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Home My WebLink AboutPacket, DIM PLANNER 3/11/2009 CTIY OF SPRINGFIELD. DEVELOPMENT ISSUES MEETING RECE\VED MAR 11 2009 DISTRIBUTION DATE: March 11, 2009 . , ^ I. ...v TO:. . B' 1) 1M p{l('.)LU Current Planning Staff: G. Karo. J Donovan, L Pauly, T Jones, . y. l Davis, M Metzger, L Miller,1A Limbirdl D Reesor, S Hopkins, M Markarian Jeff Paschall, Supervising Ovil Engineer, Public Works Department . ----./ Ken Vogeney, City Engineer, Public Works Department V Matt Stouder, AIC Engineering Supervising Civil Engineer, Public Works Richard Perry, Public Works, Engineering Kristi Krueger, Civil Engineer, Public Works Department Brian Barnett, Traffic Engineer ----7" Jon Driscoll, Transportation Planning Engineer, Public Works V Gilbert Gordon, Deputy Are Marshall, Fire & Ufe Safety Department Melissa Fechtel, Fire & Life Safety Department . Greg Ferschweiler, Maintenance, Public Works Department Pat French, Planner, Willamalane Park and Recreation District Thomas Jeffreys, Emerald Peoples Utility District (EPUD) ~~ Tamara Johnson, Springfield Utility Board (Electric) Bart McKee, Springfield Utility Board (Water) Amy Chinitz, Springfield Utility Board Dennis Santos, ODOT (copy of packets) 3-11-09 Jeff Lange, ODOT (point person who will attend all DIM meetings)-3-11-09 "7 Dave Puent, Building Official Will Mueller, L TO V / Norm Palmer, Quest Communications Tom Boyatt, Public Works Dennis Ernst, City Surveyor Celia Barry,(Shashi Bajracharya) Lane County Transportation Jim Henry, Central Lane Communications 911 Dave Shore, Northwest Natural Gas Tom Henerty, Comcast Cable ---/ Jerry Smith, Police Chief v Chuck Gottfried, Water Resource Coordinator, ESD Susie Smith, Public Works Director Len Goodwin, Public Works John Saraceno, Springfield School District 19 / Joe Leahy, City Attorney IT George Walker, Storm water Facilities Planner, ESD John Tamulonis, Economic Development Mgr. Courtney Griesel, Planner 1 (EDM) Bill Grile --I Brenda Jones, Planning Secretary (DIM Annexations) '0)' ,'\. ..:L. Karl MoY-9U1S-te.m) ELUs~CDrtnl(I(\':\Lt.J~-5ouv~ r'vv-/e.~C.oord,wdor) A Development Issues Meeting will take place on Thursday April 16, 2009 @ 1:30 -. . 2:30 p.m. in the DSD Conference Room 616 @ Springfield City Hall. Please review the enclosed information, and come prepared to discuss this application with the Planner and applicant. Should you have any questions, please contact Andy Limbird @ (541) 726-3784. . Revised: 7-21-08 'city of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 Development Issues Meeting (DIM) . -. &. It . . . - - Prospective /' ._ Applicant Name: ~ (~j"""'r"" ~ ~ Phone: C ~ .to \1) Icompany:---r-1Z-I'-::1 ~f.\,..Lt1 I:-I'>~ ~ -PNI\~IlJI~~ I Fax: (rCi,' CXo?9 IAddress: \"'--7 -c .r:;;~:JZp~A~ .~7:'70n p,''1.'' '-!:'. "'~i;'" ~ .",:,.,;': ..-..:~>):::::::,,:,::::.,.:::::::::.:::?>.:::..:'- _'":" ,.,~ ...:',."~' ~.-, -\ .~"..",::. :.,,;,"<:',+/ .:,,,._.:,{',;.;;~~.::~' """,,",,,.~ ,:0;. _~'"i/..:;:i""~C;.~."t".:,,,,~~...q> ..... _~z_, I Prospective Applicant's Rep.: . Phone: Icompany: Fax: I IAddress: j li::,.;;..,-....", .- i".,;:'.~ . .-. "" .~"':;,_''-'-,,J~. .c.';;.. .,:--,;.?, ,';~.. '.'. .~. ~,.' ;; _---'-'.> '-. j":""'J I Property Owner: C u..1I~l I;:}\ C. h Phone: f?j t? . IL1.(""<::::; I Icompany: -tUi~, r U-r-t 17'\ t",>i\. ~~ Fax: l7 ('" . ~()~ I ISize of Prol)erty: Acres Square Feet 0 I 1"0"-;""_ . . . ,,5":,~ ',:lC~"",r':.::,/''i :,<>' ",,_.'.,,'. .<"".:.~:';..-,j._,,-'!: "-"''':,";p~:...",i_g/:, --, .:,....:.,. i I Description of If you are filling in this form by hand, please attach your proposal description to this application. Proposal: ~1Mt~...., c>r= c; It::j e.r- O~~\I~\-r tL~~AI=-,,",:" tz-J 't"')~. IExisting Use: ~^,~~, 1.1.:--- 14'. ~'.:'?\.'\':.-I~ . _ 1# of Lots/Parcels: ,.-:2- .. IAvg. Lot/,,~arc:~1 Siz~:]P'-?J( ,)sfID!:!,S~ty:.. ".c.-.c",..,. "':.''''9'-iW'''' -'-""':'" "'''''':''''':-'~'':';':!:'(7''IIlf''':''-'1~$-''___''': ,~~::~":",,,;';l_:t'. J":"'",'-,,,;..,,,,.~..:-,.:J.,,,~~,-,<,"':::\;..":":::',-}""'-'~<,j.,:;.;;.~'1'="- " '. " . Prospective ([ 1 Applicant: . . A .. > l -. ....,.. - Date: ~.I 0 . () '\ Signature I Q"ILJ.CJ- (..... I~:t"?,>\ Print \ ,.' ',' du/acre Required Project InfoI' - . n (City Intake Staff: complete ,this section) Case No.: ZO~~C:::CX::::-09 Date: 3-/0-0'1 Reviewed by: 1Y\::- ADDlication Fee: $ 5,Q.\. 00 ITechnical Fee: $0 Ipostaqe Fee: $0 TOTAL FEES: $ SQ.-l. 00 Date ReceiV~~ROJECT NUMBER: Pi\J).DOg-ODO~~ t~-.6ii--:z:r"1!:mTfJ.:"1OC"~,,:,,,:''i"''".'''~i~Jor.th.~~R'~'{_,~&~~:il.iJiil!M'~~~:;tc~~t:!f.,@';iijli!;f!~~?&'!l~~;'V'.im7";I~~.~".."...__,C",",_,.._MIll!Ii~'!~ MMi jO ~St1)fI'\t\ ~2-~....o0o;;d Revised 1/1/08 Molly Markarian Original Subm!!tal 1 of 3 DEVELOPMENT ISSUES MEETING DEVELOPMENT SERVICES DEPARTMENT SPRINGFIELD CITY HALL 725 FIFTHSTREET DSD Conference Room 616 Meeting Date: April 16, 2009@ 1:30-2:30p.m. . 1. DEVELOPMENT ISSUES MEETING #lON2009-00009 THE CHILD CENTER Assessor's Map: 17-02-20-00 TL .100,200,700 Address: 3995 Marcola Road Existing Use: The Child Center . Applicant submitted plans to discuss constructing a 5,177 sq ft single-story outpatient/office building with associated site improvements to the existing Child Center. Planner: Andy Limbird DEVELOPMENT SERVICES DEPARTMENT 225 FIFTH STREET SPRINGFIELD, OR 97477 (541) 726-3753 FAX (541) 726-3689 www.ci.springfield.or.us March 11,2009 Quince Sterry . TBG Architects and Planners 132 E Broadway, Ste 200 Eugene, OR 97401 RE: ZON2009-00009 (17-02-20-00 TL 100,200, 700) Development Issues Meeting- Applicant submitted plans to discuss constructing a 5;177 sq ftsingle-story outpatient/office building with associated site improvements to the existing Child Center. . . Dear Mr. Sterry: Thank you for your Development Issues Meeting submittal. The following meeting has been scheduled: TYPE: DEVELOPMENT ISSUES MEETING PLACE:. CITY OF SPRINGFIELD DEVELOPMENT SERVICES DEPARTMENT ROOM 615 225 .r U' 1.11 STREET SPRINGFIELD, OR 97477 . DATE!TIME: Thursday, April 16, 2009 at 1:30 - 2:30 p.m. CONTACT PERSON: Andy Limbird If.you have any questions, please call me at 541-726-3784. Sincerely, Andy Limbird Planner CC: Children Inc. The Child Center 3995 Marcola Road Springfield, OR 97478 \l.l N G,c- ..,'12' \ 11///;;:;"'; 1 5~O Y!;.-:;RS \ _" I o ~.~ I/.GO PROUD I-llSTORY BIlIG~T ~UTUIH: CITY OF SPRINGFIELD VICINITY MAP ZON2009-00009 3995 Marcola Road t' (;)~. . ~ ~l &J ~''1J J~/ , I RE ("f:""'P.I'> if!\,<- .,-. If. ""'~ jPvlf t.~ D ' . k._.. ,. ~''''''''-'~.. ll!: is MAR 11 2009 By: SITE Map 17-02-20-00 Tax Lot 100,200,700 North ... .\ March 9, 2009 TBG c.~.L.../ i#'~ # ''''<V._._-_"_~___'~,',:~_ :''-. "'. .' .. -:L~,iLu./ , j". City of Springfield Development Services Planning Division 225 5th Street Springfield, Oregon 97477 ARCHITECTS & PlANNERS/INC 132 East Broadway Suite 200 Eugene, Oregon 97401 541.687-1010 541-687-0625 Fax RE: The Child Center Development Issues Meeting (200621/1.3) Project Address: Assessor's Map & Tax Lot: Applicant: Daytime Phone: Mailing Address: Applicant's Representative: Dayti!TIe Phone: Mailing Address: E-mail Address: 3995 Marcola Road 17-02-210-00, Tax Lot 700 The Child Center Attn: Bill Wellard 541-726-1465 3395 l'vtarcola Road Springfield, Oregon 97477 TBG Arc~itects & Planners/IlK Attn: Quince Sterry 541-687-1010 132 East Broadway, Suite 200 Eugene, Oregon 97401 quince@tbg-arch.com Date Received: MAR 1 0 2009 Original ~ubmittal PROJECT DESCRIPTION The proposed project includes the addition of a single-story: 5,177 sf outpatient/office building with associated site improvements to the existing Childcare facility as generally illustrated on the attached SCHEMATIC SITE PLAN "B" dated 1/14/2009. SITE CONTEXT AND INFORMATION The subject site is generally terraced totaling approximately 4.21 acres located on Marcola Road near the Hayden. Bridge Road intersection. The site is currently developed with . a nonprofit human services agency offering a continuum of psychiatric and special education programs to children with severe emotional and mental disorders throughout Lane County since 1971. The existing facility includes: An existing 784 sf outpatient/office building; a 1,200 sf office building (older residence slated to be demolished upon construction of the new building in discussion); a 1,200 sf maintenance building; a 4,717 sf administration building; a Joho U,wlo". AlA 2,479 sf classroom building; a 3,611 sf office/classroom building; anl ,850 sf modular P,iooip" office/classroom unit. and a 1 200 sf library building. These buildings are all currently j':ne, F. Albe",oo III, AlA I ! PrinCipal supported by an existing gravel parking lot at the lower plateau, 9 visitor parking D II S. h arre L mil . NCARB, FAfA Principal City of Springfield. March 9, 2009 Page 2 of 5 "t.. '~ I supported by an existing gravel parking lot at the lower plateau, 9 visitor parking spaces on the upper plateau and 10 overflow parking spaces at the older residence (above-mentioned 1,200 sf office building). The property is surrounded by natural vegetation at the property lines to the east and west, the McKenzie River to the south and Marcola Road to the north. The existing buildings and site infrastructure are to remain except for the older residence/1 ,200 sf office building. The subject site is located within the Springfield City Limits and Urban Growth Boundary, and is zoned Public Lands and Open Space (PLO). The site was rezoned in 2004 from Heavy Industrial to be more compatible with the current use. The properties located to the east, west and north of the subject site are also zoned PLO. The property located to the north across Marcola Road is in the Heavy Industrial (HI) Zoning District. Marcola Road is a minor arterial street. There is one existing driveway to the site. We request that at a minimum, staff members from planning, transportation and engineering attend the conference. Please do not hesitate to invite additional staff members to attend the conference in order to adequately address the questions. In addition to the questions we have enclosed a Schematic Site Plan for reference only. . , DEVELOPMENT ISSUES MEETING QUESTIONS (specific questions in bold text): 1. After initial conversations with Staff, there doesn't appear to be an obvious usJ category that The Child Center falls under. So. Staffs interpretation was that the 1 new building would be reviewed under the general use category of, "Private/Public Elementary and Middle Schools" (SDC 3.2-705 Schedule of Use Categories). According to this interpretation, The Child Center will need to adhere to a required landscaped 20'-0" front yard and 30'-0" side yard setback (SDC 4.7.195 (3)). Our interpretation of. the intent of these wide setback dimensions are to screen and shield adjacent residential neighbors and/or sensitive areas from impacts due to elementary or middle schools such as excessive noises associated with typical schools (I.e., class bells, playgrounds: whistles, musical instruments). The existing Child Center doesn't function like a 1 traditional elementary or middle school. For instance, The Child Center only ha~ a small playground located in the center of the existing campus, which doesn't have a similar impact or use as a more typical elementary or middle school because of the small size, small number of students using the area and limited types of activities. In addition, this property is not adjacent to any residential zones. City of Springfield March 9, 2009 . Page 3 of 5 i\'h', ;, front Yard Setback The proposed location of the parking lot is ideally located adjacent to the new. Outpatient/Office Building. This location is ideal because the new Outpatient/Office Building serves as a gateway to the campus. 1\11 visitors are to check in here for security reasons. This location allows patients to be kept isolated from other students for privacy as needed. Due to the existing site topography and configuration, the parking area located directly adjacent to the new proposed building can only accommodate a 10'-0" front yard setback in the proposed design. The proposed staff/overflow parking field and bus turnaround area located to the south of the existing driveway accommodates the required 20'-0" landscaped front yard setback. Due to the site constraints, uniqueness of The Child Center's use and desire to align the new driveway with the existing street across Marcola Road, is there an avenue through the City standards to recognize and respond to this unique use and unusual development site to allow a 10'-0" wide front yard setback in the area desuibedabove? If not, does the City feel that this is a viable and approvable variance application request? - Side Yard This property's side yard is located adjacent to the PLO-zoned property to the northeast This property is currently used by EWEB for its intake and pump . station. Southwest of the subject site the property is zoned H I and currently appears to be largely undeveloped. There is currently 30'-0" of existing native landscaping along both side yards, which the applicant would like to maintain as is. Would the City consider the 30'-0" side yard landscape screening as required in SDC 4.7-195(3) satisfied due to the existing mature landscaping in these areas? If not, does the City feel that this is a viable and approvable variance application request? 2. Per SDC Table 4.6-3 under the Private/Public Elementary and Middle School use category, 1 bicycle parking space per 8 students as well as1 space per 3,000 sf of office use is required. I\s stated above, The Child Center is not similar to a traditional elementary or middle school. For instance, most students are not full- time. Students are only on-site for short periods of time and those times vary. Therefore, there are students coming and going throughout the day. Furthermore, the specific use of the proposed Outpatient/Office Building more closely resembles the use and function of a clinic treatment facility. Therefore, considering the unique proposed use and function of the facility, is it possible to provide 1 bicycle space per 3,000 sf of new building area, consistent with the minimum requirement used for "Hospitals, Clinics, or other Medical Health Treatment Facilities (Including Mental Health)" (SDC Table 4.6-3). .. .,.' City of Springfield March 9, 2009 Page 4 of 5 '~'4i~':' If this is not a possible approach, is it possible to look more closely at the intent of the bicycle parking requirements for the Private/Public Elementary and Middle School use to provide adequate parking for a traditional school accommodating full-time students. Considering that The Child Care facility does not function similar to a traditional school with full-time students, is there an avenue through the City standards to require bicycle parking more suitable for the this specificintended use? If not, does the City feel that this is a viable and approvable variance application request? 3. Referencing attached Schematic Site Plan B dated 01/19/2009, the proposed new parking area is located on the upper plateau. As noted above, this location accommodates the upgraded parking needs and requirements for the entire campus as well as the desire to address the special needs of EWEB's intake station located to the southeast of the site. The applicant proposes to leave The Child Center's lower gravel parking field "as-is" for emergency vehicle access. The applicant will provide the associated required signage. Is this an acceptable proposal? Does this proposal require a land use application process? 4. We understand that there are no public. stormwater facilities near the location of . the subject site along Marcola Road. EWEB has existing freshwater inlets and a pump station located adjacent to the site. The Child Center will be required to comply with current stormwater management requirements per SDC 4.3-110 for all new impervious surfaces. Is the City aware of any existing public stormwater facilities in the area with capacity to serve the subject site? If not; is the applicant required to dispose of the development's stormwater on-site? If the applicant disposes of the development's stormwater on-site, is the applicant exempt from stormwater systems development charges? Can a proposed on-site stormwater management facility (i.e., bioswale) be located within the required front yard setback as long as the landscaping requirements are met within the setback? . 5. Referencing the attached Schematic Site Plan, are there any other items that need tobe addressed? Are there any public infrastructure items that need to be addressed as a result of the proposed development? City of Springfield March 9, 2009 Page 5 0(5 '.t' .", Thank you for taking the time to review and address our questions. I appreciate your attention and. efforts to help make this project a success: Sincerely, ([1/--: Quince Sterry nl . Enclosure: Development Issues Meeting Application Form - 1 copy Development Issues Meeting Questions - 5 copies Schematic Site Plan "B" dated January 14', 2009 - 5 copies cc: Bill Wellard, The Child Center Teresa Bishow, Arlie & Company Damien Gilbert, Branch Engineering, Inc. . Carol Schirmer, Schirmer+ Associates, LLC Z:\PROJ\200621 Child Center\Corresp\Agency\Develpment Issues Meeting 03-09-09.doc \\ ~. ,:. . -' .r- // . /:/\,. ~ /""',. ;:/"/ ~O' DEVELO~ T r;. . / /" /" <----::~A~K \~ \ . DEVELOPMENT \ r / AREA (3.06 ACRES) , ~/ . , :;t/ ,/ ~/ ..J7/ / , , , . ...'................. " , , /' / / " -,- ///- \)'fl,"t /// /// ~cct'?'? /// """ ~~0~,,_'-" /' " / "'---- / ------------ ,..... f [ ~ ~ . ! , , , ! i. I- If f ." I I' II ~ \ ---- - - - - - ~ . ABANDONED. EXI5TING GRAVEL FARKlNG LOT /' /' .~ - ---- @ ;~:~EMATIC SITE PLA~ IIBII - - I I I I I t I I o 32' 64' ..~ TBG ARCH fTEeTS & PLANNERS lINe lJ2 East Broadway Suile200 [usene,O',,&on97401 (541)687_1010 Fax(541) 687-lJ62S CHECK SET Tl"ISDAAWlNGts PRELIMINARY MOO INCOMPLETE rrISN~~~EDFOR 0' UlNSTllUCllON l) z o ~~ L.J..J CfJ . ~ I--jz Z i u..J ~ . V) I...Llv) U:~ ;<( 0 ---- ,~ co Z "- .,. "- -' u..J '" '" C ~ '" " - og, ~ "'" I '" ~ 00 ~ ~'" "'<3 :J -:f '= U co "' co 0 C'\'c "'''- Mv> SCHEMATIC SITE PLAN u E - ~ c , n: ~ B ~ "' ~ . < PROJECT'" 200621 () DAA\VN Q m ~ CHECKED fU ~ DATI 01.14.09 ~ m 0 ~ " m "- SHEET SP-1 ~ .3 @ t . : u.GBND. ,/ --...-- ----c--- - -llHW-- ------4JGP----- ----m,---- ----fO-'--- . o o ,: '* . @ llIIIlIIIIIIIII = 1.....,;.."1 ",. X. " n CSF --- @--- '" EXISTING PROPERTY UNE EDGE OF EXISTING AC PAVING EXISTING CURB EXISTING EXTRUDED CURB EXISTING TOE OF SLOPE EXiSTING GRADE: BREAK EXlsrlNG STORM WATER EJ(IST/NG GAS EXISTING OVERHEAD WIRES EXISTING UNDERGROUND POWER [XISTlNG UNDERGROUND TQEPHDNE EXISTING UNDERGROUND FIBER OPTlC . EXISTING PRDPf:F?TY CORNER SURVEY CO/>/TROL POINT AS NOTED ' EXISTING MONUMENT FOUNa EXISTING FiRE HYDRANT EXISTING WATER VALVE EXISTING WATER MFJER EXISTING GAS METER EXISTING UNKNOWN VAULT EXISTlNG TELEPHONE RISER EXISTING CABLE TELEVISION RISER EXISTING pob POLE EXlsnNG STREIT LIGHT EXISTING LIGHT POLE EXISTING GUY ANCHOR EXISTING SANfTARY PUMP STATION EXISTING CURB INLET EXI?TlNG CATCH BASIN EXISTING MNL BOX EXISTING SIGN..6L BOX EXISTING SIGN EXiSTING BILLBOARD SIGN EXISTlNG BOLLARD EXISTING EVERGREEN '" rn rn . ~ ~ >:>--10 ~ .r-) [j'j] [Q] . . 9 ~ EXfS!ING DECIDUOUS EXlsnNG PALM mrr r, , , '-. EXISTING .RHODODENDRON EXISTING BUILDING EXISTING CONCRETE EXISTING GRAVEL AREA EXISTING GROUND ElEVATION EXISTING CONTOUR flEYATlON ,dAN~ COUNT'/' SURVf:r".F1LE_ ~hLSBO~= NUMBER / ,/ ./ j~:O~ = ~ I N , ~;lIn~ I VICINITY WAP TAX WAP 17-02-30, IF': - :f' BKNCJDlARE DATDll CfiY OF SPRINGFlE:LD DATUM: FOUND CHISELED SOUARF: IN TOP FACE OF CURB AT THE NORTHWEST CORNER OF MARCOLA RON) ANO HAYDEN BRIDGE. BENCHMARK IS MlDPOII'IT OF CURB RETURN. LEAD IVID TACK IN TOP' FACE OF CURB BEARS 5.4 FEET WESTERLY. em OF SPRINGFIELD BENCHMARK 1455. RECORD ELEVATION = 4Bo.n NGVO'29 CONVEFrrED ELEVATION = 481.09 SITB A.o""""JENT OF EXISTING CONDITIONS. FOR THE. CHILD CENTER . S.E. 1/4, SEC. 19 iii: S.". .1/4 SEC. 20, T.17S., R.2"., ".M. . SPRINGFIELD, LlNE COUNTY, OREGON DECEIlBER 18, 2008 SCALE 1 "=20' CONTOUR INTERVAL = 1 FOOT ,/ .: ./'" Y ./'..~ / J HO'1'1I I. THE l/TIUTlES SHOWN HEREON ARE COMPILED FROM A COMSINATlON OF UTIUTI' LOCl.TE" MARKINGS, FIELD LOCl.TlON OF SURFACE FFATURES IVID AS-BUILT ORAWlNGS. IMl[RT FLOW UNES SHOWN HEREON ARE FROM FIELD MEASUREMENTS. NO CERTlf1Cl.TlON IS MADE AS TO ACTUAL LDOiTlON OF UNDERGROUND UNES. 2. THIS DOES NOT,'CONSTTTUTF: A SOUNDARY SURVEY AND IS SUBJECT TO ANY INACCURACIES A SU8SEQUE:NT BOUNDARY SURVEY MAY DISCLOSE. 3. THE TAX LOTS SHOWN HEREON ARE APPROXIMATE ONLY. 4. TREES ARE NOTED AS SfZE d: SPECIES (4- MAPLE) OR 'SIZE, SPECIES d: NUMBER OF TRUNKS (4" MAPLE 2). 5. BASIS OF BfARINGS: 'NORTH~TERLY UNE OF TAX LOT 100, TAX MAP 17-02-30,PER FOUND MONUMENTS IN COUNTt SUFNO" 15935 'FILED ,JUNE, 1967.8'1' O. CASWELL THIS MAP IS NOT A BOUNDARY SURVEY. 6. EFFlUENT UNE VARYING FROM 0-6 Fr. NORTl-l OF NORTH CURB UNE OF MARCOLA ROAD PER LOREN LEIGHTON, INTERNATIONAL ~..y:.~R. / ~,/,///... @ "'..- G> ,",,-",jI' /"~'-<", -- ,/ / ..... ~~* .t" ~ '<." '" ...- TDaf 0' T.&ivm.: THIS PROP<::RTY IS LOCA TE:D OUTSIDE THE 5 YEAR' ZONE OF CONCENTRATION (TlME OF ~VEL) -.::--- lfA..Wl-........W0!3 /f THE: WATER QUAUTY..UMfTED WATERCOURSE MAP Usr5 THE MCKE:NZIE RIVER E:Asr OF TAX LOT 700 SHOWN ON THIS SURVEY AS il'ATER OUALm' WATER COURSE (>1000 CFSr. THIS HAS A 75 FOOT RIPARWJ CORRIDOR IVID A SfTE PLAN RrnEW FOR PROPERTY WTTH-IN 150 FEET."I' IrIlTWlll t: . THE WfJLANDS INVENTORY WP SHOWS JHi:O MCKENZIe RfIIf:R AS HAVING Wrn.AND5 IN, THE: NATIONAL WETLANDS IM'ENTORY.' J'LOODlrAY BASED ON FIRM MAP NO. 41OJ9CllS4F, EFFECTIVF: DATE:: JUNE 2 1999. THIS PROPERTt IS IN ZONE X AND IS OUTSIDE THE 500 YEAR R.OODWAY. son. 'nTBS' ACCORDING TO THE SOILS SURVEY OF LANE COUIflY. THE' EXISTING SOILS ARE: IMLABON SilTY CLAY LOAM (75) WHICH HAS A HIGH WATER TABLE GREATER THAN 6 .to.> ff --- ____~--7C-------- CASOIE/(T FOil POWEll UHf: CONVnnl TO mE CITY or- EUGCHEII1'IHsrRUIIDO'RECOIlDEDDECDIS!RJD.1924 IH BeaK 142, PAGE2.7~n..ANf: COUNTY OREGoH DEED RECORDS. (1010 WlDlJISPEClnED) , ~;,'I.f; i ~~ / / .;.~ .~. ./' ,- ". <,./J...,,>"> "-+,,.... ,,' ",' .t / '" I' x ...- , '" @ . , .# -/ '" ~. 8.'f.OfJ ~*~~""'~ c . , -/ , -/-/ '-/ "t' / .,/" ,/' ,/' ,/' ,/' ,/' ,/' ,/' / / @ , ,/' ,/' /' 08-185 Jt ..:\J""''''I'....-,'''' ""lI.Ll l.VjlUl\JUI"U :::;UHVtT\tllI-l~ IOI'Q Sl/R\.l'I'...wg, ;:.o.'L", .... "00, ..&." "''''''''pm ,,~l ,t" ! . ,t. ,t' TWlDrEASlJ[/lI'f'ORROADPUIlPOS&SALOHamr UNEOF" S4JD'P/KIPERT'l' AS PrR WARAAHl'Y 0[[13 ROE:D OCTOBDf 2B, 1955 AT REt1. i/9D, PACE $9#2, r COUNTY Df'R:IAl. Rf"CORDS. A """""'" t:l PROFEsSio~. lA."IDSlJ~ ~, '" r '@BranchEngineering, Inc. ~310FirthStrellt SpriDcfilllcl, OnIon 974-77 (54-1)7"-6-0637 FAX (5-41)7'6-0389 bra.nahadmiD.ebranehenciullerln&:.com Chil . Structure. . TranaportaUon _ Surveying ~ -/ ~= TAX LOT 100 .t TAX UAP 17-02-20, TAX LOT 700 ] "I ~ :! -.