North 44"5715' East 19 81 feet (2) North 00"02 00' West 16196
feet (3) South 89"58 00' West 188 35 feet (4) South 83"25'02' West 91 24 feet (51 South 89"58 00' West 241 50 feet
(6) North 00"02'00' West 341 22 feet (7) North 89"58 00' East 33 48 feet (8) North 00"02'00' West 329 83 feet (9)
South 89"58'00' West 14465 feet to a pOint of non tangent curvature to the right (10) along said non tangent
curvature to the right having a radiUS centel that lies South 70"38 23' East 738 51 feet a central angle of 4"19 30' and
a long chord of North 21 "31 22' East 5573 feet an arc length of 5575 feet to a pOint of non-tangent line (11) along
said non-tangent line North 89"5800' East 3855 feet (12) North 44"5800' East 10282 feet (13) North 72"4345'
East 54 71 feet, 1141 South 89"50 16' East 63623 feet, and (15) South 60"02'00 East 70 75 feet to a pOint on the East
line of said Parcel 3 thence along said East line of 'Parcel 3 the follOWing one numbered coulse 1161 South
00"02'00' East 763 85 feet to a pOint that hes North 00"02'00' West 17593 feet from the aforesaid southeast corner
of Parcel 3 thence leaving said East line and pOint and along the following three numbered courses (17) South
89"5800' West 197 82 feet (181 South 00"02'00' East 16195 feet and (19) South 45"03'27" East 19 82 feet to a pOint
that lies on the aforesaid South line of Parcel3 and said North margin of Marcola Road thence along said south line
of Parcel 3 and said North margin of Marcola Road the following one numbered course 120) North 89" 5722' East
18380 feet to said southeast corner of Parcel3 thence along said North margin of Marcola Road the follOWing one
numbered course (21) North 89"5335' East 235 82 feet to the southwest corner of the lands that were conveyed for
publIC road purposes In that certain Bargain and Sale Deed' that was recorded September 22 1993 In Reel 1880R at
Reception Number 9360016 In the OffICial Records of Lane County State of Oregon whICh southwest corner and
conveyed lands are shown on the survey map by Daniel W Baker that was filed August 26 1996 as CSF Number 33731
In the offICe of the County Surveyor of lane County State of Oregon thence atong saId west malgln of said conveyed
lands, the follOWing eight numbered courses (22) North 45"04 29' East 43 19 feet, (231 North 00"02'23' West 5600
feet to a pOint of non-tangent curvature to the right (241 along said non-tangent curvature to the right having a radiUS
center that lies South 89"58 13' East 505 00 feet a central angle of 7"0333' and a long chord of North 03"33 34' East
6218 feet an arc length of 62 22 feet to a pOint of non tangent line (25) along said non tangent line North 21 "DO 50'
East 122 20 feet to a pOint of non tangent curvature to the right (26) along said non-tangent curvature to the right
having a ,adlus center that lies South 69"0310' East 490 00 feet a central angle of 43"07 26' and a long chord of
North 42"3033' East 36016 feet an arc length of 36880 feet to a pOint of non tangent line (27) along said non-
tangent line North 64"0511' East 57954 feet to a pOint of non tangent curvature to the left (28) along said non-
tangent curvature to the left having a radiUS center that lies North 25"5751' West 36500 feet a central angle of
63"56'04' and a long chord of North 32"04 or East 386 49 feet an arc length of 40729 feet to a pOint of non tangent
line that lies on the west margin of 31st Street as said malgln IS shown on said survey map by Oanlel W Baker and
129) along said west margin of 31st Street the North 00"0205' West 377 27 feet to the northwest corner of said
conveyed lands tile nee along the north line of said conveyed lands the follOWing one numbered course 1301 North
89"5755 East 500 feet to a pOint on the west margin of said 31st Street as said margin was established In that
certain Bargain and Sale Oeed that was recorded October 19 1955 at Reception Number 68852 In the Official Records
of Lane County State of Oregon which margin IS offset 30 00 feet westerly by perpendicular measurement from the
centerline of said street thence along last said west margin the following one numbered course (31) North 00'02 05"
West 738 89 feet to a pOint on the south margin of the Eugene Watel and Electllc Board Utility COllldor as said corlldor
was conveyed to the City of Eugene by that certain Warranty Oeed that was recorded Octobel 27 1947 In Book 359 at
pages 285-286 In the Deed Records of Lane County State of Oregon thence along said south margin of the Eugene
Water and Electllc Board Utility COllldor and the north line of said Palcel 3 of Land Partition Plat Number 94-P0491
the follOWing one numbered course (32) South 79'42 00" West 2393 70 feet to the northwest corner of said Parcel 3
as said corner IS common with the northeast cornel of the plat boundary of Austin Park South as platted and recorded
November 18 1993 In File 74 at Slides 132-134 In the Plat Records of Lane County State of Oregon thence along the
east and south lines of said plat of Austin Park South the follOWing two numbered courses 1331 South 00'02'16" East
90963 feet and (34) South 89'57'41" West 260 13 feet to a pOint on the east plat boundary of Loch Lamond Terrace
Fllst Addition as platted and recorded August 12 1965 In Book 46 at page 20 In the Plat Records of Lane County State
of Oregon thence along said east plat boundary the follOWing one numbered course (351 South 00'02 00" East 112 88
feet to a pOint on the north plat boundary of Nicole Park as platted and lecolded Oecember 21 1992 In File 74 at
Slides 30 32 In the Plat Records of Lane County State of Olegon thence along said north plat boundary and the east
plat boundary of said Nicole Park the follOWing two numbered courses 1361 North 89'58'00" East 6 20 feet and 1371
South 00'03 40" East 259 95 feet to a pOint on the north line of Parcel2 of said Land Partition Plat Number 94-P0491,
thence along said north line of "Parcel 2 the follOWing one numbered course (38) South 89'57'37" West 99 65 feet to
a pOint lYing on the northerly extenSion of the east line of Palcel 1 of said Land Partition Plat Number 94 P0491
which pOint IS the northeast corner of the lands that were descllbed In Exhibit A of that certain Oeclaratlon of
Property Line Adjustment' that was recorded Aplll 7 1997 In Reel 2281 R at Reception Number 9722969 In the OffiCial
Records oj Lane County State of Oregon thence along said northelly extenSion and said east line as descllbed In said
OeclaratlOn of Property Line Adjustment (391 South 00'02'16" East 51590 feet to the southeast corner of said
"Parcell" as said cornel lies on the aforesaid north margin of Marcola Road thence along the south line of said
Parcel3 and north line of Marcola Road the follOWing one numbered course 140) North 89'57'22" East 1155 39 feet
returning to the pOint of beginning
Date Received
AUG 1 3 2008
Original Submittal
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THE VILLAGES AT MARCOLA MEADOWS
FINAL MASTER PLAN
STORM WATER PLAN
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'PROJECT TITLE
VILLAGES AT MARCOLA MEADOWS
SPRINGFIELD, OREGON
~ Branch En~meermg, Inc
~J/31I}rulhStrem
SprU>.,tleld Ougel> Q7477
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Chil StsuctUI'n 'hlJaporl.at.lGII SuneJ1na:
DESCRIPTION
PROPOSED PHASE 1 WATER
QUALITY MANAGEMENT PLAN
EXHIBIT H
SUB-EXHIBIT D
Novemher 6_ 2007
Marcola MeJdo\\s
JPA - MJtwatlOn and Re~tnr::ttllm Phw
Attachment B: Mitigation and Site Restoration Plan
Major changes In thiS report are hlghhghted In yellow JOI agency lI,e
ThiS plan detalls I) The creatIOn of wetlands and waters of the US on-Site and, 2) the restoratIOn of
wetlands and waters of the U S Impacted by constructIOn actlVll1es CreatIOn w1l1 entail the
estabhshment of2 I acres of new palustnne wetlandslwaters of the U S where there IS httle eVidence ofa
slgmficant h,stonc wetland The wetland mll1gal1on site Will be buffered by an average of25 feet of
uplands or transitIOnal zones (ApproXimately I 85 Acre,) Photo, have estabhshed that the Marcola site
was hlstoncally mundated by a SIde channel of the McKenzIC River, although the nature of the channel
remams dubIOUS due to the slgmficant alteral10ns of the site It IS not clear If the channel was acl1ve only
dunng extreme floodmg events or achve only dunng blenmal hIgh water The subjective recent history
(1930's-present) of the Marcola site hydrology pomts to slgmficant seasonal overflow of the Irvmg
Slough Via a natural feed from the McKenZie River The obJective long tenn history of the site pomts to
the natural meandenng of the McKenZIe RIver Hlstonc excavation of the Pierce ditch has revealed
slgmficant quanl1tles of "nver wash" (rounded cobbles>2" diameter) Soli maps and photo eVidence
sugge't' that the new wetland will be created across a very small portIOn of what once could have been a
seasonally mundated wetland (See photo 3a) Wetlands and portIOns of adJacent uplands w1l1 be
protected by a deed restnctlOn encompassing approxImately 4 2 acres along the watercourse
Post-ConstructIOn SIte CondItIOns GenelGl expectatlOnsjor mlllgatlOn planJllnctlOnahty (CWM)
The goal of the CWM IS to create a sImple, sustamable palustnne emergent! palustnne shrub scrub
wetland fed by a contmuous palustnne unconsohdated bottom water source The site wlll be very flat
and It will not be necessary to use check dams The created wetland IS propo,ed to functIOnally replace
or exceed the functIOnal value, (HGM) of the Impacted wetlands and wate" of the U S The acreage of
replacement wetlands IS deSigned to functIOn at a hIgher rate than wetlandslwaters of the U S currently
on-site A reference site was used from the DSL pubhcatlOn "GUldebookJor Hydrogeomorplllc (HGM)-
based As<eHment oj Oregon Wetland and RIparian Sues" The WIllow Cred riverine sIte wa'
conSidered an appropnate reference site for the proJect A complete HGM diSCUSSIOn IS mcluded as
attachment E
The d,ve"lOu of the PIerce Ditch mto a WIder, more diverse vegetated system Will enhance the water
quahty and sustam a more natIve dommated plant commumty Over hme, dIfferent habitats are
anhclpated to evolve wlthm the wetland and support a more diverse conshtuency of native flora and
fauna
The predicted wetland condItIOns have a goal ofsustalmng 2 I acres of wetlands compnsed ofa nvenne
flow through feature which wlll sustam adjacent pa!ustrme wetlands A comprehensive group of
blOswales, pollutIOn control structures and detentIOn basms WIll treat most stonnwater before It enters the
Wetland MIl1gatlOn Site The Wetland MlhgatlOn Site has been deSigned to be rehant solely on the
waters flowmg vIa the PICrce dItch to sustam Itself, yet It WIll be capable of handhng the addlhonal pre-
treated stonnwater created by ImpervIOUS surfaces on-slle
.Many oftheslormwata~y~tLms on-site WII! obtam I~etland charach.nstlcs andJuncllOnahty yet the\ aren t mcluded as part a/the subnllfted
wetland mlllgatlOn plulIlIcreage
Date Received
AUG 1 3 2008
www satrcpc com
Attachment B-1
Onglnal Submittal
-,
Novemher 0_ 2007
Marcola Meadows
JPA - MltwatlOn and RestoratIOn Plan
1 0 Goals and Objectives
Given the proper erosIOn control and stormwater management measures, a net gam m total wetland
funcllonahty IS proposed to occur Three pnmary goals for the created wetland mclude
I) CreatIOn of a self sustammg palustnne wetland equahng 2 I acres m sIze and an upland buffer of
approxImately I 85 acres m sIze
2) Restorallon/creallon oflocally slgmficant (>80%) nallve vegetatIOn wlthm the created wetland
and wlthm
all areas altered to retam or treat stormwater on-sIte
3) PreservatIOn of the wetland mlllgatlOn SltC and acknowledgement of the need to sustam onslte
treatment measures for stormwater before water feeds mto the wetland mItIgatIOn sIte to the
extent pracllcal
4) Plantmg success rate of >80% and vanous cover class reqUIrements as hsled herem
2.0 Plantmg Plan
The followmg plan represents the mtent ofplantmgs at the wetland mlllgatlOn sIte A hst ofaltemallve
plantmgs IS found as Attachment H Nallve herbaceous, shrub, and tree species present m the reference
sIte Will be used for plantmg the wetland mlllgatlOn sIte The upland buffer areas Will be seeded WIth a
nallve upland seed miX conslstmg of speCIeS typical of upland prdmes
Informallon as to speCIfic envIronmental preferences for each of the specIes mcluded m the Plantmg Plan
was gleaned from mformatlOn provIded m the documenl "Plant Hydrographs of the Puget Sound'
obtamed from Sarah Spedre-Cooke, HabItat Worksheet by Anna Mockler, Washmgton State Department
of Ecology, and a prevIous wetland mlllgatlOn plan authored by Nancy Holhauzer SpecIes plantmgs
WIll be adJusted to local condlllons
2 1 Plant SpecIes and HabItat Preference (Also see Attachment H)
SIte Placement
PSS Palustnne Shrub/scrub wetlands
PFO Palustnne Forested wetlands wlthm npanan comdor
WP Wet Prame (also PEM)
P One foot deep pond (PEM)
UB Upland prame and woodland buffer (Not part of wetland
mItigatIOn Site)
Date Received
AUG 1 3 2008
Onglnal Submltl~1
www satrepc com
Attachment B-2
Novemher () ::>007
Marcola Meadows
11' A - MltUJ:ltlon :1nfi Re.<:tnr:1tlon 1'b11
IndIcator Status per VSFWS NatIOnal LIst of Plant SpecIes that Occur In We1{j~1e ~&belved
and 1993 Supplement to the NatIOnal L"t of Plant SpecIes .
AUG 1 3 2008
Table PI Proposed plantInl!s, type, Size, and quantIty (per acre) Onglnal Submittal
SCientIfic Name Site Placement PlantIng Quan tI ty per
Common Name conditIon/contaIner acre
Indicator Status sIze
I Tree/Shrub SallX geyenana PFO/PSS near Vanous 300, 4-8 foot
Geyer's Willow. FACW waters edl!e spaCInl!
1 Tree/Shrub. SallX sltchensl~ PFO/PSS near Vanous 300, 4-8 foot
Sltka wlllow' FACW waters edl!e spaCInl!
I Tree: Fraxlnus lattjolta PFO 2 gallon, bare root 300, 8 ft
Orel!on ash FACW spaCInl!
I Tree: Acer macrophyllum VB 1 gallon bareroot 40, 30 ft
spaCInl!
I Tree: PInUS montIcola PSS near waters 1 gallon vanous 20, 8 foot
edl!e spaCInl!
I Tree: ThuJa phcata PSS near waters 1 galloon vanous 20, 5 foot
edl!e spaCInl!
I Tree: Quercus garryana VB 2 gallon, bare root 80, 15-20 ft
Orel!on whIte oak VPL spaCInl!
I
I Tree PinUS ponderosa VB 2 gallon, bare root 15, 20 ft
Ponderosa pIne: VPL spaCInl!
1 Shrub: Corylus corn uta VB 1 gallon vanous 40, 10 ft
spaCInl!
1 Shrub Oemlena VB Vanous 140, 8 ft
ceraslformls spaCInl!
I Shrub Physocarpus VB Vanous 140, 5 foot
caPltatus spaCInl!
Shrub Amelanchler PSS near upland 1-2 gallon or 100,4 ft
almfolta edge bareroot spacIng
SerVIceberry: FACV
I Shrub' Comus serlcea 1 PSS 1 gallon or bareroot 1100,4 ft
Red-osIer dOl!wood: FACW spaCInl!
I Shrub Crataegus douglasll I PSS 1 gallon or bare root 1100,4ft
Doul!las' hawthorn. FAC spaCInl!
1 Shrub Rosa nutkana I PSS 1 gallon or bareroot 1200, 4 ft
Nootka rose' FAC spaCInl!
1 Shrub: Rosa plsocarpa I PSS 1 gallon or bareroot 1200, 4 ft
Clustered rose FAC spaCInl!
I Shrub SpIrea douglasll I PSS 1 gallon or bareroot 1100, 4 ft
SPiraea FACW spaCInl!
www satrepc com Attachment B-3
Date Recel\ t
AUG 1 3 2008 Marcola Meadows
Novemher fi 2007 JPA ~ Mltwahon and Re<;torallOn Plan
Onglnal Submittal
SCIentIfic Name SIte Placement Plantmg QuantIty per
Common Name condltlOn/contamer acre
IndIcator Status sIze
I FmerJl'ents
1 Achillea nlllle/ollum VB Seed (local source) lib
Common yarrow: FACV
I Agrostls exarata WP seed (local source) 31b
SPIke bentgrass: FACW
I Alopecurus gemculatus Edge of Pond seed (local source or 1.51b
Water foxtaIl OBL hand collected)
Asclepias speclOsa WP, VB at edge Seed or transplants I ft spacmg or
Showy mIlkweed FAC+ of wetland O.llb hand
sown 10
patches
I Beckmanma sYZIgachne WP seed (local source) 51b
Amencan slough grass OBL
I Bromu~ carinatus VB seed (local source) 2Ib
Cahforma brome VPL
I Bromus sltchensls VB seed (local source) 21b
Sltka brome: VPL
I Bromus vulgariS VB seed (local source) 21b
Columbia brome VPL
Camassla quamash WP Bulb/plugs or seed 10,000 (10
Camas. FACW (local source or clumps) or 0 25
hand collect) Ib seed
I Carex densa WP seed (hand collected) lIb
Dense sedge OBL
I Carex Comosa WP Bare root or seed I foot spacmg
Bearded sedze OBL or I Ib
I Carex obnupta P,PFO Bare root or seed I ft spacmg or
Slough sedge OBL lib
I Carex stlpata Edge of pond Bare root or seed I ft spacmg or
Awl-frUIted sedge: FACW+ lib
I Danthoma call/ormca VB Seed (local source) lIb
Cahforma oatgrass. FACV-
Deschampsla cespltosa WP seed (local source) 31b
Tufted halrgrass: FACW PFO, PSS
(understory)
I Deschampsla danthonOldes WP seed (local source) lib
Annual haIrgrass FACW-
I Deschampsla elongata WP seed (local source) lib
Slender halrgrass: FACW-
Eleocharls obtusa Edge of pond Bare root or seed I ft spacmg or
Obtuse splkerush. OBL (local source or O.llb
hand collect)
www satrepc corn Attachment B-4
November 0_ 2007
SCIentific Name
Common Name
IndIcator Status
Eleochans palu\tns
Creepmg splkerush OBL
I Elymus glaucus
Blue wIldrye. FACV
I Epzloblum angustlfollUm
Flreweed VPL
EpzloblUm densiflora
Dense splke-pnmrose
FACW
ErlOphyllum lanatum
Oregon sunshme VPL
IF estuca ldahoensls
Idaho fescue' VPL
IF estuca roemen
Roemer's fescue: VPL
I Glycena elata
Tall mannagrass: FACW
Glycerta occldentalts
Western mannagrass
FACW
Grmdelta mtegrifolta
Puget Sound gumweed:
FACW
I Hordeum brachyantherum
Meadow barley FACW
I Juncus ensifolluS
Dagger leaf rush: FACW
Juncus oxymens
Pomted rush FACW
Juncu~ patens
Spreadmg rush FACW
I Juncus ten illS
Slender rush FACW
I Koelerta macrantha
Pralne .JUne grass VPL
I Leersta oryZOlde~
RIce cutgrass: OBL
I Lemna mmor
Duckweed
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Date RecelvP,",:
AUG 1 3 2008
Marcola Meadows
JPA - MlllQatlOn and RestoratIon Pl:1.n
Ongmal Submittal
SIte Placement Plantmg Quantity per
condltionlcontamer acre
sIze
Edge of pond Bare root or seed I ft spacmg or
(local source or o lIb
hand collect)
VB Seed (local source) SIb
VB Seed (local source or lib
hand collect)
WP seed (hand collected) 41b
WP,VB Seed (local source or I ft spacmg or
hand collect) or bare 05
root
VB seed (hand collect) 41b
VB Seed (local source) 61b
PFO understory seed (local source or 31b
hand collect)
P,PFO seed (local source or SIb
understory hand collect)
WP seed (hand collect) o Sib
WP seed (local source) SIb
I Edge of pond I Bare root, seed I ft spacmg or
(hand collect) lIb
I Edge of pond I bare root, seed I ft spacmg or
(hand collect) lib
I PFO understory I bare root (local 100
source)
IWP seed (local source) 0.7Slb
VB seed (local source or o SIb
hand collect)
P Bare root I ft spacmg
IP I By the gallon I galllOO sf
Attachment B-5
November 6. 2007
SCientIfic Name
Common Name
Indicator Status
LomatlUm nudlcau/t
Bare stemmed lomatlUm
UPL
I Lotus pmnatus
Bog trefoil: F ACW
1 Lupmus rlvularls
RIverbank lupme FAC
I Lupmlls polyphylllls
Large-leaf lupme: F AC+
I Madia satIva
Coast tarweed: UPL
Navarretla mtertexta
Needle-leaf navarretla'
FACW
1 Potamogeton natans
PotamogetoD' OBL
Prunella vulgaris ssp.
lanceolata
Sellbeal' FACU+
Ranunculus occldentails WP
Western buttercup. FACW
I SClrpus mlcrocarpus 1 P
Smail-frUited bulrush OBL
I SClrpus tabernaemontam 1 P
Soft-stemmed bulrush OBL
S,dalcea vlrgata WP, UB
Rose checkermallow: NOL
(not listed)
I
I
I
I
I
I
I
I
Marcola Meadows
.WA - MltlpatlOn ann RestoratIon Pial}
Plantmg
condltlon/contamer
sIze
seed (hand collect)
Site Placement
UB
WP
WP,UB
WP
WP,UB
WP
P
UB,WP
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seed (hand collect)
seed (local source)
seed (local source)
seed (local source)
Quantity per
acre
o SIb
05Ib
31b
31b
21b
seed (hand collected) 0 5 Ib
Bare root
I ft spacmg
seed (hand collected) lIb
seed (hand collected) lIb
1 Bare root (local 13 ft spacmg
so urce)
1 Bare root (local 13 ft spacmg
source)
seed (hand collected) lIb
Date Received
AUG 1 3 2008
OnglOal Submittal
Attachment B-6
Date Rel.~Ned
November 6. 2007
Marcola Meadows
AUG 1 3 nTPA - M,tllwtlOn and Rc<;toratlOD Plan
2 2 Plantmg SpeCIficatIons
Onglnal SubmIttal
Complete speclficatlOns wIll be mcluded m the contract documents for the proJect LIsted below
are select speclficatlOns These should be mcorporated mto the proJect speclficatlOns To
detenmne total plantmg needs, mull1ply dcres per hab,tat type by quanl1ty per acre The
followmg hst IS for the planned habItat areas, one or more oflhese numbers may change
followmg gradmg and gradmg alteral10ns
PEM Wet prame 043 acres Seed mIx w1l1 consIst of Deschampsla cespllosa and Agrostls
exerata wIth at least 5 other speCleS m WP category (preferably use Carex como sa m mIx), to be
apphed at 12 lblac (see Table I below) In addll1on, where plugs are specIfied, potted and bare
root plants, rooted cuttmgs, and tubers are to be planted I' on center (0 c) or one per square foot
of area (thIs assumes 10" plug or 4" pot) Grass seed w1l1 be apphed wIth a seed dnll or wlthm a
hydro spray/compost mulch ffilX
PEM Pond 0 09 acres Carex specIes (preferably use Carex comosa m mIx), Glycena, and
Leersla along banks to I foot deep, bulrush and potamogeton at 1-3 feet depth
PSS Shrubs 1 17 acres Plantmgs wIll consIst typIcally of bare root stock, a mIx of at least 5
dIfferent shrub specIes and Pmus monl1cola, followed by overseedmg (broadcast) wIth the wet
prame seed mIx at a rate of ro Iblac (see Table 3 below) Any shrub and tree plantmgs that
exceed praCl1cal densll1es due to spacmg tolerances can be reduced m denslly to allow for greater
plant survIval
PFO 038 acres Plantmgs WIll consIst of bare root Fraxlnus latifolla and WIth Carex obnupta
and Juncus patens plugs at I-foot spacmg m roO-square foot clusters spaced throughout the
forested plantmg area, followed by overseedmg WIth the followmg Forested wetland grass mIx at
ro Iblac Alopecurus gemculatus @ I lblac, Glycena occldentallS @ 2 Ib/ac, Glycella elata @ 5
lblac, Deschampsla cespltosa @ 2 lblac (see Table 3 below) All purchased plants WIll be from a
local ;ource (wlthm roo mIles of the Slle) Trees WIll be mmlmum I/2 mch cahper or 2-3 gallon
contamer stock, branched and healthy Shrubs WIll be a mmlmum of 18 mches tall and well
branched contamer stock, and forbs WIll be bare root, or 8 cubIC mch styro-bloc plugs or sImIlar
Refer to Plantmg DetaIl (AppendIx 2) for specIfic plantmg mstructlons Trees shall typIcally be
planted at 8-10-foot spacmg wlthm clusters, shrubs at 4-foot spacmg wlthm clusters, and forbs at
12-mch spacmg The appropnate plantmg dates for trees, shrubs, and forbs are November 15-
Apnl I for bare root stock, and November 15-June 2 I for balled and burlapped or potted planls
Any shrub and tree plantmgs that exceed practICal densll1es due to spacmg tolerances can be
reduced m denSIty to allow for greater plant survIval
UB 1 85 acres Due to the mtent to aVOId usmg the upland buffer as part of the wetland
mll1gatlOn sIte, plantmgs m thIS area may d,ffer from thIS descnptlon The average upland buffer
w1l1 be 25 feet, although some wetlands wIll end up wlthm a few feet of SIdewalks, roads and
parkmg lots Oregon whIte oak, Ponderosd pme and other plantmgs at 15-foot spacmg m
clusters unevenly spaced around the buffer, WIth underseedmg of a mmlmum of 3 UB specIes at
10 Iblac (see Table 4 below) All purchased plants WIll be from a local source (wlthm 100 mIles
of the sIte) Trees wlll be mmlmum 1/2 mch cahper or 2-3 gallon contamer stock, branched and
healthy Forbs wIll be bare root, or 8 cubIC mch styro-bloc plugs or sImIlar Refer to Plantmg
DetaIl for speCIfic plantmg mstmctlOns Shmbs shall be planted at 8-10-foot spacmg and forbs
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Attachment B-7
Novemher /i 2007
Marcola Meadows
JPA - MltumtlOn and RestoratIOn Plan
at 12-mch spacmg The approprIate plantmg dates for trees, shrubs, and forbs are November 15-
AprIl I for bare root stock, and November IS-June 21 for balled and burlapped or potted plants
Any shrub and tree plantmgs that exceed practical densIties due to spacmg tolerances can be
reduced m densIty to allow for greater plant survIval
The followmg tables mdlcate percent seed weIght m the mIx SubstltutlOns can be made from
Table P I for those specles hsted at IO% or less, as long as the total apphcatlOn rate IS
mamtamed
Table I Wet Prame seed miX, applicatIon rate of 121b/aL
Use tufted haugrass and spike bentgrass With at least 5 others hsted below, the chOice of the additIOnal 5 can Include
substitutions from Attachment H
Common name
SterIle cover crop
Tufted halrgrass
SpIke bentgrass
AmerIcan slonghgrass
Meadow barley
Bearded sedge
Slender rush
Dense sedge
Camas
Western buttercup
Cahforma oatgrass
Dense spIke-prImrose
Valley gumweed
Self heal
SCIentIfic name
TBD
Deschampsla cespltosa
Agrostls exarata
Beckmanma sYZIgachne
Hordeum brachyantherum
Carex comosa
Juncus tenUlS
Carex densa
CamaSSla quamash
Ranunculus occldentabs
Danthoma cabformca
BOlsduvaba densiflora
Grmdella mtegrifolla
Prunella vulgariS var
lanceolata
Percent ID mix bv weIght
20%
20%
10%
10%
3%
2%
1%
2%
5%
5%
10%
10%
1%
1%
Table 3 Seed mIx for shrub and ash forested wetland areas appheallOn at a rale of 10 Ib/ae
Use tall mannagrass, slough sedge, western mannagrass, and blue wIldrye with at least 2 others listed below, the
chOice of the addItIOnal 2 specIes can Include substItutIOns from Attachment H
Common name
Tall mannagrass
Western mannagrass
Slough sedge
Blue wlldrye
Tufted halrgrass
SpIke bentgrass
Spreadmg rush
Slender rush
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SCIentific name
Glycena elata '
Glycena oCCldentalls
Carex obnupta
Elymus glaucus
Deschampsla cespltosa
Agrostls exarata
Juncus patens
Juncus tenUlS
Percent ID mIx bv weIght
50%
20%
10%
20%
10%
10%
5%
5%
Date Received
AUG 1 3 2008
Attachment B-8
Onglnal Submltt~1
Novemher n. 2007
Marcola Meadows
JPA - MItigatIOn and Restnr::l11l1n PIal,!
Table 4 Upland Buffer Seed MIX, applIcatIon rate at lO lb/ac
Use Roemer's fescue, Cahfomta oatgrass, bIOmes, and riverbank lupme with at least 2 others lIsted below, the
chOICe of the additIOnal 2 speCies can mclude substItutIOns from Attachment H
Common name
Roemers fescue
CalIforma oatgrass
CalIforma brome
Sltka brome
ColumbIa brome
Blue wIld rye
Common yarrow
Flreweed
Junegrass
RIverbank lupme
Sellbeal
SCIentific name
F estllca roemen
Danthoma callformca
Bromlls carmatlls
Bromlls sltchensls
Bromlls vlIlgans
Elymlls glallclIs
Achillea mlllefollllm
Eplloblllm angllstlfollllm
Koelena maaantha
Lllpmlls nVlIlans
Prllnella vlIlgans ssp
vlIlgans
Percent m mIx by weIght
10%
20%
10%
20%
20%
20%
10%
10%
5%
15%
10%
Date Received
AU6 1 3 2008
Onglnal Submittal
Supplemental waterIng of shrubs and trees may need to be applIed at the rate of I" per month from May
I 5 though October 31 for at least the first 2 years of plantmgs If plantmgs show sIgns of deSICcatIOn
dUrIng the momtorIng surveys A temporary ImgatIon system WIll need to be mstalled
3 0 ImplementatIOn
The 5-year momtorIng plan WIll begm (year 2) after the final plantmgs have been verIfied
Year 1 Early Wmter 2008 (February)
I ProVIde staked boundary for contractor to begm gradmg proposed wetland mItIgatIon sIte
Protect current PIerce dItch adjacent the wetland mItIgatIOn sIte from sedIment and erosIOn
as necessary
2 StockpIle solis from first foot of wetlands WI, W2 and W3 for pOSSIble use m wetland
mll1gatlOn sIte Grade wetland rmtlgatlOn sIte and northern field accordmg to specIficatIOns,
leavmg SIte dIsconnected from the PIerce dItch VIsually mspect sub-final grade for
consIstency Construct mfrastructure surroundmg the wetland mItIgatIOn sIte concurrently
so that It IS complete upon dIverSIOn ofthe PIerce dItch
Stockpllelcut large woody debrIS (root wads and trees> 18"dbh) that must be removed dUrIng
gradmg Large felled trees Ideally should be cut mto 5-10 foot lengths by applymg a half
cross cuI and snappmg the tree mechamcally
Subgrade Wetland MItIgatIOn sIte to a slope of no greater than IOh Iv wlthm the wetland
boundary and 5h I v wlthm the maJorIty of uplands Some small patches WIll be 3h I v
wlthm the upland The flow lme wlthm the channel WIll ultImately have a slope of
approxImately 0 01 feet/feet Compact subgrade to reduce mfiltratlOn and amend WIth
Impermeable clay layer If necessary Append the wetland mItIgatIon sIte WIth SOlis collected
WWW satrepc com
Attachment B-9
Date Recelv<>d
AUG 1 3 2008
Marcola Meadows
.TPA - MltlQattnn and RestoratIOn Plan
November 6. 2007
Ongmal Submittal
from WLl, WL2 and WL3 and addltlOnal top sOlI from elsewhere onslte TOpSOlI should be
approxImately I foot deep above compressed/clay subgrade
Gradmg wIll follow plans set forth on Sheet 8 and correlatIve IllustratIves TOpSOlI wIth
large glacIal tIll quantItIes wIll not be used wlthm the mItIgatIOn sIte Peat shall not be used
to amend sOlis LIme wIll not be added to the mItIgatIOn SIte Add approxunately lwO feet
of clays to the wetland mItIgatIOn SIte If and where necessary TOpSOlI onslte IS sUItable for
the mItIgatIOn SIte wlthm the firsl 1-5 feet, although clays may need to be used m areas
where gradmg bnngs the sOli strata down to a more permeable layer
Leave the final grade loose and roughened (12" loose SOlI for treelshrub plantmgs and 6"
loose SOli for grasses and emergents) Fmal gradmg WIll be accomplIshed before the onset
of Fall rams
Refram from post seedmg work surroundmg the dIverSIOn areas m order to mmUnIze
dIsturbance upon earth movmg ThIS mcludes removmg as much as pOSSIble surroundmg
the pIpe (Sheet 7)
3 Protect the wetland mItIgatIOn slte from ongomg development and trespass usmg temporary
orange fencmg
4 Install a temporary ImgatIon system for all plantmgs wlthm the mItIgatIOn sIte and 25 foot
buffer Add woody debns occasIOnally throughout RFT and PEM wetlands, burymg 1/3-1/2
of each pIece to produce stable structures for wIldlIfe Placement of large woody debns
,hould not Impede road crossmg structures or fully span the watercourse
5 Apply a 1-2" tackIfied organIc compost mulch blanket contammg grass seed mIxes speCIfied
wlthm the dtffenng zones, aVOldmg areas that WIll be ultunately be mundated by more than
2" of water ImmedIately follow WIth step 6
6 Broadcast (overseed) forbs followmg plug and bareroot plantmgs (adJust sequencmg of
steps 5 and 6 If necessary)
7 Gradually dIvert water from the PIerce dItch over several days, provldmg saturatIon but not
forcefully flowmg volumes of water Fully block the current PIerce dItch at the upper
dIverSIOn as late as pOSSIble, fully opemng the wetland mItIgatIon site mto the lower sectIOn
of the PIerce dItch should be momtored closely to aVOld allowmg a large volume of water to
damage the sIte The longer the SIte can mamtam a controlled volume of water (mamtammg
the ongmaI open dItch for hIgh flows) the more successful the plantmgs/seedmgs WIll be
8 Confirm that the proposed hydrology WIll eXIst wlthm the SIte
9 Generate as-bUIlt report and submIt to DSL wlthm 45 days of hydrology confirmatIon
10 Early Spnng 2008 Plant dner tolerant upland trees and shrubs (sun tolerant) dunng dormant
season (If possIble) and overseed WIth an understory mIX VIa broadcastmg Plant wetter
tolerant trees and shrubs m areas where a watcr source WIll be present dunng the dry part of
the year Overseed WIth an understory mIX vIa broadcastmg
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Attachment 8-10
Date Recelvea.
Nnvemher fl. )007
AUG 1 3 20~~
Marcola Meadows
.TPA - MltlQahnn aod Re~torahon Plan
Year 2 Spnng 2008- Wmter 2009 Orlgmal Submittal
Momtor hydrology m March and adjust plantmg plan (If necessary) to fit the hydrology
wlthm the wetland mltJgatlOn sIte Prepare second as-bUilt to DSL If necessary
2 Spnng-Fall broadcast and hand plug addItIonal forb species as necessary followmg hand
weedmg
3 Perform a full grass seed mIX hydrospray If necessary
4 November to January 2008 Plant addItIOnal sun tolerant dormant trees and shrubs as needed
to fit hydrology of the site and to replace failed plantmgs Overseed understory as necessary
Subsequent Years Plant sun mtolerant specIes where avaIlable ,hade/filtered light has developed
over tIme Hand weed m spnng/fall Prescnbe/report solutIOns wlthm momtonng reports
Imtlal gradmg of the new Wetland MItIgatIOn Sile WIll begm and progress when the first wetland
Impact occurs The first wetland Impacts wIll probably occur at the onset of constructIOn m order to
stockpIle wetland sOlIs close to the Wetland MItIgatIon SIte Soils from all Impacted wetlands m the
northern field (WL I, WL2, WL3) will be stockpIled to the extent useful for amendmg the final grade
wlthm the Wetland MitIgatIOn Site Wetland DelineatIOn data sheets suggest that the sOIl becomes
more cobbly below I foot ThIS proposal calls for the stockpIling of only the first foot wlthm the
wetland areas due to the apparent hIgher loam content SoIls wlthm the PIerce ditch will not be
stockpiled due to the hIgher potentIal for addmg general pollutants and mvaslves/exotIcs to the new
wetland AdditIonally, the PIerce channel WIll contam It, normal flows untIl the final dIversIOn to
the new wetland, and WIll therefore be ImpractICable for soil use
Measures to wIden and expose the PIerce dItch upstream and downstream of the Wetland MItigatIOn
SIte will be coordmated to reasonably comclde with the tlmmg of gradmg completIon of the Wetland
MItIgatIOn Sile All dIsturbed and bare sOli affected by the widemng of the PIerce dItch wIll be
hydroseeded andlor planted wlthm a reasonable lImeframe to stImulate growth and reduce erosIOn
StockpIled wetland sOlIs from WI, W2 and W3 will be amended to the widest and lowest areas
wlthm the final grade of the Wetland MItIgatIon Sile Due to time constramts, sOlis wIll not be
treated to reduce weed seed, although care WIll be taken dunng constructIon to grade the sIte m a
manner consIstent WIth movmg weed seed stock away from the Wetland MItIgatIOn Sile
Mycorhlzal moculatIon andlor clay and orgamc amendments to the sOIb are recommended to occur
If the final grade of soil IS predIcted to be mcompatIble WIth wetland creatIOn wlthm the Wetland
MItIgatIOn SIte In the case of the Wetland MItigatIOn SIte, two feet of clays are proposed to be
amended to topSOIl or below the A honzon If necessary Between One and Two mches of medmm-
grade composlls recommended for applicatIOn With all seed mIxes wlthm the Wetland MItIgatIOn
Sile WIth the exceptIOn of areas of expectmg complete mundatlOn The mtent IS to limit erOSIOn,
stImulate fungal and mvertebrates wlthm the substrate, and mcrease plantmg VIgor and success
Vanous seed mIxes and plantmgs wIll occur wlthm the proposed Wetland MitIgatIOn SIte to
correlate as much as pOSSIble WIth local off sIte condItIons A list of speCIes to be used m wetland,
upland, npanan and stormwater systems IS listed m the plantmg plan and Attachment F ThIS
coordmates dIrectly With the plantmg plan and sheet 8
Seedmg of the Wetland MItIgatIon Sile, blOswales, detentIon basms and other dIsturbed areas
aSSOCiated With the PIerce channel or the Wetland MItIgatIOn SIte IS recommended to occur as soon
as feaSIble after constructIon dunng the first season of constructIon Other natIve plantmgs,
mcludmg trees and shrubs, WIll be planted wlthm the Wetldnd MItIgatIOn SIte dunng the first
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Attachment B-l1
Date Received
AUG 1 3 2008
Marcola Meadows
JF A - Mltll!atlOn and RestoratIon Phm
Novemher n. 2007
Onglnal Submittal
dormant penod IfposslbJe(November to January) Trees and shrubs not planted due to Improper
COndltlOnS (floodmg/deep freeze) wIll be planted between November 2008 aud January 2009
After final gradmg and seedmg of the Wetland MltlgatlOn S,te IS complete, the PIerce channel WIll
be dIverted and mOnItored for potentIal downstream pollutant load
Any control of mvaSlveslexotlc flora assocIated wIth the mItigation sIte or wlthm 150 feet of
wetlands or waters of the U S WIll be accomphshed wIthout the use of herbIcIdes No surface
fertIlIzer shall be used wlthm 50 feet of the Wetland MltlgatlOn SIle or waters of the U S
Native matenals (pnmanly trees and shrubs) only occur on two very short sectlOns of the P,erce
dItch They WIll be aVOIded If possIble
3.0 Exotic/InvasIve VegetatIOn Control Plan
W,thm the Wetland MltlgatlOn Site, several specIes have the potentIal ofbecommg problematIc
The specIes that wIll most lIkely have a negatIve mfluence on the outcome of the mItigatIon, and
necessItate focused measures to ensure mItIgatIOn success mclude
Armeman blackberry (Rubus armenracus), RIp-gut brome (Bromus rzgldus), Teasel (Dipsacus fulonum
ssp sylvestrls), Reed-Canary grass (Phalarzs arundmacea), Orchardgrass (DactyllS glomerata),
bmdweed specIes (Convulvus spp ) and ryegrass specIes (Loltum spp)
As exotIchnvaSlve speCIes Issues anse via momtonng, the followmg actIons Will be taken to meet the
goals of the mItIgatlOn sIte
I) Reseedmg WIll occur wIth natIve specIes when an area IS SIgnIficantly dIsturbed
Rubus armenracus wIll be controlled by cuttmg caues m spnng as they flower and, If necessary
agam m the summer Roots WIll be dug out If possIble
2) All other exotIc/mvaslVe specIes wIll be hand pulled and cut Removal of exotic vegetatIOn from
the Wetland MltlgatlOn SIte IS encouraged to occur throughout the year If practIcal (to the extent
that the removal doesn't bIaS mOnItonng)
3) Reed-canary grass, upon extensIve mvaSlOn, may be burned, flooded, covered or managed m
another practical way followed by complete restoratlOn If It becomes a senous problem wlthm
the Wetland MltlgatlOn SIte (see contmgency plan at end)
4 0 IrngatlOn Plan
Newly establIshed plants located m dner areas wlthm the Wetland MItigatIOn SIte, mcludmg upland
buffers, should ultImately be watered for the first two summers followmg plantmgs The watenng wIll
be accomplIshed through mstallatlOn of an ImgatlOn system that can eaSIly be removed at the end of
successful mOnItonng The goal IS to establIsh vertIcal root paths by applymg deep watenng every 1-2
weeks or as necessary Native speCIes adapted to specIfic hydrologIC regImes and SOlI cond,tIOns WIll be
planted m appropnate zones to ensure sustamabllIty of the Wetland MItIgatIOn SIte One ofthe pnmary
goals of the Wetland MItIgatIOn SIte IS for It to be self sustammg There should be ample saturatlOn
wlthm the Wetland MItigatIOn SIte throughout the year Therefore, the only plantmgs that may need
watenng mclude those upland plantmgs outsIde of the Wetland MItIgatIOn SIle The watenng system
WIll eIther be automated or occur VIa a contracted agent
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Attachment B-12
Date Received
Marcola Meadows
JPA - MltIQatton ,mo Re~toratlon P1:m
Novemher 0, 2007
AUG 1 3 2008
5 0 FIve Year Momtonng Plan
Original Submittal
Momtonng of the Marcola sIte wIll occur upon the completIOn ofthe Wetland MItIgatIOn SIte plan and
wIll last for a mmlmwn of five years after the final plantmgs Due to the site bemg completely
replanted, It IS expected that momtonng WIll last beyond five years
Vegetative criteria used to momtor the success ofthe Wetland MItigatIOn S,te mclude
. Plantmg success rate of>80% by end of momtonng penod (replacement of lost plants WIth SImIlar sIze
and type of plant)
. Recordmg damage from deer, NutrIa and other specIes and Implementmg protectIve measures for
vegetatIOn that IS vulnerable
. SamplIng pomts Iymg along the npanan watercourse contam 30-40% cover of trees wlthm 30 feet
radms, 40-50% cover for shrubs wlthm 30 feet, and >60% cover for herbs and grasses Wlthm 5 feet
(Trees and shrubs WIll ultImately faIl thIS test over the first season(s))
. Armeman blackberry, teasel, np-gut brome, Reed-canary grass and other non-natIves totalIng <10%
after five years
. Plantmg success rate wlthm dIsturbed areas (development related) outSIde of the wetland rrutIgatIon plan
and wlthm Pierce dItch WIll have a >60% vegetatIve cover of grasses and herbs
. Wetland vegetatIOn cntena WIll be met wlthm the Wetland MItIgatIOn SIte by year five or WIll be
extended untIl cntena are met
SoIls criteria used to momtor the success of the Wetland MItigatIOn SIte mclude
. No "bare" ground (mmunum compost cover) m the npanan, wetland and adJacent upland areas except
for gravel and other naturally exposed substrate wlthm the stream channel
Hydrology criteria used to momtor the success ofthe Wetland MItigation SIte mclude
. 2 I acre. or more wIll mamtam hydrology necessary to support >50 hydrophytlc vegetatIon
. Hydnc SOlIs cntend wIll be met by saturatIon, dramage patterns, and/or seasonal mUlndatlOn wlthm all
wetland areas deSIgnated wlthm the Wetland MItIgatIOn SIte
Structure Crlterld used to momtor the success of the Wetland MItigatIOn Site mclude
. Presence of at least four deadwood types by the end of the rnomtonng penod
. Stable banks WIth lack of SignIficant bank eroSIOn, undercuttmg or slumpmg
. No sedIment blockage orbmldupiImpedance from bndges (culverts, etc)
. Scounng of the channel mlmmal at the outfall of any m water structure such as culverts and check dams
www satrepc com
Attachment B-13
November 0_ 2007
Date Receive
AUG 1 3 2008
Marcola Meadows
TP A - Mttu,:ltlon and RestoratlOn Plan
Onglnal Submittal
Solis wIll be dIrectly Impacted within the wIdened Pierce ditch wlthm the upland extent
bordering the wetland area SOlI conditIOns may be subJect to change over tIme due to changes
m hydrology SOlIs m the remainder of the stormwater basm and swales will be set aSIde dunng
the grading and constructIon process, and then put back as topsoil
To create the new wetland, a large amount of sOlI will need to be disturbed After gradmg IS
near complete, stockpiled sOlIs from the wetlands m the northern field WIll be amended to the
extent that they add a more sUItable substrate for planting and water regime
Hydrology Will be altered from current conditIOns by an Increase In the extent and residence
tIme of seasonal and mtermlttent mundatlOn In all areas of the mitIgatIOn basin ThiS Will result
from an Increase m ImpervIOUS surfaces wlthm the study area and the installatIOn of check dams
wlthm new wetland site Some changes to hydrology Will be buffered by a two-step stormwater
detentIOn and treatment system Includmg dual-chambered catch basms with OIl-water separators
and two treatment swales with check dams
HabItat on the Marcola sIte WIll be degraded by the constructIOn of homes and streets The
open space provIded by the new wetland WIll provide a more water dependent habItat for
songbIrds and other wlldhfe to find food and cover The specIes compOSItIOn Will change from
a more prame dependent species to a more water/npanan dependent A vanety of native woody
plantmgs with wlldhfe habitat value have been selected for the npanan area
ProtectIOn of the sIte IS proposed by usmg wetland mterpretIve slgnage, dense plantlngs and a
non-traversable deSign SOlIs wlthm the maJonty of the sIte WIll be well saturated or mundated
and not conducIve to foot or vehicle traffic The mItIgatIOn site WIll be bordered by a paved
pedestnan trail that IS antIcipated to be fairly busy with observant local residents The mltIal
approved ODSL permit (Dated October 18, 2007) for thiS project states protective fenCing must
be used (#23) We wlsh to contest thIS because of the Importance of aesthetics and sense of
open space that has been a contmual deSIgn factor
*Momtonng Reports Results from yearly momtonng WIll be submitted to Department of State
Lands and the Army Corp of Engmeers by 31 December of each momtonng year
,
Contmgency
The chent proposes settmg a bond amount at approximately $60,000 OO/Acre of anticipated
wetland creation as adVIsed by Department of State Lands personnel ThiS bond Will ensure the
success of the mitIgatIOn site via momtonng feedback and necessary future ImplementatIons
"If there IS a SIgnificant problem with the mitIgatIOn achlevmg ItS performance standards, the
Bond-holder shall work with the Agency to develop a Contmgency Plan Contmgency plans can
mclude, but are not hmlted to regradmg, addItIOnal plant mstallatlOn, erosIOn control,
modificatIOns to hydrology, and plant substItutIOns of type, SIze, quantIty, and locatIOn Such
Contmgency Plan shall be submJtted to Agency by December 31 of any year when defiCIenCIes
are dIscovered" (htto //OI1W sws om/fomm/Mltl[!atlonGUldehnes I PDF)
www satrepc com
Attachment B-14
Sheet 8 (25 June 2007 Updates)
Proposed Wetland MlttgatlOn Site'
Marcola Meadows
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THE VILLAGES AT MARCOLA MEADOWS
TENTATIVE SUBDIVISION APPLlCATIDN
GREENWAY AND STORMWATER PLANTING PLAN
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EXHIBIT J
THE VILLAGES AT MARCOLA MEADOWS OFF -STREET PRIVATE P ATHW A Y
OPERATION AND MAINTENANCE AGREEMENT
AND GRANT OF EASEMENT
Tlus Off-Street Pnvate Pathway OperatIOn and Mamtenance Agreement ("Agreement") and
Grant of Easement entered mto as of thIs _ day of .2008, by and between
CIty of Spnngfield, a muruclpal corporatIOn of the State of Oregon ("CIty"), and SC Spnngfield,
LLC, an Oregon hmlted hablhty company ("Property Owner"), owner of the real property
descnbed m ExhIbIt A
RECITALS
A Property Owner IS the owner of certam real property m Lane County, Oregon whIch IS
more partIcularly descnbed III Exlublt A, attached hereto and mcorporated herem by
reference (the "Property")
B Upon apphcatlOn by Property Owner, the CIty of Spnngfield approved a Master Plan (the
"Project") for the Property December 20, 2007 by actIOn of the Spnngfield Planmng
Connrusslon (CIty Journal Number LRP 2007-00028), affirmed January 28,2008 by
actIOn of the Spnngfield CIty Councll (CIty Journal Numbers ZON 2008-00002 through
00008 )
C CIty approval of the Master Plan IS subject to 53 condItIons CondItIOn #32 reqUIres the
Propelty Owner to submIt an Agreement deslgnatmg the mamtenance responsIbilIty of
the proposed pnvate pathways, as shown on Master Plan Sheet 8 (ExhIbIt B, attached
hereto and mcorporated herem by reference, "Pathways"), to the satIsfactIOn of the CIty
Attorney, the Development ServIces DIrector and the Pubhc Works DIrector, the
approval of saId Agreement requIred pnor to approval of the SubdIVlSlOn TentatIve Plan
NOW, THEREFORE, Property Owner hereby declares that all of the Property, whether held,
sold, or conveyed, shall bc subject to thIS Agreement, whIch shall run WIth the land, and shall be
bmdmg on all persons havmg any nght, tItle or Interest m the property or any part thereof, and on
such person's heIrs, successors and assIgns, and shall mure to the benefit of all such persons and
to the CIty of Spnngfield
NOW, THEREFORE, the constructIOn, operatIOn, mamtenance and access of the Pathways shall
be regulated as set forth herem and the Property Owner and CIty agree as follows
AGREEMENTS
The Pathways as shown on ExhIbIt B shall be constructed or caused to be constructed by
Property Owner
2 The Pathways shall be constructed m accordance WIth the Spnngfield Development Code
and the Spnngfield Engmeenng DeSIgn Standards and Procedures Manual and m
accordance WIth an approved PublIc Improvement PermIt for the Phase I work ofJhe d
ProJect Date Receive
AUG 1 3 2008
Onglnal Submittal
LJUIo_ . ....---. - - --
AUG 1 3 2008
Onglnal submittal
3 The Property Owner and Property Owner's heIrs, successors, and assIgns shall mamtam the
Pathways m proper, safe and accessIble condItIOn, mcludmg the removal of weeds, htter,
debns and graffiti, and the repaIr or replacement of Pathways Improvements as necessary
4 The Property Owner grants to the CIty a perpetual, non-exclusIve easement over the
northerly Pathway for the purpose of access to the adjacent greenway channel (also shown
on ExhIbIt B)
5 Utll1zmg the easement over the northerly Pathway, the CIty may enter upon the Property
wIthout notice at reasonable times and m a reasonable manner to make penodlc mspectlOns
of the adjacent greenway However, upon accessmg the Property the CIty shall notice the
Property Owner of said occurrence, m wntmg, mcludmg the date, tIme and purpose
6 Dunng Sdld Property access, the CIty shall take reasonable measures to prevent any actIvIty
that WIll damage or mterfere wIth the safe and accessIble condItIOn of the Pathway Should
damage to the Pathway occur due to CIty access or activIty, the CIty shall repan the
Pathway as reqUIred to restore a safe and accessIble condItIOn at mmlmum as good a
condItIOn as ImmedIately before saId access and activIty occurred
7 To the extent allowed by the Oregon ConstitutIOn and the Oregon RevIsed Statutes,
mcludmg specifically but not lumted to the Oregon Tort Claims Act (ORS 30 260 through
30295) the CIty, and the property Owner and the Property Owner's hellS, successors, and
aSSIgns, each agree to defend, mdemmty, and save the other party hannless from any
claIms, l1abll1ty, or damages mcludmg attorneys fees ansmg out of any error, omISSIOn, or
act of negl1gence on the respective part of each party, Its respective officers, agents, or
employees m the performance of thts Agreement
8 Thts Agreement and GIant of Easement IS perpetual and shaH nm WIth the land and shaH be
bmdmg upon all Property Owner's heIrs, successors, and assIgns
9 The provIsIOns of thIS Agreement shall be severable and If any phrase, clause, sectIOn,
subsectIOn, paragraph, subdIVISIOn, sentence or prOVISIOn IS adjudged u;vdl1d or
unconstitutIOnal by a court of competent junsdlctlOn, or the appl1cabll1ty to any property
owner IS held mvahd, thts shall not affect or mvahdate the remamder of any phrase, clause,
sectIOn, subsection, paragraph, subdIVISIOn, sentence or provIsIOn of thIs Agreement
10 Thts Agreement shaH not be modIfied except by wntten mstrument executed by CIty and
Property Owner at the time of modIficatIOn Such modificatIOn shall be effective upon the
date of executIOn
1 1 All notIces regardmg thIS Agreement shall be sent to the CIty and the Property Owner to
theIr most recent post office address Wntten notice shall be deemed to havc been gIven
three (3) days after bemg maIled by first class mall WIth appropnate postage Any party
wlshmg to change ItS notice addless may do so only upon notificatIOn to the other party
Notice sent to the last address proVIded by the party shall be deemed to have been gIven to
that party and bmdmg on that party If sent m the manner descn bed m thIS paragraph
The VIllages at Marcola Meadows
Off-Street Pnvate Pathway OperatIOn and Mamtenance Agreement and Grant of Easement
Page 2 of3
~ _J._ n____n/Qr4
Date Received:
AUG 1 3 2008
IN WITNESS WHEREOf, the pm tics have hereunto set theu hands and sedls DDnglnal Submittal
the date fil st above wlltten
CITY
PROPERTY OWNER
By
:: SP"""'(i2( IJj/;(
//~I ,,:;:-/ 1
Title / Ii CV'---<:~3 / c?/! h./,--_
CIty of Sprmgfield
TItle
N>;:\l1\-PI'r
STATE OF 0R-EEl8N )
)
County of~e- iJo..;ho<:.- )
On thIs K day of A-w:t"s+ , 2008, pelsonally appemed the above named
'f
:10,(4:."\1 ~p, . as MrHli>.9.,nQ< M.&Y\bt>x- ofSC SplIngfield, LLC and
acknowledgdd the fOl egomg mstlument to be hls'-\'olllhtmy act and deed
ss
~,..,-...,.., ''''''''...."ut_..........."..."..._.._'''''...'''....''t
~ CODY JOHNSON ;
~I No1m}' Public. Slate 01 Nevada !
l.....~........... ~~~;;.~.~,
%~ \)----
Notmy Pu81(c fOl Oregoli NoJo.dac-
My CommIssion C,pu es JAAWUw lIP. 21'H<:.-
\
STATE OF OREGON
)
) ss
)
County of Lane
On thiS _ day of . 2008, pCIsonally appcmed the above named
, as of the City of Sprmgfield
and acknowledged the foregolllg IIlstlument to be IllS voluntary act and deed
NotalY Public for Oregon
My Commission EApnes
The Villages at Mdlcola Meadows
Off~Sheet Private Pathway OperatIon and MaIntenance Agreement and Gmnt of Easement
Page 3 of3
EXHIBIT J
SUB-EXHIBIT A
LEGAL DESCRIPTION OF THE SUBJECT PROPERTY
PARCEL I (Tax Map 17-03-25-11, Tax Lot 2300)
Situated In the City of Springfield Lane County State of Oregon In the Northeast 1/4 of Section 25 In Township 17
South Range 3 West of the Wlllamette Meridian and described as follows
Being a portion of the lands that were conveyed as 'Parcell" In that certain Trustees Deed that was recorded April
10 2006 at Recorder s Number 2006 024293 In the OffICial Records of Lane County State of Oregon, whICh portion IS
more partICularly described as follows
Being a portion of Parcel3 of Land PartitIOn Plat Number 94-P0491 as recorded April 19, 1994 In the Land Partition
Plat Records of Lane County State of Oregon the perimeter boundary of whICh portIOn being more partlcular]y
deSCribed as follows
BEG]NN]NG at a pOint on the south line of said' Parcel 3 of Land Partition Plat Numbel 94-P0491 and north malgln of
Marcola Road (whICh margin IS offset 45 00 feet northerly of the north line of the 8 B Powers DonatIOn Land ClalIn
Number 64 In Township 17 South, Range 2 West of the WiI]amette Meridian) that lies South 89"57'22' West 263 83
feet from the southeast corner of said "Parcel 3" thence, leaVing said pOint of beginning and croSSing Into said "Parcel
3' along the follOWing fifteen numbered courses (11 North 44"57 15" East 19 81 feet, 121 North 00"02'00' West 161 96
feet, 13) South 89"58'00' West 188 35 feet (4) South 83"25'02' West 91 24 feet (5) South 89058'00' West 241 50 feet
(5) North 00"02'00' West 341 22 feet, 171 North 89"58'00" East 33 48 feet, (BI North 00"02'00. West 32983 feet (9)
South 89"58 DO" West 144 55 feet to a pOint of non-tangent curvature to the right (10) along said non-tangent
curvature to the right haVing a radiUS center that lies South 70"38'23" East 73B 51 feet a central angle of 4"19'30" and
a long chord 01 North 21"31'22' East 55 73 feet an arc length of 55 75 feet to a pOint of non-tangent [Ine, (111 along
said non-tangent line, North 89"58 DO' East 3855 feet, (12) North 44"58'00' East 10282 feet (13) North 72"4345'
East 54 71 feet, (141 South 89050 15' East 535 23 feet and (15) South 50002 DO' East 70 75 feet, to a pOint on the East
line of said Parcel 3' thence along said East line of Parcel 3 the follOWing one numbered course (15) South
00002 DO' East 76385 feet to a pOint that lies North 00"0200" West 17593 feet from the aforesaid southeast comer
of "Parcel 3' thence leaVing said East ]Ine and pOint and along the follOWing three numbered courses (171 South
89058'00" West 197 82 feet, 118) South 00002 00" East 16195 feet, and (19) South 45"03 27" East 19 82 feet to a pOint
that lies on the aforesaid South line of Parcel 3' and said North margin of Marcola Road, thence along said south line
of Parcel 3 and said North margin of Marcola Road the follOWing one numbered course 120) South 89"57'22' West
8003 feet returning to the pOint of beginning
Date Received
AUG 1 3 2008
Onglnal Submittal
Date Received
AUG 1 3 2008
PARCEL II (Tax Map 17-02-30, Tax Lot 1800)
Original SubmlW'I
Situated In the City of Springfield lane County State oj Oregon In the Southeast 1/4 of Section 24 and Northeast 1/4
of SectIon 25 In Township 17 South Range 3 West of the Willamette Mendlan and In the Southwest 1/4 of Section 19
and Northwest 1/4 of SectIOn 30 In Township 17 South Range 2 West of the Wlllamette Meridian and descnbed as
follows
Being a portion of the lands that were conveyed as "Parcell" and all of the lands that were conveyed as Parcel 2" In
that certain Trustees Deed that was lecolded Apnl10 2006 at Recorder s Number 2006-024293 In the Official Records
of lane County, State of Oregon which portion IS more particularly descnbed as follows
Being a portion of Parcel 2 and a portion of Parcel 3" of land Partition Plat Number 94 P0491 as recorded Apnl19
1994 In the land Partition Plat Records of lane County State of Oregon together With adjoining lands to the east the
pen meter boundary of which being more partlculally descnbed as follows
BEGINNING at a pOint on the south line of said Parcel 3" Df land Partition Plat Number 94-P0491 and north margin of
Marcola Road (which margin IS offset 4500 feet northerly of the north line of the B B Powers Oonatlon land Claim
Number 64 In Township 17 South Range 2 West of the Willamette Mendlan) that lies South B9"57 22" West 263 83
feet from the southeast corner of said Parcel3 thence leaVing said pOint of beginning and crossing Into said Parcel
3 along the follOWing fifteen numbeled courses 111 North 44"57'15" East 19 81 feet 121 North 00"02 00" West 161 96
feet (31 South 89"58 00" West 188 35 feet 14) South 83"25 02" West 9124 feet 15) South 89"58'00" West 241 50 feet
16) North 00"0200" West 341 22 feet 171 North 89"5800" East 33 48 feet 18) North 00"0200" West 329 83 feet 191
South 89"5800" West 14465 feet to a pOint of non-tangent curvature to the nght 1101 along said non tangent
curvature to the right haVing a radiUS center that lies South 70"38 23" East 738 51 feet a central angle of 4"19'30" and
a long chord of North 21 "31'22" East 55 73 feet an arc length of 5575 feet to a pOint of non tangent lIne Ill} along
said non tangent line North 89"5800" East 3855 feet 112) North 44"58'00" East 10282 feet 113) North 72"4345"
East 54 71 feet 1141 South 89"50 16" East 636 23 feet and 115) South 60"02 00' East 70 75 feet to a pOint on the East
line of said Parcel 3 thence along said East line of Parcel 3" the follOWing one numbered course 1161 South
00"0200" East 763 85 feet to a pOint that lies North 00"02'00" West 175 93 feet from the aforesaid southeast cornel
of Parcel 3 thence leaVing said East line and pOint and along the follOWing three numbered courses (171 South
89"5800" West 197 82 feet (181 Soutll 00"02 00" East 161 95 feet, and (19) South 45"03 27" East 19 82 feet to a pOint
that lies on the aforesaid South line of Parcel 3 and said North margin of Marcola Road thence along said south line
of "Parcel 3 and said North margin of Marcola Road the follOWing one numbered course 1201 North 89" 5722" East
18380 feet to said southeast corner of Parcel3 thence along said North malgln of Marcola Road the follOWing one
numbered course (211 North 89"5335" East 235 82 feet to the southwest corner of the lands that were conveyed for
publiC road purposes In that certain' Bargain and Sale Deed that was recorded September 22 1993 In ReellBBOR at
Reception Number 9360016 In the OffiCial Records of lane County State of Oregon which southwest corner and
cDnveyed lands are shown on the survey map by Danrel W Saker that was fried August 26 1 996 as CSF Number 33731
In the Dfflce of the County Surveyor Df lane County State of Oregon, thence, along said west malgln of said conveyed
lands the follDwlng eight numbered courses 122) North 45"04'29" East 43 19 feet 1231 NDrth 00"0223" West 56 00
feet to a pOint of non tangent curvature to the nght (241 along said non-tangent curvature to the nght haVing a radiUS
center that lies SDuth 89"58 13" East 505 00 feet a central angle of 7"03 33" and a long chord of North 03"33 34" East
6218 feet an arc length of 62 22 feet tD a pDlnt Df nDn tangent line (251 along said nDn-tangent line, North 21 "00'50'
East 12220 feet to a pOint of non-tangent curvature tD the nght (261 alDng said nDn-tangent curvature tD the nght
haVing a radiUS center that lies South 69"03 10" East 49000 feet a central angle of 43"07 26" and a long chord Df
North 42"3033" East 36016 feet an arc length of 36880 feet to a pDlnt Df non-tangent line 1271 alDng said nDn-
tangent line North 64"0511" East 57954 feet to a pOint Df nDn tangent curvature tD the left (281 alDng said non-
tangent curvature to the left haVing a radiUS center that lies North 25"57'51" West 365 00 feet, a central angle of
63"5604' and a IDng chord oj North 32"04 OT East 3B6 49 feet, an arc length Df 40729 feetto a pOint of nDn-tangent
Ime that lies Dn the west margm of 31st Street as said margm IS shown on said survey map by Oanlel W Saker and
[29) along said west margin of 31st Street the North 00"0205' West 377 27 feet to the northwest corner of said
conveyed lands thence along the north line of said conveyed lands the fDllowlng one numbered course (30) North
89"5755" East 5 00 feet to a pomt on the west margin of said 31 st Street as said margin was establlslled In that
certain Bargain and Sale Deed that was recolded October 19 1955 at Reception Number 68852 In the OffiCial Records
of Lane County State of Oregon whICh margin IS offset 3000 feet westelly by perpendICular measulement from the
centerline of Said street thence, along last Said west margin the follOWing one numbered course 1311 North 00'02 05"
West 738 89 feet to a pOint on the south margin of the Eugene Water and ElectriC Board Utility Corridor as Said cOrridor
was conveyed to the City of Eugene by that certain Warranty Deed that was recorded October 27,1947 In Book 359 at
pages 285 286 In the Deed Records of Lane County State of Oregon thence along Said south margin of the Eugene
Water and ElectriC 80ard Utility COrridor and the north line of Said Parcel 3 of Land Partition Plat Number 94-P0491
the follOWing one numbered coulse (321 South 79'42 00" West 2393 70 feet to the northwest corner of said Parcel 3
as Said corner IS common with the northeast corner of the plat boundary of Austin Park South as platted and recorded
November 18,1993 In File 74 at Slides 132-134 In the Plat Records of Lane County State of Dlegon thence along the
east and south lines of Said plat of Austin Park South the follOWing two numbered courses (33) South 00'02 16' East
909 63 feet and 1341 South 89'57 41" West 260 13 feet to a pOint on the east plat boundary of Loch Lamond Terrace
Fllst Addition as platted and recorded August 12 1965 In Book 46 at page 20 In the Plat Records of Lane County, State
of Oregon thence along said east plat boundary the follOWing one numbered course 1351 South 00'02 00" East 112 88
feet to a pOint on the north plat boundary of NICole Park as platted and lecorded Oecembel 21 1992 In File 74 at
Slides 30 32 In the Plat Recolds of Lane County State of Oregon, thence along said north plat boundary and the east
plat boundary of Said NICole Park the follOWing two numbered courses 1361 North 89'58'00" East 6 20 feet and 1371
South 00'03 40' East 259 95 feet to a pOint on the north line of Parcel2 of Said Land Partition Plat Number 94-P0491
thence along Said north line of Parcel 2' the follOWing one numbered course 138) South 89'57 37" West 99 65 feet to
a pOint lYing on the northerly extension of the east line of "Parcell of Said Land Partition Plat Numbel 94-P0491
whICh pOint IS the northeast corner of the lands that were deSCribed In "Exhibit A of that certain' DeclarallOn of
Property Line Adjustment that was recorded April 7 1997 In Reel 2281 R at Reception Nurnbel 9722969 In the OffICial
Records of Lane County State of Oregon thence along said northerly extension and Said east line as deSCribed In Said
"Oeclaratlon of Property Line Adjustment (39) South 00'02'16" East 51590 feet to the southeast corner of said
Parcell as said corner lies on the aforesaid north margin of Marcola Road thence along the south line of said
Parcel 3 and north line of Marcola Road the follOWing one numbered course 140) North 89'57 22" East 115539 feet
returning to the pOint of beginning
Date ReceIVed
AUG 1 3 2008
Ongmal SubmittaL