HomeMy WebLinkAboutApplication APPLICANT 3/10/2009
:City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Site Plan Review
ADDlicant Name: c/o Heather Campbell
ICOmDany:
!Address:
IADPlicant's Rep.: Sharon Gretch
IComDanv:
IAddress:
1 ProDertv Owner: Contact: Jeff Nelson
IComDanv:
IAddress:
h^
IASSESSOR'S MAP NO: 17-03-22 ITAX LOT NOeS): 904
I Property Address: 3365 Game Farm Road, Springfield
ISize of ProDertv: 2.32
I
. .-
Verizon Wireless
5430 NE 122nd Avenue, Portland, OR 97230
Technology. Associates- International Corooration
Phone: 541-844-5478
Fax: 541-935~0923
Phone: 541-746-8451 I
Fax: .1
.PO Box 953, Veneta. OR 97487
City of Spingfield, Springfield Utility Board
250 A Street,
OR
Acres ['g]
Square Feet n
Name of EUG View
I Description of If you are filting in this.form by hand, please attach your proposal description to this application.
Proposal: Installation ofa new 65' Wireless-Communication Facility and associated ground eQuioment.
Existing Use:
Springfield Utility Board substation
New Impervious Surface Coverage (Including Bldg. Gross Floor Area): 312 sf
Si natures: Please si nand rint our name and date in the a riate box on the next
Associated ADDlications: Signs:
I Pre-Sub Case No.: P~E-2<J()q-OOI'01p I Date: '6 -10-01 I Reviewed by: \31C..
Icase No.: I Date: I Reviewed by:
IAPPlication Fee: $ ?lHoOO ITechnical Fee: $ --er- !postage Fee: $ -e-'
ITOTAL FEES: ~ ~'t0~.~.. .1 PROJECT NUMBER: fRJd. DOC). DOOo4- I
IWfi~"'WEYJ4X;ii$~;;'@W)l~&Jt!i%lt%"4iflfWi~f&ftfrjiK"nWZ1t~ihL"H'0~~J5L~;~4t"!~Z:~~:~~4!t. .i'1I'WPiiU%\t1
jJKt'~UHIVII.IIAL R~C'D
MAR 1" 0 2009
Revised 1/1/08 Molly Markarian
1 of 10
Owner Signatures
This application form is used for both the required pre-submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process. An application without the Owner's original signature will not be accepted.
Pre-Submittal
The undersigned acknowledges ,that the information in this application is correct and accurate for scheduling of the
Pre~ Submittal Meeting.
Owner:
Si9~-
Date:
f1nr<~
5 . ]JJCA
./
Jeff Nelson, Springfield Utility Board
Print
Submittal
I represent this application to be c()mplete for submittal to the City. 'Consistent with the completeness check
performed on this application at the Pre-Submittal Meeting,) affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the:'informationas submitted.
This statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a complete
application. .
Owner:
Date:
Signature
Jeff Nelson, Springfield, Utility Board
Print
PRE-SUBMITTAL REC'D
MAR 1 0 2009
Revised 1/1/08 Molly Markarian
2 of 10
Site Plan Review Application Process
1. Applicant Submits a Site Plan Review Application for Pre-Submittal
. The application must conform to the Site Plan Re~iew Submittal Requirements
Checklist on pages 4-7 of this application packet,1
. A pre-submittal meeting to discuss completeness is mandatory, and pre-submittal
meetings are conducted every Tuesday and Friday, from 10:00 am - noon,
. Planning Division staff strives to conduct pre-subfTIittal meetings within five to seven
working days of receiving an application.
2. Applicant and the City Conduct the Pre-Submittal Meeting
. The applicant, owner, and design team are strongly encouraged to attend the pre-
submittal meeting.
. The meeting is held with representatives from Public Works Engineering and
Transportation, Community Services (Building), Fire Marshall's office, and the Planning
Division and is scheduled for 30 to 60 minutes,
. The Planner provides the applicant with a Pre-Submittal Checklist specifying the items
required to make the application complete if it is not already complete, and the
applicant has 180 days submit a complete application to the City.
3. Applicant Submits a Complete Application, City Staff Review the Application and
Issue a Decision .
. A complete application must conform to the Site plan Review Submittal Requirements
Checklist on pages 4-7 of this application packet.
. A Type II decision, made after public notice, but without a public hearing, unless
appealed, is issued within 120 days of submittal o,f a complete application.
. Mailed notice is provided to property owners and occupants within 300 feet of the
property being reviewed and to any applicable neighborhood association. In addition,
the applicant must post. one sign, provided by the City, on the subject property.
. There is a 14-day public comment period, starting on the date notice is mailed.
. Applications are distributed to the Development Review Committee, and their
comments are incorporated into a decision that addresses all applicable approval
criteria and/or development standards, as well aS"any written comments from those
given notice. "
. Applications may be approved, approved with con'ditions, or denied.
. At the applicant's request, the Planner can provide a copy of the draft land use decision
prior to issuing the final land use decision.
. The City mails the applicant and any party of standing a copy of the decision, which is
effective on the day it is mailed.
. The decision issued is the final deciSion of the City but may be appealed within 15
calendar days to the Planning Commission or Hearings Official.
PRE.SUBMITTAL REC'D
MAR 1 0 2009
~evised 1/1/08 Molly Markarian
3 of 10
Site Plan Review Submittal Requirements Checkl,ist
NOTE:
. ALL of the following items MUST be submitted for BOifH Pre-Submittal and Submittal.
. If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form,
['g]
Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy oUhe fee schedule is available at the Development Services
Department. Any applicable application, technology:: and postage fees are collected at the;
pre-submittal and submittal stages,
Site Plan Review Application Form
Narrative explaining the purpose of the proposed development, the existing use of the
, ~
property, and any additional information that may h~ve a bearing in determining the
action to be taken. The narrative should also include the proposed number of employees
and future expansion plans, if known,
['g]
['g]
['g]
['g]
Copy of the Deed
Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances.
Copy of the Site Plan Reduced to 8'h~'x 11", whiCh will be mailed as part of the
required neighboring property notification packet.
Right-of-Way Approach Permit Application provided where the property has frontage
on an Oregon Department of Transportation (ODOT) :facility.
Three (3) Copies of the Stormwater Management System Study with Completed
Storm water Scoping Sheet Attached - The plan, supporting calculations and
documentation must be consistent with the Engineering Design Standards and Procedures
Manual.
['g]
o
['g]
o
Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in
accordance with SDC 4.2-105 AA, Traffic Impact Sfudies (TIS) allow the City to analyze
and evaluate the traffic impacts and mitigation of a development on the City's
transportation system, In general, a TIS must explain how the traffic from a given
development affects the transportation system in terms of safety, traffic operations,
access and mobility, and immediate and adjoining street systems. A TIS must also
address, if needed, City, metro plan and state land u~e and transportation policies and
objectives.
Seven (7) Copies of the Following Plan Sets fori Pre-Submittal OR
Eighteen (18) Copies of the Following Plan Sets for Submittal
['g] All of the following plans must include the scale appropriate to the area involved and
sufficient to show detail of the plan and related data, north arrow, and date of
preparation, .
['g] All plan sets must be folded to BV,' by 11" and bound by 'rubber bands.
,a. Site Assessment of Existing Conditions
o Prepared by an Oregon licensed Landscape Architect or Engineer
o Vicinity Map PRE.SUBMITTAL REC'D
['g]
Revised 1/1/08 Molly.Markarian MAR 1 0 tl9B~o
r
o The name, location and dimensions of all existing "site features in<;luding buildings, curb
cuts, trees and impervious surface areas, clearly indicating what is remaining and what
is being removed. For existing st~uctures to remain, also indicate present use, size,
setbacks from property lines, and distance between buildings.
o The name, location, dimensions, direction of flow 'and top of bank of all watercourses
and required riparian setback that are shown on the Water Quality Limited Watercourse
Map on file in the Development Services Department
o The lOO-year floodplain and flood way boundaries:on the site, as specified in the latest
adopted FEMA Flood Insurance Rate Maps or FEMfI, approved Letter of Map Amendment
or Letter of Map Revision
o The Time of Travel Zones, as specified in SDC 3.~-200 and delineated on the Wellhead;
Protection Areas Map on file in the Development Services Department '
o Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 '/2 feet above the ground, significant clusters of trees and shrubs, riparian
areas, wetlands and rock outcroppings
o Soil types and water table information as mapped and specified in the Soils Survey of
Lane County. A Geotechnical Report prepared by tan Engineer must be submitted
concurrently if the Soils Survey indicates the proposed development area has unstable
soils and/or a high water table
b. Site Plan
['g] Prepared by an Oregon licensed Architect, Landsdape Architect, or Engineer
['g] Proposed buildings: location, dimensions, size (gross floor area applicable to the
parking requirement for the proposed use(s)), setbacks from property lines, and
distance between buildings
['g] Location and height of existing or proposed fences, walls, outdoor equipment, storage,
trash receptacles, and signs .
o Location, dimensions, and number of typical, compact and disabled parking spaces;
including aisles, wheel bumpers, directional signs, and striping
['g] Dimensions of the development area, as well as area and percentage of the site
proposed for buildings, structures, parking and vehicular areas, sidewalks, patios, and
other impervious surfaces
o Observance of solar access requirements a~ specified in the applicable zoning district
o On-site loading areas and vehicular and pedestria'n circulation
['g] Access to streets, alleys, and properties to be ser\ted, including the location and
dimensions of existing and proposed curb cuts and curb cuts proposed to' be closed
,
o Location, type, and number of bicycle parking spaces
.0 Location of existing and proposed transit facilities'
o Area and dimensions of all property to be conveyed, dedicated, or reserved for
common open spaces, recreational areas, and ot~er similar public and semi-public uses
o Phased Development Plan - where applicable, the Site Plan application must include a
phasing plan indicating any proposed phases for development, including the boundaries
and sequencing of each phase. Phasing must progress in a sequence promoting street
connectivity between the various phases of the d~velopment and accommodating other
required public improvements, including but not limited to, sanitary sewer, stormwater
PRE.SUBMJITAl REC'D
Revised 1/1/08 Molly Markarian
MAR slofooZ009
management, water, and electricity. The applicant must indicate which phases apply
to the Site Plan application being submitted. .
c. Improvement and Public Utilities Plan
D Prepared by an Oregon licensed Civil Engineer
['g] Location and width of all existing and proposed easements
['g] Location, widths (of paving and right-of-way), and names of all existing and proposed
streets, alleys, dedications or other right-of-ways 'iNithin or adjacent to the proposed
development, including ownership and maintenance status, if applicable,
D Location and type of existing and proposed street lighting
['g] Location of existing and required traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units, and similar public facilities
D Location, width, and construction material of all existing and proposed sidewalks,
sidewalk ramps, pedestrian access ways, and trails
['g] Location and size of existing and proposed utilitie~ on and adjacent to the site including
sanitary sewer mains, stormwater management systems, water mains, power, gas,
telephone, and cable TV, Indicate the proposed connection points
,
d. Grading, Paving, & Stormwater Management:Plan
D Prepared by an Oregon licelJsed Civil Engineer
['g] Planting plan prepared by an Oregon licensed Landscape Architect where plants are
proposed as part of the stormwater management system
D Roof drainage patterns and discharge locations
D Pervious and impervious area drainage patterns
D The size and location of stormwater management .systems components, including but
not limited to: drain lines, catch basins, dry wells and/or detention. ponds; stormwater
quality measures; and natural drainageways to be retained
D Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for
land with a slope over 10 percent, the contour lines may be at 5 foot intervals)
D Amount of proposed cut and fill
e. Landscape Plan
['g] Drawn by a Landscape Architect
['g] Location and dimensions of landscaping and open ~pace areas to include calculation of
landscape coverage
['g] Screening in accordance with SDC 4.4-110
['g] Written' description, including specifications, of the permanent irrigation system
['g] Location and type of street trees
['g] List in chart form the proposed types of .I andscape' materials (t'rees, shrubs, ground
cover). Include in the chart genus, species, common name, quantity, size, spacing,
and method of planting
f. Architectural Plans
['g] Exterior elevations of all buildings and structures proposed for the development site,
includil1g height
Revised 1/1/08 Molly Markarian
PRE.SUBMIITAL REC'D
. 6 of 10
MAR 1 0 2009
['g] Conceptual floor plans
g. On-Site Lighting Plan
o Location, orientation, and maximum height of exterior light fixtures, both free standing
and attached .
o Type and extent of shielding, including cut-off angles, and type of illumination,
wattage, and luminous area
o Photometric test report for each light source
o Additional Materials That May be Required
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS/APPLICATIONS APPLY TO TI:fE PR9pOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1-120:
o Where a multi-family development is proposecl, any additional materials to
demonstrate compliance with SDC 3.2-240
o Riparian Area Protection Report for properties located within 150 feet of the top of
bank of any Water Quality Limited Watercourses (WQLW) or VIIithin 100 feet of the
top of bank of any direct tributaries of WQLW .
o A Geotechnical Report prepared by an engineer must be submitted concurrently if
there are unstable soils and/or a high water table present
o Where the development area is within an overlay district, address the additional
standards of the overlay district
D' If five or more trees are proposed to be remo\(ed, a Tree Felling Permit as specified
in SDC 5.19-100
o A wetland delineation approved by the Oregon Division of State Lands must be
submitted concurrently where there is a wetland on the property
o Any required federal or state permit must be submitted concurrently or evidence
the permit application has been submitted for 'review
o Where any grading, filling or excavating is proposed with the development, a Land
and Drainage Alteration permit must be submitted prior to development
['g] Where applicable, any Discretionary Use or Va"riance as specified in SDC 5.9-100
and 5.21-100
o An Annexation application, as specified in SbC5,7-100, where a development is
proposed outside of the city limits but within the City's urban service area and can
be served by sanitary sewer
PRE-SUBMIITAl REC'D
MAR 1 0 2009
Revised 1/1/08 Molly Markarian
7 of 10
--'
h_. _j
:City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
Discretionary Use
. -.
Phone: .
Aoolicant Name: clo Heather Camobell
Icompany:
IAddress:
,
IADDlicant's ReD.: Sharon Gretch
Icompany:
IAddress:
'" - ~ - "
I prop'ertv Owne'r: City of Springfield
I COmpany: Springfield Utility Board. c/o Jeff Nelson
I Address: 250 A Street. Springfield, OR
IASSE'SSOR'S MAP NO: 17-03-22
Verizon Wireless
Fax:
5430 NE 122nd Avenue, Portland, OR 97230
Phone: 541-844-5478
Technology Associates International Comoration
Fax:
541-935-0923
PO Box 953, Veneta, OR 97487
Phone: 541-746-8451
. Fax:
ITAX LOT NO(S): 904
Prooertv Address: 3365 Game Fann Road
Size of Property: 2.32 Acres IZl SQuare Feet 0
,
I Description of If you are filling in this form by hand, please attach yourproposal description to this application.
Proposal: Installation ofa new 65' Wireless Communication FacilitY and associated ground equipment.
I ExistinQ USe: Springfield Utility Board substation '.
Si natures: Please si
Associated Applications:
lease No.:
IAPPlication Fee: $
ITOTAL FEES: $
.IN l-oR.\VI..A'nO(0f\L- LoP"\ OV"I.I')
PRE-SUBMI1TAL REC'O
MAR 1 0 2009
Revised 1/lj08 Molly Markarian
1 of 4
Signatures
The undersigned acknowledges that the information. in this application is correct and accurate.
Applicant:
Owner:
Signature
Sharon Gretch, Technology Associates on behalfofVerizon
Print
Date:
If the applicant is not the owner, the owner hereby'grants permission for the applicant to act in his/her behalf.
\
,
"
Signature
Jeff Nelson, Springfield Utility
Print
Revised 1/1/08 Molly Markarian
Date:
PRE-SUBMITIAL REC'D
MAR 1 02009
2 of 4
Discretionary Use Application Process
1. Applicant Submits'a Discretionary Use Application to the Development Services.
Department .
. The application must conform to the Discretionary Use Submittal Requirements
. Checklist on page 4 of this application packet. ': .
..' Planning Division staff screen the submittal at the front counter to determine
whether all required items listed in the Discretfonary Use Subinittal Requirements
Checklist have been submitted, .
"
. Applications missing required items will not be accepted for submittal.
2. City Staff Conduct Detailed Completeness Check
. Planning Division staff conducts a detailed completeness check within 30 days of
submittal.
. The assigned planner notifies the applicant in writing regarding the completeness of
the application. .
. ' An application is not be deemed technically cOmplete until all information necessary
to evaluate the proposed development, its impacts, and its compliance with the
provisions of the Springfield Development Code and other applicable codes and
statutes have been provided. ..
. Incomplete applications, as well as insuffident:or unclear data, will delay the
applicatio'n review process and may result in denial.
3. Planning Commission or Hearings Official Review the Application, Hold a Public
Hearing, and Issue a Decision '
. This is a Type III decision and thus is made after a public hearing.
. A notice is posted in the newspaper, and notice is mailed to property owners and
occupants within 300 feet of the property being reviewed and to any applicable
neighborhood association. In addition,. the applicant must post o'ne sign, provided
by the City, on the subject property.
. Written comments may be submitted to the Development Services Department
through the day of the public hearing or comments may be provided in person
during the public hearing.
. Applications are distributed to the DeveJopmerit Review Committee.
. After a public hearing, the Planning Commission or Hearings Official issues a
decision that addresses all applicable approvaJicriteria and/or development
standards, as well as any written or oral testimony.
I
. Applications may be approved, approved with conditions, or denied.
I " ,
. The City mails the applicant and any party of standing a copy:of the decision, which
is effective on the day.it is mailed,' .
. The decision issued is the Final decision 'of the pty but the Planning Commission's
decision may be appealed within 15 calendar days to the City Council, and the
Hearings Official's decision may be appealed within 21 calendar days.to the Land
Use BOard of Appeals.
PRE-SUBMITTAL RECIO
MAR 1 0 Z009
Revised 1/1/08 Molly Markarian
3 of 4
Discretionary Use Submittal Requirements Checklist
NOTE: If you feel an item does not apply, please state the reason why and attach the
explanation to this forl!1.
~
~
I
Submitted Concurrently' with Site Plan Review application, where applicable
"
Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is av~i1able at the Development Services
Department. The applicable application, technology,and postage fees are collected at the
time of complete application submittal. '
Discretionary Use Application Form
Copy of the Deed
Copy of a Preliminary Title Report issued within t~e past 30 days documenting
ownership and listing all encumbrances.
Copy of the Associated Site Plan Reduced to 81f~" by 11", which will be mailed as
.part of the required neighboring property notification"packet.
I .
Narrative - explaining the proposal and any additional information that may have a
bearing in determining the action to be taken, including findings demonstrating
compliance with the Discretionary Use Criteria descri~ed in SDC 5.9-120.
NOTE: Before the Planning Commission or He'arings Official can approve a Discretionary
Use request, information submitted by the applicant must adequately support the request.
All of the Discretionary Use Criteria must be addressed by the applicant. Incomplete
applications, as well as insufficient or unclear data, will delay the application review
process and may result in denial.
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PRE.SUBMIIT4L REC'O
MAR 1 0 2009
Revised 1/1/08 Molly Markarian
40f4
. Page 1
March 9, 2009
,
.
verqonwireless
5430 NE 122"" Avenue
Portland, OR 97230
.
March 9, 2009
. Greg Mott .
City of Springfield .
Development Services Department
225 Fifth Street
Springfield, OR 97477
PRE-SUBMITIAL REC'D
MAR 1 0 Z009
Greg Mott:
-..., -- "--.
"
This letter is in regards to a potential site, EUG Baldy View, located at 3365 Game Farm
Road, Springfield, OR 97477. Verizon Vllireless currently provides wireless service in the
cities of Springfield, Eugene, and the surrounding areas, however, there are gaps and weak
areas within the coverage foot print. '
,
As service and customer trouble tickets are evaluated, Verizon Vllireless tracks the areas
and the circumstances. The area of northem Springfield has been brought to our attention
due to the large businesses, the hospital and medical care providers, These large structures
are inherently unfriendly to wireless signals and impede ;users within these buildings from
accessing wireless services. Referring to a drive test of the Current Coverage Plot in
Figurel, the Red thrqugh Yellow represents Excellent ,to Good Cellular Service for in-
building signal. The Green through Dark Blue represents poor to very weak signal and
degraded service levels
Vllith the growth that has occurred, and continues to OCCl!r, in northem Springfield and with
the coverage complaints received, Verizon Vllireless begafl the process offinding a location
for a new site to meet our customer's needs, "
Design Criteria aild Results
lNhen designing coverage for an area, existing towers <!nd buildings are considered first.
Verizon Vllireless will attempt to utilize these existing sites and structures, However, if
adequate coverage cannot be.obtained, new towers willl:le proposed. This type of design
standard reduces dropped call and access failures that al,stomers routinely experience with
cellular networks,
.
Following this method .the area with coverage issues was..researched for existing towers for
collocation, No existing towers within a viable range were, discovered. Vllithout any existing
towers to collocate upon, locations for new towers were researched,
Four potential locations/alternates were determined. All 'four altemates'were modeled to
make'our initial assessment. From these models we determined Alternates 1 and 2, located
1
. Page 2
March 9, 2009
on International Way, could be treated as the same location and that We Could proceed by
testing Alternates 2, 3, and 4. .
With potential candidates chosen, utilizing. a crane to elevate.a transmitter to the desired
heights, we can approximate the resulting coverage by driving the area in.question and log
the signal strength received from the transmitting antenna.
The drive tests for alternates 2 (International Way) and ,,4 (Pheasant Blvd) are plotted. in
Figures 2 and 3. When we evaluated these two locations,:it became apparent that Alternate
2 (Figure 2) lacked the signal strength needed to provide the flexibility needed within the
. existing n~twork. Alternate 4 (Figure 3) provided too much signal and was located such that
the overlap received from it into near by sites would not be containable and would increase
capacity issues. .
Figures 4 and 5 are of two tests performed at Altemate 3, ,the site proposed'herein. Figure 4
is of the transmitting antenna raised to 60 feet, and the test performed in figure 5 was with
the antenna raised to 75 feet. After comparing these plots, Alternate 3 was found to be the
best option, fitting into the current network by providing signal where it is needed, yet
remaining the most confined to the area in need. .
Due to the importance of the signal source being raised. above the immediate structures,
from the drive tests in Figures 4 and 5, we found it neces~ry for all of the antennas to have .
tip-heights above 55 feet. Multiple frequencies require multiple antennas, in this case 2 per
face. In order to minimize visual impact the antennas will be flush mounted to the pole.
Flush mounting each frequency requires two antenna centerline~ on the tower: one at 55'
and one at 65' . Combining the .two requirements, we found the tower must be 65 feet. .
Summary .
Having reviewed the several locations available and the corresponding dri\(e tests, we found
that Altemate 3 at a tower height of 65 feet meets the llignal and data needs of Verizon
Wireless's customers within northern Springfield. .
,.,1-
Sincerely,
.h
~~
Mark Tuttle
RF Engineer.
PRE.SUBMITTAl REC'D
MAR 1 0 2009
2
. Page 3
March 9, 2009
, ,
actix '.
Current Coverage - 2/2612009
Fig~e 1
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. Page 4
March 9, 2009
G
EUG Baldy View- A1t2- 75ft
Figure 2
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. Page 5
March 9, 2009
o
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. Page 6
March 9, 2009
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March 9, 2009
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ver.zonwireless
List of Exhibits
Exhibit 1: Title Report & Deed
Exhibit 2: Architectural Drawings
Exhibit 3: Photo Simulations
Exhibit 4: Radio Frequency Engineer Letter
Exhibit 5: Redacted Draft Lease
Exhibit 6: NIER
Exhibit 7: TOWAIR Determination
Exhibit 8: Geotechnical Report
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Technology\Associates
Internallona' Corporation
.r
It
Fidelity National Title Insurance Company
200 Hawthorne Ave., Ste. A-100, Salem; OR 97301
(541 )683-5422 FAX (541 )344-4534
PRELIMINARY REPORT
ESCROW OFFICER:
TITLE OFFICER: Patty Smith
ORDER NO.: 4608005625-FTEUG25
TO: Technology Associates International Corp.
Alln: Konrad Hyle
15618 SW 72nd Avenue
Portland, OR 97224
BUYER/BORROWER: City of Springfield
PROPERTY ADDRESS: 3365 Game Farm Road
Springfield, Oregon 97477
EFFECTIVE DATE: October 1,2008,08:00 AM
1. THE POLICY AND ENDORSEMENTS TO BE ISSUED AND THE RELATED CHARGES ARE:
,. . . AMOUNT PREMIUM
Sort Report
$ 200.00
2. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO
COVERED BY THIS REPORT IS:
Fee Simple
3. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN:
City of Springfield, a municipal corporation
4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY OF SPRINGFIELD IN THE
COUNTY OF LANE, STATE OF OREGON, AND IS DESCRIBED AS FOLLOWS:
SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF
PRE-SUBMITTAL REC'D
MAR 1 0 2009
FDOR0212.rdw
,'-
Order No.: 4608005625~FTEUG25
EXHIBIT "ONE"
Beginning at a point on the centerline of County Road No.3, said point being South 260 42: East 981.42 feet,
. South 890 56' West 1468.79 feet, South 00 04' East 188.2 feet, and South 890 56' West 457.5 feet from the
Northeast comer of the William Stevens Donation Land Claim No. 46 in Township 17 South, Range 3 West,
Willamette Meridian; from said point of beginning run South 30 52' East along the centerline of County Road No.
3 a distance of 430.48 feet; thence North 890 56' East 457.5 feet; thence North 30 52' West 430.48 feet; thence
South 890 56' West 457.5 feet to the point of beginning, all in Lane County, Oregon. .
EXCEPTING THE South 20 feet thereof.
FDOR0213.rdw
PRE.SUBMITIAL REC'D
MAR 1 0 2009
Order No. : 4608005625-FTEUG25
AS OF THE DATE OF THIS REPORT, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN
ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLICY FORM WOULD BE AS
FOllOWS:
GENERAL EXCEPTIONS:
1. The land has been classified as Cities and Towns, as disclosed by the tax roll. If the land becomes
disqualified, said Land may be subject to additional taxes andlor penalties..
2. City Liens, if any, in favor of the City of Springfield.
3. Rights of the public and governmental agencies in and to any portion of said land lying within the
boundaries of streets, roads, and highways.
4. Easement(s) for the purpose(s) shown below arid rights incidental thereto as delineated or as offered for
dedication, on the map of said tract/plat;
Purpose:
Affects:
Public storm drainage easement
As shown on plat
Easement(s) for the purpose(s) shown below and rights incidental thereto as delineated or as offered for
dedication, on the map of said tract/plat;
Purpose:
Affects:
Joint access and maintenance easement
Southerly 40 feet of the Westerly 200 feet
5. Restrictions, but omitting restrictions, if any, based upon race, color, religion, sex, sexual orientation,
familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set
forth in applicable state or federal laws, except to the extent that said restriction is permitted by applicable
law, as shown on that"certain plat
Name of Plat
Recording Date:
Recording No:
Land Partition Plat No. 2002-P1627
December 10, 2002
2002-095796
6. Matters contained in that certain document
Entitled: Waiver of Time Limit on Consent to Annexation, an Addendum to the Consent to
Annexation Document .
Dated: October 13, 1997
Recording Date: October 17,1997
Recording No: 9771005
Reference is hereby made to said document for full particulars.
PRE.SUBMIITAl REC'O
MAR 1 0 2009
FDOR0390.rdw
Order No.: 4608005625-FTEUG25
7. Matters contained in that certain document
Entitled:
Dated:
Recording Date:
Recording No:
Notice of Annexation Agreement
October 13, 1997
October 17, 1997
9771006
Ref,erence is hereby made to said document for full particulars.
8. Matters contained in that certain document
Entitled:
Dated:
Executed by:
Recording Date:
Recording No:
Annexation Agreement
June 7, 2001
City of Springfield and Arlie & Company, an Oregon corporation
June 8, 2001
2001-034714
Reference is hereby made to said document for full particulars.
Assignment of Annexation Agreement
Recording Date:
Recording No:
December 31,2001
2001-088566
Amendments to Peacehealth Annexation Agreement to Allow Issuance of Land and Drainage Alteration
.Permit '.
Recording Date:
Recording No:
October 8, 2003
2003-098507
9. Matters contained in that certain document
Entitled:
Dated'
Executed by:
Recording Date:
Recording No'
Improvement Agreement Including Notice of Potential Assessment Lien
August 20, 2002
City of Springfield
August 29, 2002
2002-067274
Reference is hereby made to said document for full particulars.
, END OF EXCEPTIONS
A. . Note: Property taxes for the fiscal year shown below (Cities & Towns Exemption)
Fiscal Year:
Levy Code:
Account No.:
Map No.:
FDOR0390.rdw
. 2008-2009
4-78
1693868
17-03-22-00-00904
PRE.SUBMITTAl REC'D
MAR 1 0 2009
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SPRINGFIELD UTILITY l30ARD
)<t,l" I:": OFFICE 250 A Street, PO Box 300 Springfield, OR 97477-0077 Tel 541.746.8451 Fax 541.746.0230 TOO 541.744.3659 www.subutil.com
March 4, 2009
City of Springfield
Development Services Department
225 5th Street
Springfield, OR 97477
RE: EUG Baldy View: Cell Tower Site Plan Review Pre-Submittal
SUB's signature on the Site Plan Review Pre-Submittal for a telecommunications tower on SUB
property is being done at the request of Verizon Wireless and their agent, Technology
Associates International, for the expressed purpose of complying with the City of Springfield
land use application requirements. Verizon has approached SUB to build a telecommunications
tower on property currently used as a substation (tax lot 17-03-22-00-00904) and SUB is in
ongoing discussions with Verizon Wireless regarding their proposal.
Springfield Utility Board "SUB", as property owner, has signed a Site Plan Review Pre-Submittal
in order for Verizon (and their agents) to conduct a review of materials gathered to date and
seek input from the City on a more formal Site Plan Review Submittal and any other land use
application requirements.
SUB staff will be presenting the telecommunications tower proposal to SUB's Board of Directors
for their consideration. The current plan is to provide a review the proposal to SUB's Board at
the April 2009 board meeting. Any further land use applications by SUB other than the Pre-
Submittal would be contingent on the outcome of the Board's direction on this project.
Springfield Utility Board has an existing Discretionary Use approved for the tax lot in question
(Jo. No. 96-06-118) and much of the lot contains SUB's Gateway Substation. This substation
use would be an ongoing use and SUB would appreciate the City direct any comments on
SUB's approved Discretionary Use to me at (541) 744-3779.
Sincerely,
PiI#i~~
PRE.SUBMITfAL RECID
MAR 1 0 2009
Jeff Nelson
Springfield Utility Board
~
Ver'70nwireless
TectinOlogy~Assoclates.
InterneUonel CorporeUon
VERIZON WIRELESS
TYPE III REVIEW
for
Eva Baldy View
Submitted ta the City afSpringfield Planning Department
March 10, 2009
I. GENERAL INFORMATION
Landowner:
City of Springfield
250 'A' Street, Springfield, OR
Applicant:
. Verizon Wireless
c/o Heather Campbell .
5430 NE I 22nd A venue, Portland, OR 97230
Tax ID Number:
Sharon Gretch, Technology Associates Intemational Corporation
PO Box 953, Veneta, OR 97487
Mobile: (541) 844-5478
17-03-22-00-00904,2.32 Acres 1
Agent:
Current Zoning:
Medium Density Residential (MDR)
3365 Game Farm Road, Springfield, OR 97477
Address of Project:
Current Use:
Springfield Utility Board power substation.
II. PROPOSAL
A. Project Description
Verizon Wireless (VAW) LLC d/b/a Verizon Wireless, is requesting approval to install a wireless
communication facility (WCF) on private residential land located in Springfield, OR.
The applicant is proposing to establish a WCF within a 40' x 30' fenced area consisting of a 65-foot
monopole with antennas flush mounted at two levels (55' and 65') on the pole and a 12' x 26' pre-
fabricated equipment shelter. The enclosure will be surfaced with gravel, with all plant materials
removed. The lease area will be surrounded by a six-foot cyclone fence and three strands of barbed
wire for security purposes. The fenced area will be surrounded by a new landscape buffer and will be
accessed by an existing drive off Game Farm Road'. Great care and expense has been taken by the
applicant, Verizon Wireless, to design the facility to meet or exceed all applicable Code Criteria, and
minimize the perceived visual i~pact of this site3.
III
1 See, Title Report, Deed & Assessors plat map w/site location, attached as Exhibit I.
2 See, Architectural Drawings, attached as Exhibit 2.
J See, Photo simulations, aI/ached as Exhibit 3.
PRE-SUBMITIAL REC'D
MAR 1 0 Z009
VERIZON WIRELESS
DISCRETIONARY AI'PUOVAL - CITY OF SPRING}"/ELD
EUG - BALDY VIEW
Page 2
B. Svstem Information
Verizon Wireless is upgrading and expanding its physical system network throughout Oregon. Upon
completion of this update, Verizon Wireless will operate a state of the art digital network of wireless
communication sites throughout Oregon, and in .connection with other nationwide Verizon Wireless
market areas. Technology Associates International Corporation (TAlC) is responsible for the
development and redevelopment of many of the Verizon Wireless sites and provides a broad range
of professional services; including program management, land use planning, site acquisition,
construction management, and technical services. TAlC, on behalf of Verizon Wireless, has
'submitted this application.
The need for specific service is determined by market demand, capacity requirements for a specific
geographic area, and the need to provide continuous coverage from one site to another in a
particular geographic region. Once the need for additional capacity or enhanced coverage in a
particular area has been established, Verizon Wireless Radio Frequency (RF) engineers identify a
target area ("search ring") to locate a new facility.
The required site location and antenna height is determined by an engineering study.. This study
evaluates radio signal propagation over the desired coverage area based on topography, geographic .
features and possible signal attenuation due to seasonal changes in vegetation. It is desirable to
have direct line of sight from the base station antennas to the required coverage objectives.
This proposed development would allow Verizon Wireless to continue to provide the needed service
to the City of Springfield and surrounding area. It is crucial for Verizon Wireless to have adequate
coverage in this area in order to serve customers in compliance with its FCC license regulations.
C. Network Overview
Since their introduction, wireless telecommunications systems have proved to be an invaluable
communications tool in the event of emergencies (traffic accidents, fires, etc.) and natural disasters
(earthquakes, floods, etc.) where normal land line communications are oftep disrupted, overlooked,
or inaccessible during and after an event has occurred. This service and similar technology are
utilized by numerous governmental and quasi-governmental agencies that provide emergency
service. Wireless telecommunications systems, including cellular telephones, have also proved to
be invaluable tools in business communications and everyday personal use. In this sense, wireless
telecommunications system networks have proved to be desirable in the interest of public
convenience, health, safety, and welfare.
Wireless communication is accomplished by linking a network of radio wave transmitting devices
such as portable and car phones, to the conventional telephone system through a series of short-
range, contiguous cells. Similar to a honeycomb pattern, a wireless system is composed of many
neighboring and interconnecting cells called, "cell sites," covering specific geographical areas. Each
cell site contains transmitting/receiving antennas and radio transmitting equipment. As a customer
enters one cell and exits another, the call is transferred between the cells by a computer at the main
switch station. Calls are transmitted or received on a cell phone, PDA or other wireless devices as
each cell site share a fixed number of frequencies on the network grid. A caller may initiate a call
4 See, Letter from RF Engineer, Mark Tuttle, attached as Exhibit 4. This document details the existing and anticipated
coverage from the site proposed herein and alternate locations that were rejected. Areas shown in red through. yellow
indicate ideal coverage; green through dark blue is unacceptable coverage as it is weak and degradect?t<t-SUBIVIIlT.4l REC'D
MAR 1 0 2009
VERIZON WIRELESS
DISCRETIONARY ApPRqVAL - CITY OF SPRINGFIBI.D
EUG - HAI.IJY VIEW
Page 3
from within the radius of one cell antenna, as the caller travels through the network, the call is
transferred from one cell to the next, thus enabling continuous, uninterrupted transmission.
Wireless technology operates on a line of sight, as such, the antennas must be mounted high
enough to overcome challenges posed by local topography, existing vegetation, avoid interference
with other wireless infrastructure, and surrounding structures/development. The distance between
cell sites will normally 'range from Y2 mile to 9 miles, depending on the population density, consumer
usage, existing vertical elements, and the geographical terrain. The required height for antennas is
usually proportional to a combination of the distance each cell site can service and the customer
demand within their sphere of influence. Typical placement for antennas is on freestanding towers,
guyed towers, and lattice or self-support towers. Antennas can also be placed on rooftops,
integrated into the building's architecture, and other building features if the structure has sufficient
height to meet the needs of the service area. Wireless facilities located throughout the service area
are intended to provide seamless call coverage, capacity and quality to its network. The following
are some of the basic types of 'cell sites:
Coveraae sites serve to expand coverage in large areas or in areas with difficult terrain and
to enhance coverage for portable systems. Coverage sites allow users to make and maintain
calls as they travel between cells.
Caoacitv sites serve to increase the capacity when surrounding sites have reached their
practical channel limits. As the years pass, the number of subscribers increases
exponentially creating a strain on the existing network. In order to alleviate this strain,
capacity sites are implemented into the systems network to accommodate the increase in'
customer demand.
D. Site Information ,
The subject property is zoned MDR and is currently utilized by the Springfield Utility Board for a
power substation. The proposed lease area is vacant and near several evergreens that provide
natural camouflage for the communications facility. The area will be surfaced with gravel, with
minimal plant materials removed. Underground utilities will be run to the lease site and the existing
driveway will be extended to the arl~a. The surrounding area is a mixture of undeveloped parcels,
residential homes, churches, medical care providers and commercial properties including the Sacred
Heart Medical Center at River Bend.
Unlike other land uses, which can be spatially determined through the General Plan or other land
use plans, placement and implementation of wireless telecommunications facilities are based on
technical requirements, which include service area, geographical elevations, alignment with
neighboring sites and customer demand. Site selection within the rural or urban environment is
dependent upon these requirements, as well as, the availability of property within the geographical
area, and willing property owners who will all?~\ the incorporation of 'an unmanned wireless
telecommunications facility on their property. I'! r .
Wireless telecommunication facilities are built adjacent to and within all major land use categories
including'residential, commercial, industrial, open space, etc. proving to be compatible in a variety of
situations. Wireless facilities are unmanned, have no impact on existing circulation systems,
generate no noise, odor, smoke, or any other adverse impacts to adjacent land uses. Wireless
facilities will allow commuters and residents within the coverage area wireless access to the rapidly
expanding communications infrastructure by providing voice and data transmission services not
PRE.SUBMllTAl REeD
MAR 1 0 2009
VERIZON WIRELESS
DISCRETIONARY ApPROVAL - CITY OF SPRINGFIEl.D
EUG - BALDY VlEW
Page 4
currently available by other systems. Wireless. telecommunications facilities operate in full
compliance with all state and federal regulations as provided by the Telecommunications Act of
1996.
E. Federal Reaulations
Verizon Wireless is a registered public utility, licensed and regulated by the Federal Communications
Commission (FCC). Verizon will comply with all FCC rules governing construction requirements,
technical standards, interference protection, power and height limitations, and radio frequency
standards. In addition, the company will comply with all Federal Aviation Administration (FAA) rules
on site locations and operation.
Power levels emitted by the transmitters to be used at the proposed cell site are considered low-
powered. The license the applicant has received from the FCC limits each of the cell sites to 100-
Watts Effected Radiated Power (ERP) or less. The equipment used by the applicant will generate
100-Watts ERP or less and therefore complies with the FCC license requirements.
Further, FCC regulation of radio transmissions mandates that the proposed facility shall not interfere
with surrounding properties or their uses. The FCC has determined that the power levels emitted by
wireless communications facilities (less than an average light bulb - .100 watts) is well below the
minimum safety standards established for continuous exposure to Electro-Magnetic Fields (EMF).
The extremely low output of power from the proposed facility, in conjunction with FCC regulation, will
ensure there is no interference with surrounding properties electronic equipment, 2-way radio
transmissions, computers, satellite antennas, televisions and telephone transmissions.
F. Benefits to the Community,
Wireless technology will provide many benefits to the residents, businesses, and motorists that
travel or live near the proposed project site. These benefits include:
. Quick access to 911 Emergency, even in remote regions, allowing motorists to summon
emergency aid and report dangerous situations.
. Support for emergency services by providing wireless communications access to
paramedics, firefighters, and law enforcement agencies that use this technology.
. A backup system to the landline telephone services in the event of power outages, natural or
man-made disasters.
. . The ability to transmit data over the airwaves allowing' for immediate access' to vital
information to emergency services.
. Provide quality wireless communications including voice, paging, and digital data capabilities
for emaiJ, facsimile and Internet access.
. Enhance the communications systems of residents and business around the project
coverage area.
PRE.SUBMITIAL REC'O
MAR 1 0 2009
VERIZON WIRELESS
DISCRETIONARY A I'I'I?O VAL - CITY OF SPRINGFIELD
EVe - HALDY VIEW
Page 5
III. ApPLICABLE CRITERIA
Code Section 4.3-145 permits this type of development via a Type III review process. TAlC on
behalf of Verizon Wireless is submitting this narrative and Site Plans for review by the Planning
Department prior to application for a Building Permit.
4.3-145 Wireless Telecommunications Svstems Facilities
The siting and review process for wrs facilities is based on the type of facility (monoDo/e, stealth
design or collocation) and its proposed location in a Preferred Site (SHI, HI, LMI, QMO or PLO
Districts), Acceptable Site (CC or CI Districts or BKMU Plan District) or ConditiDnallv Suitable Site
(NC, MRC, GO, LOR, MDR and HDR Districts or MS, HD, HS, WG, FP, UF-10 or H Overlay
Districts) .
A. The development review process for wireless telecommunications systems (WfS)
facilities is as follows:
1. Building and Electrical Permits Only (Type I Review).
a. An attached wrs facility (existing structure, including collocation on
cell tower) on a Preferred Site, including equipment shelters, buildings and
cabineis housing wrs land line switching/connection equipment.
b. A detached wrs facility (monopole.designed for collocation) on a
Preferred Site, set back from all property lines a distance equal to or greater
than the height of the tower, including equipment shelters, buildings and
cabinets housing wrs land line switching/connection equipment.
c. A detached, stealth design wrs facility on a Preferred Site not
abutting residential districts, observing all setback and height limits of the
underlying zone, and all setback limits of the underlying zone unless it is
demonstrated that locating the proposed facility within the required setback
area will take advantage of an existing natural or artificial feature to conceal
the facility or minimize its visual impacts, including equipment shelters,
buildings and cabinets housing wrs land line itching/connection equipment.
d. An attached wrs facility on an Acceptable Site, including equipment
shelters, buildings and cabinets housing wrs land line itching/connection
equipment.
e. A wrs facility, including antennas and switching/connection
equipment to land lines, affixed to an existing utility pole, but no higher
than 10 feet above the height of the pole.
Findina:
The site proposed herein does not comply with a Type I review as it is
identified as a monopole within a Conditionally Suitable Site that
exceeds the underlying zone height requirements. PRE-SUBMIITAl REC'D
MAR 1 0 Z009
VERIZON WIRELESS
DISCRHTlONARY ApPROVAL - CITY OF SPRINGFIELD
EUG - flAl.DY VIHW
Page 6
2. Site Plan Review (Type II Review). In addition to Subsection 1. above, the following
standards apply:
a. A detached, stealth design wrs facility on a Preferred Site, that abuts a
residential district, but is not set back a distance equal to or greater than the height of
the structure, including equipment shelters, buildings and cabinets housing wrs land
line switching/connection equipment, unless it is demonstrated that locating the
proposed facility within the required setback area will take advantage of an existing
natural or artificial feature to conceal the facility or minimize its visual impacts.
b. A detached, stealth design wrs facility on an Acceptable Site, observing all
height limits of the underlying zone, and all setback limits of the underlying zone,
unless it is demonstrated that locating the proposed facility within the required
setback area will take advantage of an existing natural or artificial feature to conceal
the facility or minimize its visual impacts, including equipment shelters, buildings and
cabinets housing wrs land line switching/connection equipment.
c. An attached wrs facility on a Conditionally Suitable Site, no higher than 10
feet above the existing structure, including equipment shelters, buildings and cabinets
housing wrs land line switching/connection equipment.
d, A detached, stealth design wrs facility on a Conditionally Suitable Site,
observing all height limits of the underlying zone and all setback limits of the
underlying zone, unless it is demonstrated that locating the proposed facility within
the required setback area will take advantage of an existing natural or artificial feature
to conceal the facility or minimize its visual impacts, includirig equipment shelters,
buildings and cabinets housing wrs land line switching/connection equipment.
e. All detached wrs facilities, on any site, within 1,000 feet of an existing
detached wrs facility.
f. All detached wrs facilities 50 feet or taller, on any site, and not designed or
intended for collocation.
Findina:
The site proposed herein does not comply with a Type II review as it is
identified as a monopole within a Conditionally Suitable Site that exceeds the
underlying zone height requirements.
3. Discretionary Approval (Type III ~~yi!lw). In addition to the standards specified in
Subsections 1. and 2. above, the following .standards also apply:
Int'
a. All wrs facilities in the Willamette River Greenway Overlay District.
Findina:
The site proposed herein is not within the Willamette River Greenway
Overlay District.
PRE.SUBMITTAL REC'D
MAR 1 0 2009
VERIZON WIRELESS
DiSCRET/ONARY ApJ'ROVAI. - CITY OF SPRINGFIE/./J
EllG - HA/.or VIEW
Page 7
b. All WTS facilities that exceed the height limit of the underlying zoning district
on any site, including equipment shelters, buildings and cabinets housing
WTS land line switching/connection equipment, unless height limit provisions
are exempted elsewhere in this Code.
Findino:
The monopole proposed herein exceeds the 35' height limit of the
underlying zone (MDR).
c. All detached non-stealth design WTS facilities on any site abutting a
residential district when the height of the structure exceeds the height limit of
the residential district and the setback of the WTS facility is less than the
height of the structure, including equipment shelters, buildings and cabinets
housing WTS land line switching/connection equipment.
Findino:
The site proposed herein abuts a residential district (MDR) to the west,
exceeds the 35' height limit; however, the tower is over 80' from the west
property line.
d. All detached WTS facilities on any site located within 1,000 feet of an existing
WTS facility that was designed to accommodate multiple users and that has
space available.
Findino:
There are no other sites located within 1,000 feet of the proposed site
location.
e. All detached WTS facilities located within Public Street or railroad rights-of-
way where the actual location ofthe proposed WTS facility immediately abuts
residential districts.
Findino:
The site proposed herein is notlocated within a Public Street"or railroad
right-of-way.
f. Lattice towers in any zoning district.
Findino:
A lattice tower is not being proposed.
PRE.SUBMIITAl REC'D
MAR 1 0 2009
VERIZON WIRELESS
Dl.\'CRETIONARY ApPROVAL - CI1'Y OF SNUNGFfHI./J
Eve - BAUJY VIEW
Page 8
f. wrs facilities in the Historic Overlay District subject to the applicable
provisions of Section 3.3-900 and other Sections of this Code.
Findina:
The site proposed herein is not located with a Historic Overlay District.
4. Prohibited WTS Facilities.
a. Any wrs facility, other than whip antennas and switching/connection
equipment mounted on existing poles, in the Historic Overlay District.
b. Any wrs facility in the public right-of-way that severely limits access to
adjoining property, which limits public access or use of the sidewalk, or which
constitutes a vision clearance violation.
c, Any detached WTS facility taller than 150 feet above finished grade at the
base ofthe tower.
Findina:
The site proposed herein is not located in the Historic Overlay District or
within a public right-of-way and will not exceed 150 feet above finished
grade.
B. Standards for siting WTS facilities are as follows:
1. All WTS facilities shall observe minimum lot/parcel size, lot/parcel coverage, building
height and building setback standards of the underlying zoning district unless specifically
exempted or otherwise regulated by this Section. Underground facilities may encroach upon
required yards or may be placed in appropriate easements.
Findina:.
The site proposed meets or exceeds all standards.
-- .
2. All WTS facilities shall be landscaped at the base oftowers/poles, and completely
around equipment shelters. Lighting of towers shall be as required by the FAA: All other
lighting shall be deflected away from adjoining property.
Findina:.
The perimeter of the site will be landscaped as per page L 1,0 in the architectural
drawings.
PRE-5UBMITIAL REC'O'
MAR 1 0 2009
VERIZON WIRELESS
DiSCRf7'/ONARY AI'I'UOVAL - CITY OF SP/UNGFfEI.D
EUG - BAUJY VIEW.
., Page 9
3, Any wrs facility sited on, or designed with any of the following attributes shall first
receive FCC approval, as specified in FCC Rules 1.1301 through 1.1319, as a condition of
City approval, prior to construction: Wilderness Area; Wildlife Preserve; Endangered Species;
Historic Site; Indian Religious Site; Flood Plain; Wetlands; High Intensity White Lights in
Residential Neighborhoods; Excessive Radio Frequency Radiation Exposure.
Findino:.
This criterion does not apply.
C. Application requirements for WTS facilities are as follows:
1. . wrs providers whose proposal conforms to the provisions of Subsection A.1., above
requiring building and electrical permits only shall submit the following information with the
application for permits:
a. A copy of that portion of the lease agreement (or lease memo) with the
property owner, that includes collocation provisions (where applicable), facility
removal within 90 days of abandonment, and a bond to guarantee removal shall be
submitted for review prior to development permit approval.
Findino:
A copy of the draft lease is enclosed herein as Exhibit 5. The lease does not
preclude collocation and Paragraph 14 of the lease address the removal of the
facility. The lease is still under negotiation and one of the deal points agreed to
by Verizon includes allowing a municipal entity to collocate on the tower.
A bond for tower removal shall be submitted prior to pennit approval.
b. A signed statement from the applicant agreeing to allow collocation on the
applicant's structure (where applicable).
Findino:
The lease is still under negotiation and one of the deal points agreed to by
Verizon includes allowing a municipal entity to collocate on the tower.
c. A map of the City showing the approximate geographic limits of the "cell" to be
created by the facility. This map shall include the same information for all other
facilities owned or operated by the, applicant within the City, or extending with'in the
City from a distant location, and any existing detached WTS facilities of another
0'11
provider within 1,000 feet of the prop'osed site.
'f/-?
Findino:
See Exhibit 4, attached herein.
,.
f
PRE.SUBMIITAl REC'O
MAR 1 0 2009
"
VERIZON WIRELESS -
DJSGRHTfONARY ApPROVAL - CITY OF SPRINGFIELD
EUG - flAWY VI/iW
Page 10
d. An engineer's analysis/report of the recommended site location area for the
proposed facility. If an existing structure approved for collocation is within the area
recommended by the engineer's report, reasons for not collocating shall be provided
demonstrating at least one of the following deficiencies:
. i. The structure is not of sufficient height to meet engineering
requirements;
ii. The structure is not of sufficient structural strength to accommodate
the wrs facility;
III. Electromagnetic interference for one or both wrs facilities will result
from collocation; or
iv. The radio frequency coverage objective cannot be adequately met.
Findino:
See Exhibit 4, attached herein. There are no sites within the area that are
available for collocation.
e. A plot plan showing: the lease area; antenna structure; height above grade
and setback from property lines; equipment shelters and setback from property lines;
- access; connection point with land line system; and all landscape areas intended to
screen the wrs facility.
Findino:
See architectural drawings attached herein as Exhibit 2.
f. The method of stealth design (where applicable).
Findino:
Not applicable.
g. An engineer's statement that the RF emissions at grade, or at nearest
habitable space when attached to an existing structure complies with FCC rules for
these emissions; the cumulative RF emissions if collocated.
Findino:
See NIER Report attached herein as Exhibit 6.
h. A description of the type of service offered (including, but not limited to: voice,
data, video) and the consumer receiving equipment.
Findino:
See NIER Report attached herein as Exhibit 6.
PRE-SUBMllTAl REC'O
MAR 1 0 2009
VERIZON WIRELESS
DiSCRli'/'/ONARY AI'I'ROVAL - CI1'Y OF SPRINCiFIHLlJ
EUe - BA1.DY VIHW
Page Jl
i. Identification of the provider and backhaul provider, if different.
Findino:
Qwest
j. Provide the RF range in megaHertz and the wattage output of the equipment.
FindinQ:
880 - 890 MHz
1965 -1970 MHz
100 Watts
40 Watts
Total wattage = 140 Watts
k. Provide the facilities maintenance schedule.
Findino:
Typical maintenance occurs once a month.
I. Provide the zoning and Metro Plan designation of proposed site.
Findina:
Zoned: MDR
Metro Plan: MDR
m. Provide any required FAA determination.
FindinQ:
A FAA detennination has been requested but not received to date. Attached as
Exhibit 7 is the TOWAIR decision showing that the structure does not require
registration.
2. wrs providers whose proposals conforms with the provisions of Subsection A.2.,
above requiring Site Plan Review approval shall submit, in addition to the requirements of
Section 5.17-120, the following information.
a. Items a. through d. and f. through m. in Subsection C.1., above.
b. Photo simulations of the proposed wrs facility from the 4 cardinal compass
points and/or abutting right-of-way, whichever provide the most accurate
representation of the proposed facility. from a variety of vantage points.
Findina:
Photo simulations are attached herein as Exhibit 3.
PRE-SUBMITTAL REC'O
MAR 1 0 2009
VERIZON WIRELESS
DISCRHTJONARY Al'l'UOVAL - CITY OF S/'RINGFH.:I.D
EVG - BAI.Dr VIEW
Pagel2
c. The distance from the nearest WTS facility and nearest collocation site. .
Findina:
Based on the FCC database, the closest WTS facility is 3.5 miles 'southwest
owned and operated by Cingular. This site is too distant arid is not a viable
collocation location.
3. WTS providers whose proposals conform with the provisions of Subsection A.3.,
above requiring Discretionary Use approval shall submit the following information:
a. Items 1-3 in Subsection C.2.. above.
b. Responses to the following Discretionary Use criteria:
i. An engineer's statement demonstrating' the reasons why the WTS
facility shall be located at the proposed site (including, but not limited to:
service demands, topography dropped coverage);
ii. An engineer's statement demonstrating the reasons why the WTS
facility shall be constructed at the proposed height; and .
Findina:
See Exhibit 4, attached herein.
III. Verification of good faith efforts made to locate or design the proposed
WTS facility to qualify for a less rigorous approval process (building permit or
site plan approval).
Findina:
No viable collocation facilities are located within 3 miles of the site proposed
herein nor are any structures of sufficient height to. meet the coverage
objectives. The site proposed herein is designed to provide the minimal impact
on the surrounding area by proposing the minimal height necessary, by
locating it near existing vertical elements and flush mounting the antennas to
the pole,
IV. . CONCLUSION.
Based on the information provided in and with this document the request of Verizon Wireless
should be approved. The site proposed herein has been' designed to have minimal impact on
the surrounding and abutting parcels and complies with the applicable criteria. Further, the
proposal shall enhance basic community functions and provide an essential community
service. All applicable approval criteria have been met.
PRE-SUBMIlTAl REC'D
MAR 1 0 2009
From:
To:
Subject:
Date:
STOUDER Matt .
. "sharon.aretch@taic.net":
Verizon Wireless Stormwater Scoping Sheet
Friday, February 27, 2009 1:41:27 PM
Hi Sharon,
As we discussed on the telephone today (2/27/2009), I do not see the need
for a stormwater scoping sheet for your site based upon the proposed
scope of work (new cell tower and generator). Thanks,
Matt Stouder, PE
Supervising Civil Engineer
City of Springfield, Engineering Division
Ph (54i) 736-1035
Fax (541) 736-1021
mstouder@ci.springfield.or.us
PRE.SUBMIITAL REC'O
MAR 1 0 2009
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BEGINNING AT A POINT ON THE CENTERUNE or COUNTY ROAD NO.3, SAID POINT
BEING SOUTH 26'42' EAST 981.42 rEET. SOUTH 89'56' WEST 1468.79 rEET. SOUTH
0'04' EAST 188.2 FEET, AND SOUTH 89"56' WEST 457.5 FEET FROtIII THE NORTHEAST
CORNER OF THE WlUlAM STE~NS DONATION LAND CLAIM NO. 46 IN TOWNSHIP 17
SOUTH, RANGE 3 WEST. WILLAMETTE MERIDIAN; rROM SAID POINT or BEGINNING RUN
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430.48 fEET; THENCE SOUTH 89"5&' WEST 4S7.5 fEET TO A POINT or BEGINNING, ALL
IN lANE COUNTY. OREGON.
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Ar:r:rss (ACif"Ur,..T "~c::r~PTln':t.
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LINE OF THE PREVIOUSLY DESCRIBED ~R[ZON WIRELESS LEASE AREA, A POINT WHICH
BEARS S0217"5MW 5.00 FEET FROM THE NORTHWEST CORNER OF THE PREVIOUSlY
DESCRIBED VERIZON WIRELESS LEASE AREA; THENCE S2' 17' 15'"[ 20.00 fEET: THENCE
sa9' 58' 31'"W 23.06 fEET; THENCE 51' 25' 35"[ 30.49 FEET; THENCE N90' 00' OO'"W
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97477-7521
VICINITY MAP
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SPRINGFIELD, OR 97477
SITE ADDRESS:
3365 GAME fARlr.1 ROAD
SPRINGflELD, OR 97477
TAX LOT: 17-03-22-00-00904
LAT: 44' 04' 57.52" N
LON: 123' 01' 53.31" W
OCCUPANCY:
TOWER: U
SHELTER: S-l
CONSTRUCTION TYPE:
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SHELTER; V-B
JURISDICTION:
CITY OF SPRINGfiELD
ZONING:
l.1EDIUM DENSITY RESIDENTIAL
SITE INrOR...ATlON:
TOWER SETBACKS:
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PROJECT PARCEL AREA;
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REOUIRED SETBACKS,
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THE PROJECT IS fOR A NEW VER1Z0N
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CONSISTING OF A NEW fENCED COMPOUND
CONTAINING AN EQUIPMENT SHELTER,
GENERATOR AND 55' Ir.4ONOPOLE WITH NEW
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PROJECT SUMMARY
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SITE SURVEY
LANDSCAPE PlAN
OVERALL SITE PlAN
ENLARGED SITE PLAN
ELEVATIONS
'0' SHEET INDEX
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IlF ENGIH[[R
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PROP[Rty OWNER
APPROVALS
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SPRINGfiELD UTILITY BOARD
RAY MEDUNA, OPERATIONS
JErF NELSON, ADMINISTRATION
541-744-3708
541-746-8451
APPLICANT:
VERIZON WIRELESS (VAW) LLC dbo VERIZON WIRELESS
5430 NE 122ND AVENUE
PORTlAND. OREGON 97230
SITE DEVElOP...ENT:
TECHNOLOGY ASSOCI.'ITES INTERW.TIONAl CORPORATION (TAlC)
15618 SW 72NO AVENUE
PORTlAND, OREGON 97224
CONTACT: JEFf JOZWIAK
PHONE: 503-545-7344
[MAIL: JEFFREY.JOZWIAKOTAlC.NET
CONSTRUCTION IAANAGE...ENT:
TECHNOLOGY ASSOCI.'ITES INTERNATIONAl CORPORATION (TAlC)
15618 SW 72ND AVENUE
PORTlAND, OREGON 97224
CONTACT: KENNY RuFFO
PHONE: 503-515-2788
EIMIL: KENNY.RUFfOOTAIC.NET
ARCHITECT:
GAlLEY PLOWMAN ARCHITECTS. AlA
2701 NW VAUGHN STREET. SUITE 764
PORTLAND. OREGON 97210
CONTACT: BRETT KAHR
PHONE: 503-274-7800 x231
EIMIL: BKA.HROGPARCHlTECTS.NET
SURVEYOR:
FINLEY ENGINEERING COl,4PAt<N, INC
lWlN OAKS SUITE B- 250
1800 NW 1 69TH PLACE
BEAVERTON, OREGON 97006
CONTACT: DENNIS LAYMON
PHONE: 503-466-9460
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3365 CAME FARM ROAD
SPRINGFIELD, OR 97477
SHEET TITLE
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EUG
BALDY VIEW
PARCEL 17-03-22R:b-OOlltM
3365 GA~E" F~':' 97477
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EUG
BALDY VIEW
PARCEL 17-03-22-00-00904
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SPRlNGFlEU>. OR 97477
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ProjlOCltitle:
EUG
BALDY VIEW
PARCEL 17-0l-22-00-0lXl04
~65 GAIolE fARIol RO.\D
SPRlNGtlELO. OR 97417
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Project title:
EUG
BALDY VIEW
PARCEL 17-03-22-00-ooQ04
3365 GAME f'ARM ~
SPRlNGF1D.O. OR 97477
Sh!M!\tilfe
ENLARGED
SITE PLAN
Shef!tno.:
A1.1
DRAFT
.'OPTION AND LAND LEASEAGREEMENT
of'
This Agreement made this day of . 20 . between City
, of Springfield, a municipal corporation, with its principal offices located at 250 "A" Street,
Springfield, Oregon 97477, hereinafter designated LESSOR a'ndVerizori Wireless (VAW) LLC
d/b/a Verizon Wireless, with its principal offices located .at One Verizon Way, Mail Stop
4A WIOO, Basking Ridge, New Jersey 07920 (telephone .number 866-862-4404), hereinafter
designated LESSEE. The LESSOR and LESSEE are at times collectively referred to hereinafter as
the "Parties" or individwilly as the "Party".
LESSOR is the oWner of that certain real property located at 3365 Ghme Fann Road,
. ,
Springfield, County of Lane, State of Oregon, as shown on Exhibit "A" attached hereto and made a
. . . part hereof (the entirety ,of LESSOR's property is referred to hereinafter as, the "Property").
LESSEE desires to obtain" an optionto'lcase a portion of said P.~y".~j; b~ing described as:a_' by
--.:. parcel containing 2,000 square feet (the "Land Space"), together witli the non.:exclusive right
(the "Rights of Way") for ingress and egress, sev~n (7) days aweek twenty-four (24) hours a day,
on foot or motor' vehiclt:;'including trucks over or along a twenty (20') foot wide right-oC-way
extending from the nearest public right-of-way, Game Farm Road, to the Land Space; and for the
installation and maintenance of utility wires, poles, cables, conduits, and pipes over, under, or along
one or morcrights of way from the Land Space, said:Land Space and Rights of Way (hereinafter
coll~tively referred to as the "Premises") being substantially as described herein in Exhibit "A"
attached hereto and made a part hereof.
NOW THEREFORE, in consideration of the sum of Dollars
.-- paid by LESSEE to the LESSOR, the LESSOR ere y grants to LE the right
. ~se.said Premises, for the term arid in.accordance with the covenants and conditions
set forth herein. The foregoing payment shall be made by LESSEE within forty five (45) days of
execution of this .Agreement or of receipt by LESSEE from LESSOR of the Rental
',Documentation, as defined in and in accordance with Paragrnph 3 of.the Agreementbelow,
whichever occurs later. The providing by LESSOR of Rental Documentation to LESSEE shall be a
. prerequisite for the payment of the foregoing amount or any other option or rental payment, if
applicable, by L.ESSEE, and notwithstanding anything to the contrary herein, LESSEE shall have
-' ,.'. " , -. ',' ;. ,; --. '.'.'-
no obligation to make anypayment(s) until Rental Documentation has been supplied to LESSEE.
The option may be exercised ai any time on or prior to "twelve .< 12) months after the date of
. this Agreement. . If the option has not been .so exercised, it shall be automatically extended for one
additio!lal period of twelve (12) months, unless LESSEE gives written notice to the LESSOR of the
intentnotto extend,prio~ to ,the end of the initial option perioo.: If the option is extended, LESSEE
shall make an additional payment of Five Hundred and Nol!oo Dollars ($500.00) to LESSOR
within thirty (30) days of the option being extended, provided.L,ESSOR has supplied to LESSEE
, . the Rental Documentation, as defined in and in accordance with Paragraph 3 of the Agreement
.. below.'. The time during which the option may be exerciseglmay be further' extended by mutual
agreement in writing, If during said option period, or'duridg the term of the lease, if the option is
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PRE-SUBMIITALREC'D .
MAR 1 0 2009
EUG BALDYVIEW
11812009
Dwr 12309695vl'OO52051-OO0032 .
~,'
DRAFT
exercised, the LESSOR decides to subdivide, sell or change the status of the Property or his
property contiguous thereto he shall immediately notiJy LESSEE in writing so that LESSEE can
take steps necessary to protect LESSEE's interest in the Premises.
This option may be sold, assigned or transferred by the LESSEE without any approval or
consent of the LESSOR to the LESSEE's principal, affiliates, subsidiaries of its principal; to any
entity which acquires all or substantially all of LESSEE's assets in the market defined by the
Federal Communications Commission in which the Property is located by reason of a merger,
acquisition or other business reorganization; or to any entity which acquires or receives an
interest in the majority of communication towers of the LESSEE in the market defined by the
Federal Communications Commission in which the Property is located. As to other parties, this
Agreement may not be sold, assigned or transferred without the written consent of the LESSOR,
which such consent will not be unreasonably withheld, delayed or conditioned. No change of stock
ownership, partnership interest or control of LESSEE or transfer upon partnership or corporate
dissolution of LESSEE shall constitute an assignment'hereunder.
Should LESSEE fail to exercise this option or any extension thereof within the t.ime herein
limited, all rights and privileges granted hereunder shall be deemed completely surrendered, this
option tenninated, and LESSOR shall retain all money paid for the option, and no additional money
shall be payable by either Party to the other.
LESSOR shall cooperate with LESSEE in its effort to obtain all certificates, pennits and
other approvals that may be required by any Federal, State or Local authorities which will penn it
LESSEE use of the Premises. LESSOR shall take no action which would adversely affect the
status of the Property with respect to the proposed use by LESSEE. ."'~'ot" ..."..,,,..' '~
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The LESSOR shall penn it LESSEE, during the option period, free ingress and egress to the
Premises to conduct such surveys, inspections, structural strength analysis, subsurface soil tests, and
other activities of a similar nature as LESSEE may deem necessary, at the sole cost of LESSEE.
LESSOR agrees to execute a Memorandum of this Option to Lease Agreement which
LESSEE may record with the appropriate Recording Officer. The date set forth in the
Memorandum of Option to Lease is for recording purposes only and bears no reference to
commencement of either tenn or rent payments.
,
Notice of the exercise of the option shall be given by LESSEE to the LESSOR in writing by
certified mail, return receip1 requested. Notice shall be deemed effective on the date it is posted and
thereupon the following agreement shall take effect:
LAND LEASE AGREEMENT
This Agreement, made this day of . 20 , between City
of Springfield, a municipal corporation, with its mailing address located at f50 "A" Street,
Springfield, Oregon 97477, hereinafter designated LESSOR and Verizon Wireless (VA W) LLC
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PRE-SUBlViiTIAL REC'D
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d/b/aVerizon Wireless,withitsprincip~l office located at One.verizon'Way,Ma1J Stop 4AWIOO,
Ba.sking. Ridge, NeW '#rsey07920 (telephone mimbei'866"862-4404); Ilereinafter designated
. LESSEE. ,TheLESSORand'L,~SSEEare,at times c?1l~9vel~rfferr,e<jto hereinafter as the
".Parties"or,individually asthe~'Party"." -.,. i. , ,"." .
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, .1." PREMISES; ,LESSOR hereby leases to LES~lEE a portion of that certain parcel of
prop~rty (!he entirety of LESSOWs, property is referred to hery:initfter'as ,the Property); located at,
3365 Game':PannRoad, Sprlngfield,Co!ffityofLarie, State of Qreg"On,and.beip.g described as a .
" by.... '. '..' parcel containing' 2,000 square feet, (the;~Land'Spact:"), tllgether With . the
noncexcl,!~iveright(the"~ghts?fWaY")for ingress and egress; ~ven (7)"days a.,week tweniycfour'
(24)hoursa day; on footorrriotor,'v~hicle~includin.~ trUc:ks ov,o/,oralong a twenty (20') foot, wide
:right-of-way.extendingJromthe ne3restpu~lic rig~t-<?f-'Yay,GameEllI"!ll Road,to t)1eLlII1-d Space,
imd forth~ installation lindmaintenance of.,utiliiy,Wires, poles;eablt:s,.conduits,and, pipes over,
oodt1r, oralo~gimeor.'\horerights ofway"frOtii:theLandSpace, .said L~dSpiceand Rignts of
Way (hereinafter col!ectivelyrefeITed t6 asitlie"Pre_mises;'):);Cing s!!bstantially as. deScribed I)erein
in Exhibit"A''' l!ttached r~ret<j and rnade apart. nereof-'" ...., , .
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.In the' event ani public utility {s utiable tel, tlse theRjghis QfWay, theil[,ESSORhereby
agrees togtantan iKl4iti~n~lright"'Of-wayeitherJo thetE$~EE9rt<>the public utHityat no Cost to
the LESSE!,:, "'. " .,. " '" ::,.. . .'.: ",.' ',,' .' . .
'2.' SURVEY, :. LESSOR alSorerebrgtj1n~. to LESSEE the right to suryey the
Property'lII1~thePremises:'andsaidsurvey shall theh become Exhibit UBn which' shall be attached
hereto. and Imide' a part heI,:of,~,and shall controlid the evenJ ofboul"!datyand acc,ess discrepancies .
between ifand.Exhlbit "An: Cos(for such.Workshall bebome)>ythe LESSEE. ..i . .
".. '~" ." ';',/_'~~ ".' ....'.:;t:;",'''''', ,: "'.'.~.' "." '~.,.:"'~.c-,'r" .:' "'.'. '. .'. .' ..'
. .' 3, ~:;;,TERM:RENTA(This.Agre~rneni sh~lLbe effeptive asof.the date of ex~utionby'
both Paities, pro\-ided,h~~ever,~ the init,iaLtepn'sh,al!be for~fiv"~ (5) yel,U's and ,shall commence
" on the .c;ommeIl<:ement'Oate (as hereinafter defined at which'time rental a ents shall
. commence and be'due at ato~t annual rental ollats .
qual.monthly' instal m!"nt,s on,ti:' Irst ay'o.t e m9nt ,.m a vance"to'
ESSORor to sU.\lh,other Person, fmnorplace as LESS0,R;t.TIity; frointirrit1to time,designate in .
.' . ,writing "at least thirty'(30) days' in advllllce of any reritllpaYmentdate,by 'notice given in
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" accotdancewithParagraph'231Xi1ow, Up~)Jjagreemento(th~'Parties,. I.,ESSEEmay pay rent by.
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. ." electrOnIC Jl!ndstransfer, and,lfI sllch1event, LESSOR,. agniesto provtde,toLESSEE ,bank routing,
. il)fomll!tionforsu~h: Jl~i-pose' upon request of LESSEE. Thc'Commeneernen(Datl:,shall be the
firSt day ~{the'm~hthiih~which !Iotice'ofthe exercise ofth; option, as set forthaboV"e, is effective: .
However, LESSOR aridLESSEEacknowledge,anrl agree.th~t initial rental payment(s) shall not
actually be ,sent byLESSEE witH thirty (0)days~fterthe exeteiseof th.e, opti~n' is effective.
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\ Upon agre~lllentoftl1e Parties, LESSEE !lIay pa:y,ren.tby~leCtronicfun~s transfer and in
. such even!, LESSOR aire~s to jm?videto . LES~EE?ank r?u.fing iMorniation fo(.such purpose
upon reque;;tofLE,sSEE, c ",' ., . _" ." " ,
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PRE~SUBMI1TA[ REC'D
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LESSOR hereby agrees to provide to LESSEE certain documentation (the "Rental
Documentation") evidencing LESSOR's interest in, and right to receive payments under, this
Agreement, including without limitation: (i) documentation, acceptable to LESSEE in
LESSEE's reasonable discretion, evidencing LESSOR's good and suffici'ent title to and/or
interest in the Property and right to receive rental payments and other benefits hereunder; (ii) a
comPlete and fully executed Internal Revenue Service Form W -9, or equivalent, in a form
acceptable to LESSEE, for any party to whom rental payments are to be made pursuant to this
Agreement; and (iii) other documentation requested by LESSEE in LESSEE's reasonable
discretion. From time to time during the Term of this Agreement and within thirty (30) days of a
written request from LESSEE, LESSOR agrees to provide updated Rental Documentation in a
form reasonably acceptable to LESSEE. The Rental Documentation shall be provided to
LESSEE in accordance with the provisions of and at the address given.in Paragraph 23. Delivery
of Rental Documentation to LESSEE shall be a prerequisite for the payment of any rent by
LESSEE and' notwithstanding anything to the contrary herein, LESSEE shall have no obligation
to make any rental payments until Rental Documentation has been supplied to LESSEE as
provided herein.
Within fifteen (15) days of obtaining an interest in the Property or this Agreement, any
assignee(s) or transferee(s) of LESSOR shall provide to LESSEE Rental Documentation in the
manner set forth in the preceding paragraph. From time to time during the Term of this
Agreement and within thirty (30) days of a written request from LESSEE, any assignee(s) or
transferee(s) of LESSOR agrees to provide updated Rental Documentation in a form reasonably
acceptable to LESSEE. Delivery of Rental Documentation to LESSEE by any assignee(s) or
transferee(s) of LESSOR shall be a prerequisite for the payment of any rent by LESSEE to such
party and notwithstanding anything to the contrary herein, LESSEE shall have no obligation to
make any rental payments to any assignee(s) or transferee(s) of LESSOR until Rental
Documentation has been supplied to LESSEE as provided herein.
4. EXTENSIONS. This Agreement shall automatically be extended for four (4)
additional five (5) year terms' unless LESSEE terminates it at the end of the then current term by
giving LESSOR written notice of the intent to terminate at least six (6) months prior to the end of
the then current term.
5. EXTENSION RFNT~. The annual rental for the first (1st) five (5) year extension
term shall be increased to Dollars ($ ); the annual rental for the
second (2nd) five (5) year extension term shall be increased to Dollars
($ ); the annual rental for the third (3rd) five (5) year extension term shall be increased to
Dollars ($ ); and the annual rental for the fourth (4th) five (5) year
extension term shall be increased to Dollars ($ ).
6. AOOITIONAI, EXTENSIONS, Ifat the end of the fourth (4th) five (5) year extension
term this Agreement has not been terminated by either Party by giving to the other written notice of
an intention to terminate it at least three (3) &fo'nths prior to t~e end of such term, this Agreement
shall continue in force upon the same covenants, terms and conditions for a further term of five (5)
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years and for five (5) year terms thereafter until tenninated by either Party by giving to the other
written notice of its intention to so tenninate at least three (3) months prior to the end of such term.
Annual rental'for each such additional five (5) year tenn shall be equal to
percent ( 'Yo) of the annual rental payable with respectto the immediately preceding five (5)
year tenn. The initial term and all extensions shall be collectively referred to herein as the "Term".
7. TAXI'S. LESSEE shall have the responsibility to pay any personal property, real
estate taxes, assessments, or charges owed on the Property which LESSOR demonstrates is the
result of LESSEE's use of the Premises and/or the installation, maintenance, and operation of the
LESSEE's improvements, and any sales tax imposed on the rent (except to the extent that
LESSEE is or may become exempt from the payment of sales tax in the jurisdiction in which the
Property is located), including any increase in real estate taxes at the Property which LESSOR
demonstrates arises from the LESSEE's improvements and/or LESSEE's use of the Premises.
LESSOR and LESSEE shill I each be responsible for the payment of any taxes, levies,
. assessments and other charges imposed including franchise and similar taxes imposed upon the
business conducted by LESSOR or LESSEE .at the Property. Notwithstanding the foregoing,
LESSEE shall not have the obligation to pay any tax; assessment, or charge that LESSEE is
disputing in good faith in appropriate proceedings prior to a 'final determination that such tax is
propedy assessed provided that no lien attaches to the Property. Nothing in this Paragraph shall
be construed as making LESSEE liable for any portion of LESSOR's income taxes in connection
with any Property.or otherwise. Except as set forth in this Paragraph, LESSOR shall have the
responsibility to pay any personal property, real estate taxes, assessments, or charges owed on the
Property and shall do so prior to the imposition of any lien on the Property.
LESSEE shall have the right, at its sole option and at its sole cost and expense, to appeal,
challenge or seek modification of any tax assessment or billing for which LESSEE is wholly or
partly responsible for payment. LESSOR shall reasonably cooperate with LESSEE at LESSEE's
expense in filing, prosecuting and perfecting any appeal or challenge to taxes as set forth in the
preceding sentence, including but not limited to, executing any consent, appeal or other similar
document. In the event that as a result of any appeal or. challenge by LESSEE, there is a
reduction, credit or repayment received by the LESSOR for any taxes previously paid by
LESSEE, LESSOR agrees to promptly reimburse to LESSEE the amount of said reduction, credit
or repayment. In the event that LESSEE does not have the standing rights to pursue a good faith
and reasonable dispute of any taxes under this paragraph, LESSOR will pursue such dispute at
LESSEE's sole cost and expense upon written request of ~ESSEE.
8, I ISF.. r.OVF.~F.NTAL AfPROV -'ll.S., ,LESSEE shall use the Premises for the
purpose of constructing, maintaining, repairing and operating a communications facility and uses
incidental thereto, A security fence consisting of chain link construction or similar but comparable
construction may be placed around the perimeter ,of the Premises at the discretion of LESSEE (not
including the access easement). All improvements, equipment, antennas and conduits shall be at
LESSEE's expense and their installation shall be at the discretion and option of LESSEE. LESSEE
shall have the right to replace, repair, add or otherwise modIfY its utilities, equipment, antennas
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and/or conduits or any portion thereof and the frequencies over which the equipment operates,
whether the equipment, antennas, conduits or frequencies are specified or not on any exhibit
attached hereto, during the Tenn, It is understood and agreed that LESSEE's ability to use the
Premises is contingent upon its obtaining after the execution date of this Agreement all of the.
certificates, penn its and other approvals (collectively the "Govemmental Approvals") that may be
required by any Federal, State or Local authorities as well as satisfactory soil boring tests which will
penn it LESSEE use of the Premises as set forth above. LESSOR shall cooperate with LESSEE in
its effort to obtain such approvals and shall take no action which would adversely affect the status
of the Property with respect to the proposed use thereof by LESSEE. In the event that (i) any of
such applications for such Governmental Approvals should be finally rejected; (Ii) any .
Governmental Approval issued to LESSEE is canceled, expires, lapses, or is otherwise
withdrawn or tenninated by governmental authority; (Iii) LESSEE detennines that such
Governmental Approvals may not be obtained in a timely manner; (Iv) LESSEE detennines that
. any soil boring tests are unsatisfactory; (v) LESSEE determines that the Premises is no longer
technically compatible for its use, or (vi) LESSEE, in its sole discretion, detennines that il will
be unable to use the Premises for its intended purposes, LESSEE shall have the right to tenninate
this Agreement. Notice, of LESSEE's exercise of its right to tenninate shall be given to LESSOR in
writing by certified mail, return receipt requested, and shall be .effective upon the mailing of such
notice by LESSEE, or upon such later date as designated by LESSEE. All rentals paid to said
. termination date shall be retained by LESSOR. Upon such termination, this Agreement shall be of
no further force or effect except to the extent of the representations, warranties and indemnities
made by each Party to the other hereunder. Otherwise, the LESSEE shall have no further
obligations for the payment of rent to LESSOR.
9. INflF.M,NIFJ(-:A TION. Subject to Paragraph 10 below, each Party shall indemnifY
and hold the other harmless against any claim of liability or loss from personal injury or property
damage resulting from or arising out of the negligence or willful misconduct ofthe indemnifying
Party, its employees, contractors or agents, except to the extent such claims or damages may be
due to or caused by the negligence or willful misconduct of the other Party, or its employees,
contractors or agents.
10.. INSIJRANCF..
a. The Parties hereby waive and release any and all rights of action for
negligence against the other which may hereafter arise on account of damage to the Premises or
to the Property, resulting from any fire, or other casualty of the kind covered by standard fire .
insurance policies with extended coverage, regardless of whether or not, or in what amounts,
such insurance is now or hereafter carried by the Parties, Of" either of them. These waivers and
releases shall apply between the Parties and they shall also apply to any claims under or through
either Party as a result of any asserted right of subrogation. All such policies of insurance
obtained by either Party concerning the Premises or the Property shall waive the insurer's right of
subrogation againstthe other Party.
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b. LESSOR and LESSEE each agree that at its own cost and expense, each
will maintain commercial general liability insurance with limits not less than $1,000,000 for
injury to or death of one or more persons in anyone occurrence and $500,000 for damage or
destruction to property in anyone occurrence. LESSOR and LESSEE each agree that it will
include the other Party as an additional insured.
I I. LIMITATION OF I.IABILITY. Except for indemnification pursuant to paragraphs
9 and 29, neither Party shall be liable to the other, or any of their respective agents,
representatives, employees for any lost revenue, lost profits, loss of technology, rights or
services, incidental, punitive, indirect, special or consequential damages, loss of data, or
. interruption 'or loss of use of service, even if advised of the possibility of such damages, whether
. .
under theory of contract, tort (including negligence), strict liability or otherwise.
12. ANNIJAI. TERMINATION. Notwithstanding anything to the contrary contained
herein, provided LESSEE is not in default hereunder beyond applicable notice and cure periods,
LESSEE shall have the right to terminate this Agreement upon the annual anniversary of the'
Commencement Date provided that three (3) months prior notice is given to LESSOR.
13. INTERFERENCE. LESSEE agrees to install equipment of the type and frequency
which will not cause harmful interference which is measurable in accordance with then existing
industry standards to any equipment of LESSOR or other lessees of the Property which existed
on the Property prior to the date this Agreement is executed by the Parties. 'In the event any after-
installed LESSEE's equipment causes such interference, and after LESSOR has notified LESSEE
in writing of such interference, LESSEE will take all commercially reasonable steps necessary to
correct and eliminate the interference, inCluding but not limited to, at LESSEE's option,
powering down such equipment and later powering up such equipment for intermittent testing.
Ih no event will LESSOR be entitled to terminate this Agreement or relocate the equipment as
long as LESSEE is making a good faith effort to remedy the interference issue. LESSOR agrees
that LESSOR and/or any other tenants of the Property who currently have or,in the future take
possession of the Property will be permitted to install only such equipment that is of the type and
frequency which will not cause harmful interference which is measurable in accordance with then
existing industry standards to the then existing equipment.of LESSEE. The Parties acknowledge
that there will not be an adequate remedy at law for noncompliance with the provisions of this
Paragraph and therefore, either Party shall have the right to equitable remedies, such as, wi1hout
limitation, injunctive relief and specific performance: .
~~AL AT END OFTERM. LESSEE shall, upon expiration of the Term, or
withi ninety (90) jays after any earlier termination of the Agreement, remove its building(s),
antenna GtlH'e(s) (except footings), equipment, conduits, fixtures and all personal property and
restore the Premises to its original condition, reasonable wear and tc;ar and casualty damage
excepted. LESSOR agrees and acknowledges that all of the equipment, conduits, fixtures and
personal property of LESSEE shall remain the personal property of LESSEE and LESSEE shall
have the right to remove the same at any time during the Term, whether or not said items are
considered fixtures and attachments to real property under applicable Laws (as defined in
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Paragraph 33 below). If such time for removal causes LESSEE to remain on the Premises after
termination of this Agreement, LESSEE shall pay rent at the .then existing monthly rate or on the
existing monthly pro-rata basis if based upon a longer payment term, until such time as the
removal ofthe building, antenna structure, fixtures and all personal property are completed.
15. HQLOOVF.R. LESSEE has no right to retain possession of the Premises or any part
thereof beyond the expiration of that removal period set forth in Paragraph 14 herein, unless the
Parties are negotiating a new lease or lease extension in good faith. In the event that the Parties
are not in the process of negotiating a new lease or lease extension in good faith, LESSEE holds
over in violation of Paragraph 14 and this Paragraph 15, then the rentthen in effect payable from
and after the time of the expiration or earlier removal period set forth in Paragraph 14 shall be
increased to one hundred and ten percent (110%) of the rent applicable during the month
immediately preceding such expiration or earlier termination.
16. RIGHT OF FIRST REFlJSAL. If LESSOR elects, during the Term (i) to sell or
otherwise transfer all or any portion of the Property, whether separately or as part of a larger
parcel of which the Property is a part, or (ii) grant to a third party by easement or other legal
instrument an interest in and to that portion of the Property occupied by LESSEE, or a larger
portion thereof, for tlie purpose of operating and maintaining communications facilities or the
management thereof, with or without an assignment of this Agreement to such third party,
LESSEE shall have the right of first refusal to meet any bona fide offer of sale or transfer on the
same terms and conditions of such offer. If LESSEE fails to meet such bona fide offer within
thirty (30) days after written notice thereof from LESSOR, LESSOR may sell or grant the
easement or interest in the Property or portion thereof to such third person in accordance with the
terms and conditions of such third party offer. For purposes of this Paragraph, any transfer,
bequest or devise of LESSOR's interest in the Property as a result of the death of LESSOR,
whether by will or intestate succession; or any conveyance to LESSOR's family members by
direct conveyance or by conveyance to a trust for the benefit of family members shall not be
considered a sale of the Property for which LESSEE has any right of first refusal.
17. RIGHTS UPON SALE. Should LESSOR, at any time during the Term decide (i) to
sellar transfer all or any part of the Property to a purchaser other than LESSEE, or (ii) to grant to
a third party by easement or other legal instrument an interest in and to that portion of the
Property occupied by LESSEE, or a larger portion thereof, for the purpose of operating and
maintaining communications facilities or the management thereof, such sale or grant of an
easement or interest therein shall be under and subject to this Agreement and any such purchaser
or transferee shall recognize LESSEE's rights hereunder under the terms of this Agreement. To
the extent that LESSOR .grants to a third party by easement or other legal instrument an interest
in and to that portion of the Property occupied by LESSEE for the purpose of operating and
maintaining communications facilities or the management thereof and in conjunction therewith,
assigns this Agreement to said third party, LESSOR shall not be released from its obligations to
LESSEE under this Agreement, and LESSEE shall have the right to look to "LESSOR and the
.third party for the full performance of this Agreement.
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18. QIJIET ENJOYMENT. LE~SOR covertants that LESSEE, on paying the rent and
performing the covenants herein, shall peaceably and quietly have, hold and enjoy the Premises.
19. TITLE. LESSOR represents and warrants to LESSEE as of the execution date of
this Agreement, and covenants during the Term that LESSOR is seized of good and sufficient
title and,interest to the Property and has full authority to enter into and execute this Agreement.
LESSOR further covenants during the Tenn thanhere are no liens, judgments or impediments of
title on the Property, or affecting LESSOR's title to the same and that there 'are no covenants,
easements or restrictions which prevent or adversely affect the use or occupancy of the Premises
by LESSEE as set forth above.
20. lliIFr.R A T...lQN It is agreed and understood that this Agreement contains all
agreements, promises and understandings between LESSOR and LESSEE and that no verbal or
oral agreements, promises or understandings shall be -binding upon either LESSOR or LESSEE
in any dispute, controversy or proceeding at law, and any addition, variation or modification to
this Agreement shall be void and ineffective unless made in writing signed by the Parties. In the
event any provision of the Agreement is found to be invalid or unenforceable, such finding shall
not affect the validity and enforceability of the remaining provisions of this Agreement. The
failure of either Party to insist'lipon strict performance of any of the terms or conditions of this
Agreement or to exercise any of its rights lUIder the Agreement shall not waive such rights and
such Party shall have the right to enforce such rights at any time a~d take such action as may be
lawful and authorized under this Agreement, in law or in equity.
21. GOVERNING LAW. This Agreement and the performance thereof shall be
governed, interpreted, construed and regulated by the Laws of the State in which the Property is
located.
22. ASSIGNMENT. This Agreement may be sold, assigned or transferred by the
LESSEE without any approval or consent of the LESSOR to the LESSEE's principal, affiliates,
subsidiaries of its principal or to any entity which acquires all or substantially all of LESSEE's
assets in the market defined by the Federal Communications Commission in which the Property
is located by reason of a merger, acquisition or other business reorganization. As to other parties,
this Agreement may not be sold, assigned or transferred without the written consent of the
LESSOR, which such consent will not be unreasonably ':Vithheld, delayed or conditioned. No
change of stock ownership, partnership interest or control of LESSEE or transfer upon
partnership or corporate dissolution of LESSEE shall constitute" an assignment hereunder.
LESSEE may sublet .the Premises within its sole discretion, Lipon notice to LESSOR. Any
sublease that is entered into by LESSEE shall be subject to the provisions of this Agreement and
shall be binding upon the successors; assigns, heirs and legal representatives of the respective
'Parties hereto. ' .
23, NOTICES. All notices hereunder must be in Writing ;nd shall be deemed validly
given if sent by certified mail, return receipt requested or by commercial courier, provided the
courier's 'regular business is delivery service and provided further that it guarantees delivery to
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the addressee by the end of the next business day following the courier's receipt from the send~r,
addressed as follows (or any other address that the Party to be notified may have designated to
the sender by like notice): '
LESSOR:
City of Springfield
250 "A" Street
Springfield, OR 97477
Telephone: ( )
LESSEE:
Verizon Wireless (VA W) LLC
d/b/a Verizon Wireless
180 Washington Valley Road
Bedminster, New Jersey 07921
Attention: Network Real Estate
Notice shall be effective upon actual receipt orrefusal as shown on the receipt obtained
pursuant to the foregoing.
24. SUCCESSORS. This Agreement. shall extend to and bind the heirs, personal
representative, successors and assigns of the Parties hereto.
25. SIJRORDINATlON AND NON-mSTlJRRANCE LESSOR shall obtain not later
than fifteen (15) days following the execution of this A/,'feement, a Non-Disturbance Agreement,
as defined below;from its existing mortgagee(s), ground lessors and master lessors, if any, of the
Property. At LESSOR's option, this Agreement shall be subordinate to any future master lease,
ground lease, mortgage, deed oftrost or other security interest (a "Mortgage") by LESSOR which
from time to time may encumber all or part of the Property or right -of_way; 'provided, however,
as a condition precedent to LESSEE being required to subordinate its interest in this Agreement
to any future Mortgage covering the Property, LESSOR shall obtain for LESSEE's benefit a
non-disturbance and attornment agreement for LESSEE's benefit in the form reasonably
satisfactory to LESSEE, and containing the terms described below (the "Non-Disturbance
Agreement"), and shall recognize LESSEE's "right to remain in occupancy of and have access to
the Premises as long as LESSEE is not in default of this Agreement beyond applicable notice and
cure periods. The Non-Disturbance Agreement shall include the encumbering party's
. ("Lender's") agreement that, if Lender or its successor-in-interest or any purchaser of Lender's or
its successor's interest (a "Purchaser") acquires an ownership interest in the Property, Lender or
such successor-in-interest or Purchaser will (I) honor all of the terms of tHe Agreement, (2)
fulfill LESSOR's obligations under the Agreement, and (3) promptly cure all of the then-existing
LESSOR defaults under the Agreement. Such Non-Disturbance Agreement must be binding on.
all of Lender's participants in the subject loan (if any) and on all successors and assigns of Lender
and/or its participants and on all Purchasers. In return for such Non-Disturbance Agreement,
LESSEE will execute an agreement for Lender's benefit in which LESSEE (I) confirms that the
Agreement is subordinate to the Mortgage or other real property interest in favor of Lender, (2)
agrees to attorn to Lender if Lender becomes the owner of the Property and (3) agrees to accept a
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cure by Lender of any of LESSOR's defaults, provided such cure is .completed within the
deadline applicable to LESSOR. In the event LESSOR defaults in the payment and/or other
performance of any mortgage or other real property interest encumbering the Property, LESSEE,
may, at its sole option and without obligation, cure or correct LESSOR's default and upon doing
so, LESSEE shall be subrogated to any and all rights, titIes, liens and equities of the holders of
such mortgage or other real property interest .and LESSEE shall be entitled to deduct and setoff
against all rents that may otherwise become due under this Agreement the sums paid by LESSEE
to cure or correct such defaults.
26. RECORDING. LESSOR agrees to execute a Memorandum of this Agreement
which LESSEE may record with the appropriate recording officer. The date set forth in the
Memorandum of Lease is for recording purposes only and bears no reference to commencement
of either the Term or rent payments.
27. DEFAULT.
a. In the event there is a breach by LESSEE with respect to any of the
provisions of this Agreement or its obligations under it, including the payment ofrent, LESSOR .
shall give LESSEE written notice of such breach. After receipt of such written notice, LESSEE
shall have fifteen (15) days in which to cure any monetary breach and thirty (30) days in which to
cure any non-monetary breach, provided LESSEE shall have such extended period as may be
required beyond the thirty (30) days if the nature of the cure is such that it reasonably requires
more than thirty (30) days and LESSEE commences the cure within the thirty (30) day period and
thereafter continuously and diligently pursues the cure to completion. LESSOR may not
maintain any action or effect any remedies for default against LESSEE unless and until LESSEE
has failed to cure the breach within the time periods provided in this Paragraph.
b. In the event there is a breach by LESSOR with resJ.!ect to any of the
provisions of this Agreement or its obligations under it, LESSEE shall give LESSOR written
notice of such breach. After receipt of such written notice, LESSOR shall have thirty (30) days
in which to cure any such breach, provided LESSOR shall have such extended, period as inay be
required beyond the thirty (30) days if the nature of the cure is such that it reasonably requires
more than thirty (30) days and LESSOR commences the cure within the thirty (30) day period
and thereafter continuously and diligently pursues the cure to completion.' LESSEE may not
maintain any action or effect any remedies for default against LESSOR unless ~nd until LESSOR
. . '.
has failed to cure the breach within the time periods provided in this Paragraph; Notwithstanding
the foregoing to the contrary, it shall be a default under this Agreement if LESSOR fails, within
five (5) days after receipt of written notice of such breach, to perform all obligation required to be
performed by LESSOR if the failure to pertonn such an obligation interferes with LESSEE's
ability to conduct its business on the Property; provided, however, that if the nature of
LESSOR's obligation is such that more than five (5) days after such notice is reasonably required
for its performance, then it shall not be a default under this Agreement if performance is
commenced within such five (5) day period and thereafter diligently pursued to completion.
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28. REMEDIES. Vpona default, the non-defaulting Party may at its option (but
without obligation to do so), perfor~ the defaulting Party's duty or obligation on the defaulting
Party's behalf, including but not limited to the obtaining of reasonably required insurance
policies. The costs and expenses of any such perfol")l1ance by the non-defaulting Party shall be
due and payable by the defaulting Party upon invoice therefor. In the event ofa default by either
.Party with respect to a material provision of this Agreement, without limiting the non-defaulting
Party in the exercise of any right or remedy which the non-defaulting Party may have by reason
of such default, the non-defaulting Party may tenninate the Agreement and/or pursue any remedy
now or hereafter available to the non-defaulting Party under the Laws or judicial decisions of the
state in which the Premises are located; provided, however, LESSOR shall use reasonable efforts
to mitigate its damages in connection with a default by LESSfiE. If LESSEE so perfonns any of
LESSOR's obligations hereunder, the full amount of the reasonable and actual cost and expense
incurred by LESSEE shall immediately be owing by LESSOR to LESSEE, and LESSOR shall
.pay to LESSEE upon demand the full undisputed amount thereof with interest thereon from the
date of payment at the greater of (i) ten percent (10%) per annum, or (ii) the highest rate
pennitted by applicable Laws. Notwithstanding'the foregoing, if LESSOR does not pay LESSEE
the full undisputed amount within thirty (30) days of its receipt of an invoice setting forth the
amount due from LESSOR, LESSEE may offset the full undisputed amount, including all
accrued interest, due against all fees due and owing to LESSOR until the full undisputed amount,
including all accrued interest, is fully reimbursed to LESSEE.
29. ENVIRONMENTAL.
a. LESSOR will be responsible for all obligations of compliance with any
and all environmental and industrial hygiene laws, including any regulations, guidelines,
standards, or policies of any governmental authorities regulating or imposing standards of
liability or standards of conduct with regard to any environmental or industrial hygiene
conditions or concerns as may nOw or at any time hereafter be in effect, that' are or were in any
way related to activity now conducted in, on, or in any way related to the Property, unless such
conditions or concerns are caused by the specific activities of LESSEE in the Premises.
b. LESSOR shall hold LESSEE hannless and indemniJY LESSEE from and
assume all duties, responsibility and liability at LESSOR's sole cost and expense, for all duties,
responsibilities, and liability (for payment of penalties, sanctions, forfeitures, losses, costs, or
damages) and for responding to. imy action, notice, claim, order, summons, citation, directive,
litigation, investigation or proceeding which is in any. way related to: a) failure to comply with
any environmental or industrial hygiene law, including without limitation any regulations,
guidelines, standards, or policies of any governmental authorities regulating or imposing
standards of liability or standards of conduct with regard to any environmental or industrial
hygiene concerns or conditions as may now or at any time hereafter be in effect, unless such non-
compliance results from conditions caused by LESSEE; and b) any environmental or industrial
hygiene conditions arising out of or in any way related to the condition of the Property or
activities' conducted' thereon, unless such environmental conditions are caused by LESSEE,
12
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30. CASI JA I TV In the event of damage by fire or other casualty to the Premises that
cannot reasonably be expected to,be repaired within forty-five (45) days following same or, if the
Property is damaged by fire or other casualty so that such damage may reasonably be expected to
disrupt LESSEE's operations at the Premises for more than forty-five (45) days, then LESSEE
may, at any time following such fire or other casualty, provided LESSOR has not completed the
restoration required to permit LESSEE to resume its operation at the Premises, terminate this
Agreement upon fifteen (15) days prior written notice' to LESSOR. Any such notice of
termination shall cause this Agreement to expire with the same force and effect as though the
date set forth in such notice were the date originally set as the expiration date of this Agreement
and the Parties shall make an appropriate adjustment, as of such termination date, with respect to
payments due to the other under this Agreement. Notwithstanding the foregoing, the rent shall .
abate during the period of repair following such fire or other casualty in proportion to the degree
to which LESSEE's use of the Premises is impaired.
31. CONDEMNATION. In the event of any condemnation of all or any portion of the
Property, this Agreement shall terminate as to the part so taken as of the date the condemning
authority takes title or possession, whichever occurs first. If as a result of a partial condemnation
of the Premises or Property, LESSEE, in LESSEE's sole discretion, is unable to use the Premises
for the purposes intended hereunder, or if such. condemnation may reasonably be expected to
disrupt LESSEE's operations at the Premises for more than fortycfive (45) days, LESSEE may, at
LESSEE's option, to be exercised in writing within fifteen (15) days after LESSOR shall have
given LESSEE written notice of such taking (or in the absence of such notice, within fifteen (15)
days after the condemning authority shall have taken possession) terminate this Agreement as of
the date the condemning authority takes such possession. LESSEE. may on its own behalf make
a claim in any condemnation proceeding involving the 'Premises for losses related to the
equipment, conduits, fixtures, its relocation costs and its damages and losses (but not for the loss
of its leasehold interest). Any 'such notice of termination shall cause this Agreement to expire
with the same force and effect as though the date set forth in such notice were 'the date originally
set as the expiration date of this Agreement and the Parties shall make an appropriate adjustment
as of such termination date with respect to payments due to 'the other under this Agreement. If
LESSEE does not terminate this Agreement in accordance with the foregoing, this Agreement
shall remain in full force and effect as to the portion of the Premises remaining, except that the
rent shall be reduced in the same proportion as the rentable area of the Premises taken bears to
the total rentable area of the Premises. In the event that this Agreement is not terminated by
reason of such condemnation, LESSOR shall promptly repair any damage to the Premises caused
by such condemning authority. '
32. ~IIRMISSIO~F AGRFFMFNT/PART1AT. INV AI .lnlTV/AI JT,=,ORIT'(. The
submission of this Agreement for examination does not constitute an offer to lease the Premises
and this Agreement becomes effective only upon the full execution of this Agreement by the
Parties. If any provision herein is invalid, it shall be considered deleted from this Agreement and
shall not invalidate the remaining provisions of this Agreement. Each of the Parties hereto
warrants to the other that the person or persons executing this Agreement on behalf of such Party
has the full right, power and authority to enter into and execute this Agreement on such Party's
13
PRE.SUBMITTAl REC'D
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behalf and that no consent from any other person or entity is necessary as a condition precedent
to the legal effect of this Agreement.
33. APPLICABLE LA WS. During the Term, LESSOR shall maintain the Property in
compliance with all applicable laws, rules, regulations, ordinances, directives, covenants,
easements, zoning and land use regulations, and restrictions of record, permits, building codes,
and the requirements of any applicable fire insurance underwriter or rating bureau, now in effect
or which may hereafter come into effect (including, without limitation, the Americans with
Disabilities Act imd laws regulating hazardous substances) (collectively "Laws"). LESSEE shall,
in respect to the condition of the Premises and at LESSEE's sole cost and expense, comply with'
(a) all Laws relating solely to LESSEE's specific and unique 'nature of use of the Premises (other
than general office use); and (b) all building codes requiring modifications to the Premises due to
the improvements being' made by LESSEE in the Premises.
34. SlJRVTV AI,. The provisions of the Agreement r,elating to indemnification from one
Party to the other Party shall survive any termination or expiration of this Agreement.
Additionally, any provisions of this Agreement which require performance subsequent to the
termination or expiration of this Agreement shall also survive such termination'or expiration.
35. rA PTIONS The captions contained in this Agreement are inserted for convenience
only and are not intended to be part of the Agreement. They shall not affect or be utilized in the
construction or interpretation of the Agreement.
IN WITNESS WHEREOF, the Parties hereto
respective seals the day and year first above written.
have set their hands and affixed their
LESSOR:.
City of Springfield, a munieipal
eorporation
By:
Name:
Its:
Date:
LESSEE:
V:erizon Wireless (V AW) LLC
d/b/a Verizon Wireless
By:
Name: Walter L. Jones, Jr.
Tille: Wesl.AreaVice President:" Network
Date:
14
PRE.SUBMITTAl RECID
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DWT, 12309695v 1 0052051-000032
BENJAMIN F. DAWSON Ill, PE
THOMAS M. EcKELS, PE
STEPHEN S. LoCKWOOD, PE
DAVID 1. PINION, PE
P AlIL W. LEONARD, PE
ERIK C. SWANSON, PE
THOMAS S. GORTON, PE
MICHAEL H. MEIDGAN, EIT
HATFIELD & DAWSON
CONSULTING ELECTRICAL ENGINEERS
9500 GREENWOOD AVE. N.
SEATTIE, WASHINGTON 98103
TELEPHONE (206) 783-9151
FACSIMILE (206) 789-9834
E-MAll.. pinion@hatdaw.com
JAMES B. HATFIELD, PE
CONSULTANT
MAURY L. HATFIELD, PE
CONSULTANT
OAKHURST, NSW
AUSTRAUA
NON-IONIZING ELECTROMAGNETIC FIELD
EXPOSURE ANALYSIS
AND
FCC CERTIFICATION
PREPARED FOR
Verizon Wireless
"EUG BALDY VIEW" Facility
NEW MONOPOLE
3365 GAME FARM ROAD
CITY OF SPRINGFIELD
LANE COUNTY, OREGON
FEBRUARY 2009
PRE-SUBMiITAl REe'D
MAR 1 0 2009
1
.J
INTRODUCTION
Hatfield & Dawson Consulting Engineers has been retained by Verizon Wireless to evaluate the
proposed Verizon personal wireless service facility, alpha designator "EUG BALDY VIEW", for
compliance with current Federal Communications Commission (FCC) rules regarding public
exposure to radiofrequency (RF) electromagnetic fields (EMFs).
Verizon representatives have indicated that the proposed Verizon Wireless facility will be
configured as follows: cellular and Personal Communications Service (PCS) wireless operations
with antennas atop a new monopole tower. This monopole will be at 3365 Game Farm Road, City
of Springfield, in Lane County, Oregon.
According to the information furnished by Verizon representatives, all of the Verizon antennas will
be mounted and centered at or above the 55-foot level. This is well above head-height for
persons at ground level. Therefore it is unlikely that anyone other than authorized workers could
approach near enough to any of the monopole-mounted antennas to cause that person's RF
exposure to exceed FCC limits.
It is expected that RF exposure conditions near ground level at the EUG BALDY VIEW site, within
. nearby buildings, and on all adjacent properties, due to the contributions from all of the Verizon
antennas at this site, will be well below the FCC public exposure limit.
To verify that the proposed Verizon Wireless facility will be in compliance with FCC rules
regarding human exposure to RF fields, I have performed EMF power density calculations to
determine the public RF exposure conditions that are likely to exist in accessible areas near the
EUG BALDY VIEW monopole per the Springfield development code, Section 4.3 -145 (C) (1) (g)
& 0), as applicable.
PRE.SUBMITTAl REeD
MAR 1 0 2009
Hatfield & Dawson Consulting Engineers
2
CALCULATIONS OF RF POWER DENSITY NEAR GROUND LEVEL
RF power densities are computed in accordance with methods described in Evaluating
Compliance with FCC Guidelines for Human Exposure to Radiofrequency
Electromagnetic Fields, OET Bulletin 65, August 1997. Wireless facilities are required to
comply with the FCC "Rules & Regulations" CFR 47 g1.1310, Radiofrequency radiation
exposure limits. The GET Bulletin 65 describes the methods established by the FCC for
predicting compliance with the FCC.specified exposure limits.
Compliance is determined by comparing RF field predictions with the general
population/uncontrolled environment (Le., "Public") Maximum Permissible Exposure limits (MPEs)
allowed by the FCC rules, as specified in CFR 4791.1310. The following formula has been used
to calculate the power densities at specific locations:
S (mW/cm2) = 0.36 x ERP (watts) / (Distance in feet)2
This formula is derived from Equation 9 on page 21 of GET Bulletin 65, It includes the effect of
,
ground reflections. The Effective Radiated Power (ERP) depends on the antenna pattem.
THEORETICAL ANALYSIS
According to the information furnished by Verizon representatives, all of the Verizon antennas on
the EUG BALDY VIEW monopole will be mounted and centered at or above the 55-foot level. All
_of the Verizon transmit antennas project the majority of the transmitted RF energy horizontally and
well above all nearby accessible ar~as.'
The proposed Verizon personal wireless facility will operate within both the cellular and PCS
fr~quency bands. The calculations assume that the vertical patterns of all transmit antennas on
the monopole suppress the maximum ERP by a factor of 50 (Le.,' 17dB) 'downwards towards the
monopole base, and towards nearby ground level locations.
Hatfield & Dawson Consulting Engineers
PRE-SUBMIITAL REC'D
MAR 1 0 2009
)
3
The following theoretical calculations predict the peak exposure condition for a six-foot person
standing at the nearest approach to the transmit antennas. A six-foot tall person standing on the
ground near the base of the monopole will be at least approximately 49 feet below the centerlines
of the lowest Verizon antennas.
CONTRIBUTION OF VERIZON FACILITY TO RF EXPOSURE ENVIRONM!=NT
According to information provided by Verizon RF Engineer Mark Tuttle, the maximum ERP in any
horizontal direction will be' less than 2,750 watts with all channels activated. Therefore the worst-
case' downward ERP will be 2,750 150 = 55 watts from the Verizon facility towards all ground level
locations on and near the EUG BALDY VIEW site.
By use of the power density formula shown on page 2, with input values of 55 watts downwards
ERP, and a distance of 49 feet, the worst.case calculated power density from the Verizon facility
to a person standing on the ground is 0.00825 mW/cm2.
All of the Verizon antennas will transmit either within the cellular frequency band of 880 - 894
I
MHz, or within the pes frequency band of 1940 - 1945 MHz. The lowest Public MPE limit for
either band is at the lowest cellular base station transmit frequency:
0.587 mW Icm2 = 880 11500
The worst-case calculated exposure condition resulting from the Verizon Wireless facility is the
power density divided by the Public MPE limit for the lowest Verizon cellular base station
frequency:
1.41 % of the Public MPE limit = 100% x 0.00825 I 0.587
PRE.SUBMITTAL REC'D
MAR 1 0 Z009
Hatfield & Dawson Consulting Engineers
4
PUBLIC EXPOSURE CONDITIONS NEAR GROUND LEVEL
All areas at g'rade near the EUG BALDY VIEW monopole, and all off-site areas, including the
nearest habitable space, are expected to have exposure conditions less than 1.41% of the Public'
MPE limit due to the proposed Verizon cellular and PCS operations,
This calculated exposure level is well below the 100% FCC limit. Actual exposure conditions
are likely to be less than this worst-case predicted value.
FCC COMPLIANCE
The FCC has determined through calculations and technical analysis that certain wireless
facilities are highly unlikely to cause human RF exposures in excess of FCC guideline limits. In
particular, cellular and PCS facilities with non-building-mounted antennas greater than 10
meters (about 33 feet) above ground level are considered to have such a low impact on overall
exposure conditions that they are "categorically excluded" (I.e., exempt) from the requirement
for routine environmental assessment regarding RF exposure hazards.
Thus according to FCC rules, the proposed Verizon Wireless facility at the EUG BALDY VIEW
site, with all antennas well above the 33-foot level, is exempt from further RF safety
environmental assessment because it is presumed to be in compliance with the FCC's RF
exposure rules.
FUTURE COMPLIANCE
If future changes at the EUG BALDY VIEW site cause excessive exposure conditions in publicly
accessible areas, the FCC would not hold Verizon responsible for the excessive exposure
conditions as long as the as the contribution from the Verizon Wireless facility to the RF
exposure environment is below 5%.
PRE-SlJBMiTIAL REC'O
MAR 1 0 2009
Hatfield & Dawson Consulting Engineers
_ _J
5
RF facilities that produce less than 5% of the applicable MPE exposure limit at accessible
locations are also considered to be exempt from further study. As demonstrated in this report
by worst-case exposure calculations, the Verizon facility will produce far less than 5% of the
applicable exposure limit for public environments.
In fact the contribution from the Verizon facility is predicted to be less than 1.41 % of the Public
MPE limit. Therefore, pursuant to ~1.1310(b)(3) of the Commission's rules no further
calculations, measurements or other RF studies are required, and the Verizon facility is
presumed to be in compliance with the FCC's RF exposure rules.
According to OET Bulletin 65:
"...the rules adopted by the FCC specify that, in general, at multiple transmitter
sites actions necessary to bring the area into compliance with the guidelines are
the shared responsibility of all licensees whose transmitters produce field strengths
or power density levels at the area in question in excess of 5% of the exposure
limit (in terms of power density or the square of the electric or magnetic field
strength) applicable to their particular transmitter." (See S1.1306, Actions which are
categorically excluded from environmental processing AND S1.1307, Actions that
may have a significant environmental effect, for which Environmental Assessments
(EAs) must be prepared.)
Thus Verizon will not be responsible for any future compliance problems at the EUG BALDY
VIEW site as long as the contribution from the Verizon Wireless facility to the RF exposure
environment remains below 5%.
PRE-SUBMITTAl REC'D
MAR 1 0 2009
Hatfield & Dawson Consulting Engineers
6
COMPLIANCE WITH LOCAL REGULATIONS
Because the proposed Verizon Wireless facility is in compliance with federal rules, it is also in
compliance with local regulations concerning RF exposure. The following is the complete text of
47 V.S.C. ~ 332(c){7){B){iv):
"No State or local government or instrumentality thereof may regulate the
placement, construction, or modification of personal wireless service facilities on
the basis of the environmental effects of radio frequency emissions to the extent
that such facilities comply with the Commission's regulations concerning such
emissions,"
CONCLUSIONS BASED ON CALCULATIONS, AND FEDERAL AND LOCAl REGULATIONS
Based on my calculations and information supplied to me by Verizon representatives, the
proposed Verizon Wireless facility "EUG BALDY VIEW" will comply with current FCC and local
rules regarding public exposure to radiofrequency electromagnetic fields.
This conclusion is based solely on the comparison of predicted RF conditions in specific areas
with the corresponding safe exposure limits set forth in the FCC rules. The FCC exposure
limits are based on recommendations by federal and private entities with the appropriate
expertise in human safety issues.
To ensure full compliance with current FCC rules regarding human exposure to radiofrequency
electromagnetic fields, the Verizon transmitters should be turned off whenever maintenance and
repair personnel are required to work in the immediate vicinity of the Verizon antennas. This
safety procedure should apply to all existing and future wireless transmission facilities at this site.
Any transmit antenna should be de-energized whenever maintenance and repair personnel are
required to work in the immediate vicinity of that antenna aperture.
Hatfield & Dawson Consulting Engineers
PRE.SUBMITTAl REC'D
MAR 1 0 ZO~
7
QUALIFICATIONS
I am an experienced radio engineer whose qualifications are a matter of record with the Federal
Communications Commission. I am a partner in the firm of Hatfield & Dawson Consulting
Engineers, I am registered as a Professional Engineer in the States of Oregon, Washington,
California and Hawaii, and I hold an FCC General Radiotelephone Operator License PG-12.
21740.
All representations contained herein are true to the best of my knowledge,
D~
I EXPIRATION DATE:
4 February 2009
David J. Pinion, P,E.
F~E.SUBMiTfAl REeD
ivlAR 1 0 2009
Hatfield & Dawson Consulting Engineers
TOWAlR Search Results
A.."t!~~ Struc~re_.Re.~istmigJt!lo r..
FCC> WTB > ASR > Online Systems > TOWAIR
.
.- .1 . ~ .....
.
TOWAIR Determination Results
111 HELP
Q... New Search ~ Printable PaCJ..!:.
*** NOTICE ***
TOWAIR's findings are not definitive or binding, and we cannot guarantee that the data in
TOWAIR are fully current and accurate. In some instances, TOWAIR may yield results that differ
from application of the criteria set out in 47 C.F,R. Section 17.7 and 14 C.F.R. Section 77.13. A
positive finding by TOWAIR recommending notification should be given considerable weight. On
the other hand, a finding by TOWAIR recommending either for or against notification is not
conclusive. It is the responsibility of each ASR participant to exercise due diligence to determine
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DETERMINATION Results
I Structure does not require registration. There are no airports within 8
~ilometers (S miles) of the coordinates you provided.
--
-~
44-04-57.5 north
---
123-01-53.3 west
Latitude
Longitude
Measurements (Meters)
Overall Structure Height (AGL)
Support Structure Height (AGL)
Site Elevation (AMSL)
Structure Type
TOWER - Free standing or Guyed Structure used for Communications Purposes
--
V9.8 _ _
16.8
t133.il-
--......
Tower Construction Notifications
Notify Tribes and Historic Preservation Officers of your plans to build a tower.
http://wireless2.fcc.gov/UlsApp/I~.I<..'';.ltowairResultjsp (1 of 2) [2126/2009 2:12:57 PM]
FCC Site MaD
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~~...
ADAPT::;
Adapt Engineering, Inc.
10725 SW Barbur Boulevard, SUite 350
Portland. Oregon 97219
Tel (503) 892-2346
Fax (503) 892-2348
www.adaptengr.com
January 7, 2009
Adapt Project No. OR08.I 5608-GEO
Verizon Wireless clo
Technology Associates International Corporation
15618 SW 72"d Ave
Portland, Oregon 97224
Attention: Mr. JelT Jozwiak
Subject: Geotechnical Engineering Evaluation
EUG Baldy View All. 3
3365 Game Fann Road
Springfield, Oregon 97477
Dear Mr. Jozwiak:
Adapt Engineering, Inc. (Adapt) is pleased to submil this report describing our recent geotechnical
engineering evaluation for the EUG Baldy View All. 3 cell tower site. The purpose of this study was to
interpret general surface and subsurface site conditions, from which we could evaluate the feasibility of
the project and fonnulate design recommendations concerning site preparation, equipment pad and tower
foundations, structural fill, and other considerations. Our scope of services consisted of a surface
reconnaissance. a subsurface exploration, geotechnical analyses, and report preparation. Authorization to
proceed with our study was given by Technology Associates International Corporation (TAlC) on behalf
ofVerizon Wireless prior to our performing the work.
This report has been prepared for the exclusive use of TAlC, Verizon Wireless, and their agents, for
specific application to this project in accordance with generally accepted geotechnical engineering
practice. Use or reliance upon this report by a third party is at their own risk. Adapt does not make any
representation or warranty, express or implied, to such other parties as to the accuracy or completeness of
this report or the suitability of its use by such olher parties for any purpose whatever, known or unknown,
10 Adapl.
Adapt Engineering, Inc.
Adapt appreciates the opportunity to be of service to you on this project. Should you have any questions
concerning this report, or if we can assist you further. please contact us at (503) 892-2346.
Respectfully submitted,
Adapt Engineering, Inc.
Daniel H. Watkins. P.E., a.E.
Geotechnical Engineer
Attachments: Figure 1 LocationITopographic Map
Figure 2 Site & Exploration Plan
Boring Log B.I
Verizon Wireless c/o TAlC
Adapt Project No. OROB.1560B.GEO
January 7. 2009
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,ADAPT;,'
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Adapt Engineering, Inc.
10725 SW Barbur Boulevard, Suije 350
Portland, Oregon 97219
Tel (503) 892-2346
Fax (503) 892-2348
www.adaptengr.com
Verizon Wireless
Geotechnical Engineering Evaluation
EUG Baldy View Alt. 3
Springfield, Oregon
OR08-15608-GEO
January 2009
~
Verizon Wireless cJo TAle
Adapt Project No. OR06-15608-GEO
January 7. 2009
Adapt Engineering, Inc.
PROJECT DESCRIPTION
We undersland that the proposed project will consist of the construction of a new monopole tower as well
as construction of the associated equipment cabinet pad or shelter foundation within the proposed lease area
as well as an extension of the access drive from the existing gravel access road to the lease area. The site is
located at 3365 Game Farm Road, in Springfield, Lane County, Oregon, as shown on the attached
Location/Topographic Map (Figure I). The proposed lease area is located to the north of an existing
electrical substation, as shown in the attached Site & Exploration Plan (Figure 2).
It should be emphasized that the conclusions and recommendations conlained in this report are based on
our understanding of the currently proposed utilization of the project site, as derived from written and
verbal information supplied to us by Verizon Wireless and TAlC. Consequen1ly, if any changes are made
to the project, we rec'ommend that we review the changes and modifY our recommendations, if
appropriate, to reflect those changes.
EXPLORATORY METHODS
We explored surface and subsurface conditions al the project site during our site visit"on January 5, 2009.
Our surface exploration consis1ed of a visual site reconnaissance. Our subsurface exploration consisted of
advancing one boring (designated B-1) to a maximum depth of about 37 feet below existing ground
surface (bgs) within the proposed lease area. The procedures used for subsurface exploration during our
site visit are presented in the subsequent sections of this report.
The location of the exploration advanced for this study is shown on the attached Figure 2. The specific
location and depth of the exploration performed was selected in relation 10 Ihe proposed site features,
under the constraints of budget and site access. The boring location and other features shown on Figure 2
were oblained by hand taping from existing site features; as such, the exploration location shown should
be considered accurate only to the degree implied by the measuring methods used.
It should be noted thai the exploration performed for this evaluation revealed subsurface conditions only
at a discrete location across the project site and that actual conditions in other areas could vary.
Furthermore, the nature and extent of any such variations would not become evident until additional
explorations are performed or until construction activities have commenced. If significant variations are
observed at the time of construction, we may need to modifY our conclusions and recommendations
contained in this report to reflect the actual site conditions.
Auger Boring Procedures
The boring was advanced using a track-mounted, hollow-stem auger drill rig operated by an independent
company working under subcontrac1 to Adapt. A geotechnical representative of Adapt was on-site to
observe the boring, obtain representative soil samples, and log the subsurface conditions. After the boring
was completed, the borehole was backfilled with bentonite chips.
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January 7, 2009
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During drilling, soil samples were obtained on 2.5-foot and 5-foot depth intervals using the Standard
Penetration Test (SPT) procedure (ASTM: D i 586). This test and sampling method consists of driving a
standard 2.0-inch outside diameter (OD) split-barre] sampler a distance of 18 inches into the soil with a
140-pound hammer, free-falling a diSlance. of 30 inches. The number of blows required to drive the
sampler through each of the three, 6.inch intervals is noted. The total number of blows struck during the
final ]2 inches of penetration is considered the Slandar,d Penetration Resislance, or "blow count". If50 or
more blows are struck within one 6-inch interval, the driving' is ceaSed and the blow count is recorded as
50 blows for the actual number of inches of penetra1ion. The resulIing Standard Penetration Resistance
values provide a measure of the relative density of granular soils or the relative consistency of cohesive
soils.
The Boring Log attached to this report describes the various types of soils encountered in the boring,
based primarily on visual interprelations made in the field. The log indicates the approximate depth ofthe
contacts bet~een different soil layers, although these conlacts may be gradational or undulating. Where a
change in soil type occurred between sampling intervals, we inferred the depth of contact. Our log also
graphically indicates the blow count, sample type, sample numb~r, and approximate depth of each soil
sample oblained from the boring, along with any laboratory tests performed on the soil samples. I f any
groundwater was encountered in the borehole, the approximate groundwater depth is depicted on the
boring log. Groundwater depth estimates are typically based on the moisture content',of soil samples, the
wetted height on the drilling rods, and the water level measured in the borehole after 1he auger has been
extracted.
SITE C.oNDITIONS
The following sections describe our observations, measurements, and interpretations concerning surface,
soil, groundwater, and seismic conditions at the project site.
Surface conditions
The proposed lease area is covered with low lying landscape shrubs and is level. There was no standing
water present at the time of our site visit.
Subsurface Conditions
Our boring encountered' medium stiff to stiff sandy silt. with varying amounts of sand and clay to
approximately 5 feet bgs. Between 5 and 8 feet bgs we encountered medium dense sand. Below 8 feet
we encountered medium dense to very dense coarse sandy gravel. (rounded to subrounded) with varying
amounts of silt to the maximum explored depth of3? feet bgs. We encountered gro?ndwater at about 14
feTt bgs in the boring at the time of our exploration. We anticipate that the groundwater levels will
fluctuate seasonally, based on seasonal variations in precipitation and the use of the area.
PRE-SUBMITTAL RECID
Seismic Conditiom'
MAR 1 0 2009
Based on our analysis of sulisurface exploration logs and a .review of published geologic maps, we
interpret the on-site soil conditions to correspond to Site Class q, as defined by Tab]e ] 613.5.2 of the
2006 lnternaiional Building Code. The soil profile type for this site classification is characterized by stitT
Verizon Wireless.c/o TAlC .
Adapt Project No. OROB-1560B,GEO
January 7, 2009
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soil with an average blowcount between 15 and 50 blows-per-foot within the upper 100 feet bgs. Current
(2003) National Seismic Hazard Maps prepared by the U.S. Geological Survey indicate that peak bedrock
site acceleration coefficients of about 0.115 and 0.270 are appropriate for an earthquake having a 10-
percent and 2-percent probability of exceedance in 50 years (corresponding to return intervals of 475 and
. 2,475 years, respectively). The IBC ,mapped spectral accelerations for short periods at the subject site (Ss
and S,; Site Class B) are 65.2 and 31.4 (expressed in percent of gravity) at 0.2 and I.O-second periods,
respectively with 2 percent probability ofexceedance in 50 years. In accordance wilh Tables 1613.5.3(1)
and 1613.5.3(2), Site Coefficients F, and F, are 1.278 and 1.772, respectively for a Site Class D.
Therefore the adjusted MCE ground motions are SMs~0.8j4g and SMI~0.557g. For purposes of seismic
site characterization, the observed 'soil conditions were extrapolated below the exploration termination
depth, based on a review of geologic maps and our knowledge of regional geology.
Site Liquefaction Risk Evaluation
Given the seismic site classification "D", we performed an engineering evaluation (per 2007 OSSC
1802.2.7) to assess the site-specific liquefaction risk. The soils below the groundwater table consist of
medium dense to very dense coarse sandy gravels which is typically considered to have a very low risk of
liquefaction.
CONCLUSIONS AND RECOMMENDATIONS
Current development plans call for the construction of a new monopole communication tower and
associated equipment building or cabiflet pad within the proposed lease area, as well as a new gravel
access road extending from the existing gravel access road to the lease area. Based on the subsurface
conditions revealed by our subsurface exploration, the proposed telecommunicaHon tower may be
supported on either a mat foundation or on a drilled pier. Our specific recommendations concerning site
preparation, equipment building/cabinet pad foundations, tower foundations, access driveway, and
structural fill are presented in the following sections of this report.
Site Preparation
Preparation of the lease areas for construction should involve clearing, grubbing, stripping, cutting,
filling, dewatering, and subgrade preparation. We provide the following comments and recommendations
relative to site preparation.
Temnorarv Draina~: We recommend intercepting and diverting any potential s<?urces of surface or
near-surface water within the construction zones before stripping begins. Because the selection of an
appropriate'drainage system will depend on the water quantity, season, weather conditions, construction
sequence, and contractor's methods, final decisions regarding drainage systems are best made in the field
at 1he time of construction. Nonetheless, we anticipate that curbs, berms, or ditches placed along the
uphill side of the wo~k areas will adequately intercept surface water runoff.
rJearinQ 'and StrinninQ: After surface and near-surface water sources have been controlled, the
construction areas should be cleared and stripped of all vegetation, sod, topsoil, and debris. Our site
exploration indicates that landscaping be encountered across the site. It should also be realized that if the
,
stripping operation proceeds during wet weather, a generally greater stripping depth might be necessary to
Verizon Wireless c/o TAlC
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remove disturbed, surficial, moisture-sensitive soils; therefore, stripping is best performed during a period
of dry weather.
Excavations: Site excavations ranging up to about 7-feet deep are anticipated to accommodate the
proposed equipment pad footings and tower mat foundation. Ba~ed on our explora1ions, we anticipate
that these excavations will encounter medium stiff to stiff silt and clayey silt and medium dense sand and
gravel. The surficial soils can be cut with conventional earth working equipment such as small dozers
and trackhoes with smooth buckets. Backfill materials, where required, should be placed and compacted
according to recommendations presented in the Structural Fill section of this report.
Temoorarv Cut Slooes: All temporary soil cuts (greater than 4-feet in heigh1) associated with site
excavations or regrading activities should be adequately sloped back to prevent sloughing and collapse,
unless a shoring box or other suitable excavation side wall bracing is provided. We tentatively
recommend a maximum cut slope inclination of J.5H:1V (Horizontal:Vertical) within the surficial soils
thai will likely be exposed within the upper 7-feet below the ground surface across the site. If
groundwater seepage is encountered within the excavation slopes, the cut slope inclination may need to be
on the order of2H:IV, or flatter. However, appropriate inclinations will ultimately depend on the actual
soil, rock and groundwater seepage conditions exposed in the cuts at the time of construc1ion. It is the
responsibility of the contractor to ensure that the excavation is properly sloped or braced for worker safety
protection, in accordance with OSHA safety guidelines. In any case, appropriate inclinations will
ultimately depend on the actual soil, rock and groundwater seepage conditions exposed in the cuts at the
time of construction. In addition to proper sloping, the excavation cuts and stockpiles should be draped
with plastic.sheeting for the duration of the excavation to minimize surface erosion and ravelling.
DewaterinQ: Based on our site reconnaissance investigation, we do not anticipate significant groundwater
seepage within the upper 7.0-feet. If groundwater or surface inflow is encountered, we anticipate that an
internal system of ditches, sump holes, and pumps will be adequate to temporarily dewater the
excavations.
Sub~rade Preoaration: Exposed subgrades for shallow footings, mat foundations, slabs-on-grade,
roadway sections and other structures should be compacted to a firm, unyielding state, if required to
achieve adequate density and warranted by soil moisture cOllditions. Any localized zones of loose,
granular soils observed within a subgrade area should be compacted to a density commensurate with the
surrounding soils. In contrast, any uncontrolled fill material or organic, soft, or pumping soils observed
within a subgrade should be overexcavated and replaced with a suitable structural fill ma1erial.
Frozen Sub~rades: If earthwork takes place during freezing conditions, we recommend that all exposed
subgrades be allowed to thaw and be ,recompacted prior to placing foundations or subsequent lifts of
struclural fill.
Equipment Building or Cabinet Foundations.
It is our understanding that the support pad for the proposed equipment building or cabinet pad will
consist of a poured-in-place, concrete slab-on-grade with thickened edges; we recommend thai these
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J'lWJiIiX 7120992009
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Adapt Engineering, Inc.
thickened slab edges be designed as spread footings. Alternatively, the equipment support pad may be
designed as a structural slab-on-grade with a unifonn thickness and a reduced bearing pressure. In either
case, we anticipate that the support pad bearing pressure will be relatively light. - The following sections
provide our recommendations and comments for equipment pad design and construction.
Suh'Hade Conditions: We anticipate the subsoil encountered at the design foundation grade will likely
consis1 of medium stiff to stiff silt and clayey silt with varying amounts of sand and gravel. All loose
soils and orgaryics should be overexcavated from the foundation subgrade to expose finn and unyielding
soil. If overexcavation is required, the foundation may be founded on these soils or brought back to
design grade with compacted structural fill. Any organic, soft, or pumping soils observed within a
subgrade should be overexcavated and replaced ':'lith a suitable structural fill material.
Sub!!rade Verification; Footings or slabs-on-grade should never be cast atop soft, loose; organic, or
frozen soils; nor atop subgrades covered by standing water. A representative from Adapt should be
retained to observe the condition of footing subgrades before concrete is poured to verifY that they have
been adequately prepared.
Footin!! Overexcavation To limit settlements, we recommend 1hat any loose or soft fill soils or unsuitable
native organic soils encountered below the footing subgrade elevation be overexcavated and replaced
with structural fill. Any locally deeper zones of organics or soft soils encountered at the base of the
overexcavation should be removed and replaced with structural fill. Because foundation stresses are
transferred outward as well as downward into the bearing soils, all footing overexc~vations should also
extend horizontally outward from the footing edge a distance equal to 1he one half the overexcavation
depth for the structural backfill. Therefore, an overexcavation that extends 2-feet below the footing base
should also extend I-foot outward in all directions from the footing edges (a 2V:IHprojected line from
the bottom ofthe footing to the bottom of the fill prism).
Footin!! Dimension~: For a poured-in-place, concre1e slab-on-grade with thickened-edge footings, we
recommend that the spread footing elements be constructed to have a minimum width of 12-inches. For
frost protection, we recommend that the footings at this site penetrate at.least IS-inches below the lowest
adjacent exterior grades.
Bearin!! Pressure.and Lateral Resistance: A maximum allowable sta1ic bearing pressure of I,SOO pounds
.'
per-square-foot (pst) may be used for perimeter strip footings or thicke~ed-edge pad footings desilined as
described above and bearing on finn and unyielding soil. For the alternate equipmen1 support pad design
using a unifonn thickness, structural slab-on-grade, and bearing on compacted structural fill, we
recommend a maximum allowable static .soil bearing pressure of 700 psf across the pad area. These
bearing pressure values can be increased by one-third to accommodate transient wind or seismic loads.
An allowable base friction coefficient of 0.33 and an allowable passive earth pressure of 300 pounds per
cubic foot (pet), expressed as an equivalent fluid unit weight, may be used for that portion of the
foundation embedded more Ihan l-foot below finished exterior subgrade elevation. These lateral
resistance values incorporate a mini mum safety factor of 1.5.
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Adapt Project No. OR08-15608-GEO
~anuary 7, 2009
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Gradinl! and Caooinl!: Final site grades should slope downward away from the structure so that runoff
water will flow by gravity to suitable collection points, rather than ponding near the structure. Ideally, the
area surrounding the structure would be capped with concrete, asphalt, or compacted low-penneability
(silty) soils to reduce surface-water infiltration into the subsoils "adjacent to!below the foundation.
Settlements: We estimate that total post-construction settlements of properly designed thickened-edge
footings bearing on properly prepared subgrades could approach I-inch, with differential settlements
approaching one-half of the tolal. For a structural slab-on-grade equipment pad with a unifonn thickness
(without thickened edges), somewhat greater movements may be experienced.
Tower Mar Foundation
A mat foundation would provide adequate resistance to horizontal, axial and overturning loads associated
with the proposed tower, provided it is adequately embedded. The following sections provide our
recommendations and comments for mat foundation design and construction.
Subl!rade Conditions: We anticipate that the proposed mat foundation subgrade will consist of medium
dense to dense sand and coarse sandy gravel. We recommend that any localized zones of loose soil or
organics encountered within the subgrade area be removed prior to placement of footing fonnwork and
reinforcement. Exposed mat foundation subgrades should be compacted to a finn, unyielding state, as
described in the Site Preparation section of this report.
Suhl!rade Verification: Footings or slabs-on-grade should never be cast atop soft, loose, organic, or
frozen soils; nor atop subgrades covered by standing water. A representative from Adapt should be
retained to observe the condition of footing subgrades before concrete is poured to verify that 1hey have
been adequately prepared.
.Embedment Denths: Based on our site explorations; we recommend that the mat foundation be extended
to bear directly on the native, medium dense to dense sand and coarse sandy gravel at a minimum depth
of 7.0-feet bgs.
Bearinp Pressures: We recommend a maximum allowable static bearing pressure of 4,000 psf for a mat
foupdation bearing directly on the prescribed native, medium dense to dense sand and coarse sandy gravel
at a minimum embedment of 7.0-feet bgs. This static bearing pressure incorporates a factor of safety of
1.5, or more, and may be increased by one-third to accommodate transient wind or seismic loads.
Uolift Canacitv: We expect that uplift loads will be resisted by the dead load of the mat foundation, as
well as the weight of soils covering the mat. Native soils used to cover the mat and compacted to a
minimum of 90 percent of the modified Proctor maximum dry density could be assumed to have a unit
density of 120 pcf.
Lateral Resistance: La1eral loads on the foundation caused by seismic or transient loading conditions may
be resisted by a combination of passive soil pressure against the side of the foundation and base friction
resistance. We recommend using an allowable foundation base friction coefficient of 0.38 for a mat
foundation bearing directly onto the native, medium dense to dense sand and coarse sandy gravel at a
. PRE-SUBMITTAL REC'O
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minimum bearing depth of 7.0-feet bgs. An allow~ble passi.ve earth pressure of 300 pounds per-cubic-
foot (pcf), expressed as an equivalent fluid unit weight, may be used for that portion of the foundation
embedded below 2 feet bgs. These lateral resistance values incorporate a safety factor of 1.5.
Gradin" and Caooin,,: Final site grades should slope downward away from the structure so 1hat runoff
water will flow by gravity to suitable collection points, rather than ponding near the structure. Ideally, the
area surrounding the structure would be capped with concrete, asphalt, or compacted low-permeability
(silty) soils to reduce surface-water infiltration into the subsoils adjacent to/below the foundation.
Settlements: We estimate that total post-construction settlements of properly designed mat foundation
bearing on properly prepared subgrad~s could appr<)ach I :inch, with differential settlements approaching
one-half of the total.
Tower Drilled Pier Foundations
The subsurface soil and groundwater conditions observed in our sile explorations are considered to be
generally suitable for the use of a drilled pier foundation to support the proposed tower. It should be
noted that difficult drilling conditions were encountered as. shallow as 20 feet bgs. The following
recommendations and comments are provided for purposes of drilled pier design and construction:
End Bearim, Caoacities:We recommend that the drilled pier penetrate at I~ast 15.0-feet below the ground
,
surface. For vertical compressive soil bearing capacity, we recommend using the unit end bearing
capacity presenteq in Table I below, where B is the diame1er of the pier in feet and D is 1he depth of
penetration into the bearing layer in feet. This allowable end bearing capacity includes a minimum safety
factor of 1.5.
-------------
T~~l j
Allowable End Bearing Capacity -
A!lowableBearing.Capacity(tsf) . Liinjti~ipoi"(ReSist~nce (1st)" :1
!,IieIith(feet~
15-22
22-37
1.5D/B
4.5 D/B
4.0
12.0
JL-__
Frictional Caoacities: For frictional resistance along the shaft of the drilled piers, acting both downward
and in uplift, we recommend using the allowable skin friction value listed in Table 2, We recommend
that frictional resistance be neglected in the uppermost 2-fee1 below 1he ground surface. The allowable
skin friction values presen1ed' includes a minimum safety factor of'I.5.
PRE-SUBMITIAl REC'O
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January 7. 2009
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Depth (feet)
0-2
2-8
8-14
]4-20
20-37
Table 2
Allowable Skin Friction Capacities
, AUowableSkin Friction (tsf)
0.0
0.10
0.30
0.20
0.70
-
~ateral CaDacities: Drilled pier foundations for communication monopole towers are typically rigid and
act as a pole, which rotates around a fixed point at depth. Although more complex and detailed analyses
are available, either the simplified passive earth pressure method or the subgrade ,reaction method is
typically used to determine the pier diameter and depth required.to resist groundlinereaction forces and
moments. These methods are described below.
. Passive Earth Pressure Method: The passive earth pressure method is a simplified
approach that is generally used to estimate an allowable lateral load capacity based on
soil wedge failure theory. Although the lateral deflection associated with the soil wedge
failure may be estimated, design lateral deflections using the passive earth pressure
method should be considered approximate, due to the simplified nature of the method.
According to the NA VFAC Design Manual 7.02 (1986), a lateral deflec1ion equal to
about 0.001 times the pier length would be required to mobilize the allowable passive
pressure presented below; higher deflecti.ons w.ould m.obilize higher passive pressures.
Our recommended passive earth pressures f.or the soil layers encountered at this site are
presented .in Table 3 and incorporate a safety factor of at least 1.5, which is c.ommonly
applied t.o transient or seismic l.oading c.onditions. These values are expressed as
equivalent fluid unit weights, which are to be multiplied by the depth (bgs) to 'reflect the
linear increase within the depth interval .of the corresponding soil layer. The passive
earth' pressures may' be assumed to act over an area measuring two pier ~iameters wide by
up to eight pier diameters deep. ' .
.L~n
r'~'"
I,' -'
Table 3
Allowable Passive Pressures
.' "
AllowablePassiye Pressure (pcf)
i
L--
; Depth (feet)
0-2
2-8
8-14
14-20
20-37
o
300
375 PRE.SUBMIIT~ RECIO
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. Suhl!rade Reaction Method:. The subgrade reaction ,!,ethod is typically used to compute
latera] design loads based on allowab]e lateral deflections. Using this method, the soil
reaction pressure (p) on the face of the pier is related to the lateral displacement (y) of the
pier by the horizontal subgrade modulus (kh); this relationship is expressed as p=kh)'.
Because soil modulus values are based on small scale, beam load test da1a, and are
usually reported as a vertical subgrade modulus (kv), they must be converted to horizontal
subgrade modulus values representative for larger scale applications (such as large pier
diameters) by means of various scaling factors, as discussed below. In addition to the
scaling and loading orientation, the soil-pier interaction governing ~ is also affected by
the soil type, as follows:
. SAND and Soft CLAY: For cohesionless soils (sand, non-plastic silt) and soft
cohesive soils (clay, cohesive silt), the horizontal subgrade modulus (kh)
increases Iinear]y with depth (z). This relationship is expressed as kh = nh(zJB),
where nh is the coefficient of horizontal subgrade reaction and (zlB) is the scaling
. factor (B is the pier diameter).
. . Stiff or Hard CLAY: For stiff or hard cohesive soils (clay, cohesive silts), the
horizontal subgrade modulus (kh) is essentially the same as the vertical subgrade
modulus (kv) and is considered constant with depth. This relationship is
expressed as kh=kv[] (ft)/1.5Bj, where [l(ft)/1.5Bj is the scaling factor (B is
expressed in feet).
Our recommended values for the coefficient of horizontal subgrade reaction (nh) and the
vertical subgrade modulus (kv) for the soil layers encountered at this site are presented in
Table 4 below. These, values do not include a factor of safety since Ihey model the
relationship between contact pressure and displacement. Therefore, the structural
engineer or monopole manufacturer should select an appropriate allowable displacement
for design, based on the specific requirements of the communication equipment mounted
on the tower.
Recommended Horizontal Subgrade Reaction Values
Depth Interval nh.
(feet) (pci). .
0-2
2-8
8-14
]4~20
20-37
Coefficient of Honzontal
Subgrade Reactiou (pci)
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Adapt Project No. OROB-15608-GEO
Table 4
N/A
N/A
45
]8
40
k.,= nh(z/B)
(Sand & Soft Clay)
'k
. > .v
, (pci)
N/A
26
N/A
N/A
N/A
k.,=kvl(l.5B)
(StitT Clay)
t.-
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Construction Considerations: Our explorations encountered medium stiff to stiff sandy silt with val)'ing
amounts of sand and clay to approximately 5 feet bgs. Between 5 and 8 feet bgs we encountered medium
dense sand. Below 8 feet we encountered medium dense to vel)' dense coarse sandy gravel (rounded to
subrounded) with val)'ing amounts of silt to the maximum explored depth of37 feet bgs. We encountered
groundwater at about 14 feet bgs in the bori.ng at the time of our exploration. The foundation-drilling
contractor should be prepared to case the excavation to prevent caving and raveling of the pier shaft
sidewall due to the presence of granular soils and groundwater. . Should heavy groundwater inflow be
encountered in the drilled pier excavation, it may be necessal)' to pump out the accumulated groundwater
prior to concrete placement, or to use a tremie tube to place the concrete from the bottom of the drilled
pier excavation, thereby displacing the accumulated water during concrete placement. Additionally the
drilling contractor should be prepared for difficult drilling conditi,ons in the dense to vel)' dense coarse
sandy gravels encountered below 20 feet bgs. Our boring was terminated at 37 feet bgs due to drilling
refusal.
Drilled Pier Excavation Conditions: The drilling,contractor should be prepared to clean out the bottom of
the pier excavation if loose soil is observed or suspected, with or without the presence of slurry or
groundwater. As a minimum, we recommend that the drilling contractor have a cleanout bucket on site to
remove loose soils and/or mud from the bottom of the pier. If. groundwater is present and abundant
within the pier hole, we recommend that the foundation concrete be tremied from the bottom of the hole
to displace the water and minimize the risk of contaminating the concrele mix. The Drilled Shaft Manual
published by the Federal Highway Administration recommends that concrete be placed by tremie
methods ifmore than 3 inches of water has accumulated in the excavation.
Access Driveway
Based on avai lable site plans and our site reconnaissance visit, it appears necessal)' to construct a new
access road from the existing road to the lease area. We recommend that the subgrade for any access
roadway be prepared in. accordance with the Site Preparation section of this report. For planning
purposes, we anticipate that 9 inches of "clean" sand and gravel subbase material and minimum 3-inches
of crushed rock surfacing will be required to create a stable gravel roadway surface at this site.
Additionally, due to the silty soils at this site we recommend a' woven subgrade geotextile be placed
below the rock to provide additional slabilization and '!'paration of rock from the silty soils. Adapt can
provide additional subgrade stabilization or gravel road section recommendations based on observed field
conditions at the time of construction. Where cuts and fills are required, they should be accomplished in
accordance with the recommendations provided in the Site Preparation and Structural Fill sections of this
report.
, Structural Fill
The following comments, recommendations, and conclusions regarding structural fill are provided for
design and construction purposes.
Materials: Structural fill includes any fill materials placed under footings, pavements, driveways, and
other such structures. Typical materials used for structural fill, include: clean, well-graded sand and
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. Page 10
Adapt Engineering, Inc.
gravel (pit-run); clean sand; crushed rock; controlled-density fill (CDF); lean-mix concrete; and various
soil mixtures of silt, sand, and gravel. Recycled concrete, asphalt, and glass, derived from pulverized
parent materials may also be used as structural fill.
Placement and Comnaction: Generally, COF, and lean-mix concrete do not require special placemen1 and
compac1ion procedures. In contrast, pit,run, saod, crushed rock, soil mixtures, and recycled materials
should be placed in horizontal lifts not exceeding 8 inches in loose thickness, and each lift should be
thoroughly compacted with a mechanical compactor. Using the modified Proctor maximum dry density
(ASTM: 0-1557) as a standard, we recommend that structural fill used for various on-site applications be
compacted to the following minimum densities:
Fill Anolication
Slab/Footing sub-grade
Gravel drive subgrade (upper I foot)
Gravel drive subgrade (below I foot)
Minimum Comoaction
90 percent
95 percent
90 percent
Sub"rades and Testin'?,: Regardless of location or material, all slructural fill should be placed over finn,
unyielding-subgrade soils. We recommend that a representative from Adapt be retained to observe the
condition of subgrade soils before fill placement begins, and that a materials testing contractor perfonn a
series of in-place density tests during soil fill placement. In this way, the adequacy of soil compaction
efforts may be evaluated as earthwork progresses.
Fines Content: Soils used for structural fill should not contain individual particles greater than about 6
inches in diameter and should be free of organics, debris, and other deleterious materials. Given these
prerequisites, the'suitability of soils used for structural fill depends primarily on the grain-size distribution
and moisture content of the soils when they are placed. When the "fines" content (that soil fraction
. passing the U.S. No. 200 Sieve) increases, soils become more sensitive to small changes in moisture
content. Soils containing more than about 5 percent fines (by weight) cannot be consislently compacted
to a firm, unyielding condition when the moisture content is more than about 2 percentage points above
optimum. The near-surface silt and clayey silt can be considered highly moislure sensitive. Tile use of
"Clean" soil may be necessary for fill placement during wet-weather site work, or if the. in-situ mois1ure
content of the sandy site soils is too high to allow adequate compaction. Clean soils are defined as
granular soils that have a fines content of less than 5 percent (by weight) based on the soil fraction
passing the U.S. 314-inch Standard Sieve.
CLOSURE
The conclusions and recommendations presented in this report are based, in part, on the explora1ions that
we perfonned for this study. If variations in subsurface conditions are discovered during earthwork, we
may need to modity this report. The future perfonnance and integrity of the tower foundations will
depend largely on proper initial site preparation, drainage, and construction procedures. Monitoring by
experienced geotechnical personnel should be considered an integral part of the construction process. We
are available to provide geotechnical inspection and tes1ing services during the earthwork and foundation
Verizon \J\/ireless do TAlC
Adapt Project No. OR08-15608-GEO
January 7, 2009
Page 11
Adapt Engineering, Inc.
construction phases of the project. J f variations in the subgrade conditions are observed at that time, we
would be able to provide additional geotechnical engineering recommendations, thus minimizing delays
as the project develops. We. are also available to review preliminary plans and specifications before
construclion begins.
Verizon.Wireless clo TAlC
Adapt Project No. OROB-1560B-GEO
January 7, 2009
Page 12
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Base Map provided by U.S.G.S. 7.5.minute Topographic Map, "Eugene East, OR" Quadrangle (1967) Photoravised 1986Scale 1:24,000
Adapt Engineering, Inc.
10725 SW Barbur Blvd., Suite 350
Portland, Oregon '97219
Tel: (503) 892-2346 Fax: (503) 892-2348
FIGURE.1 Location/Topographic Map
Location: EUG Baldy View Alt 3
'3365 Game Farm Road
Springfield, Oreogn 97477
Client: Verizon cia TAlC
Date: 1/6/09 Job # :OR08-15608
- - - I
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r
. TREES
Adapt'Engineering, Inc.
10725 SW Barbur Blvd., Suite 350
Portland, Oregon 97219
Tel: (503) 892-2346 Fax: (503) 892-2348
~.
Not 10 Scale
FIGURE 2 - Site Plan
Location: EUG Baldy View All 3
3365 Game Farm Road
Springfield, Oreogn 97477
Client: Verlzon c/o TAle
Date: 1/6/09 Job # :OR08.15608
N
,l
BORING lOG
PROJECT: EUG Baldy View Alt 3
3365 Game Farm Road
Springfield, Oregon 98632
fl...U." f1.'.,"n~.;
<i,ou..~ 3url.c. IEI.veuon;
WeUC""'ple'ed' /lA
C&oI.gE....fi..,: /l.A
.~
. .
wS
0-
o
Organics and roots in upper a-inches
w w.
_ _w
"-w tial~_
!~ ~:-
ML - Stiff, damp, brown and dark'brown, clayey sandy SILT 1
grading to dayey silt with gravel .._ .
ML - Medium Stiff, moist, brown; clayey SILT, trace sand .. I' . _ 2
and gravel, mottled
5
SP - Medium Dense, damp, brown, coars~ SAND, some Sil.' I
trace gravel . . _
GP - Dense, moist, brown and multicolored gravel, coarse I
sandy gravel, rounded -- 4
10 - GP - Dense, wet to saturated, bro~ ~nd gray, coarse
sandy GRAVEL, rounded to subrounded. some silt
15
15
GM . Medium Dense, saturated, brown silty sandy gravel. I
rounded to subrounded .:. . 6
20
GP - Very Dense, wet to saturated, brown and gray, I
coarse sandy GRAVEL, rounded to subrounded, some' silt _ __ - " 7
-25- GP - Very Dense. saturated, brown and gray, silty coarse
sandy GRAVEL, rounded to subrounded
18
LEGEND
I
][
X
Adapt Engineering, Inc.
10725 SW Barbur Blvd., Suite 350
Portland, Oregon 97219
TEL:503.892.2346 FAX: 503.892.2348
Job Number: OR08-15608
Boring No.: B-1
OBSERVAnONS
J TESTING
3
~~ ~ ~ ;,
~ ~
U% ~
_0 Ow g
ou ..
3
5 1.5
5
3
3 1.0
3
5
7
6
I
I
I
I
I
I
I
I
I
6
15
'16
Grinding
10
18
19
---Y Static groundwater at 14 feet bgs
I
I.
I
7
6
16
Less grinding
21
30
39
37
50/4"
I
I
I
I
I
I
Hammer Bouncing
.1 Sta~cW3\erLevelatDliUillg .~ GtabSalTl$lle
DATE
51.. SlalkWate.Lavel TypeofAoal\llical Testlog Used
DATE. lP'9"
~ Pard1edGroulldwilter NR No Re<XMlry 10f2
ATO AI Time of Drilling
. Drilling Completion Date: 1/5109 Logged By: DHW
2--im:h 0.0. Spllt-SflOOn Sample
I"GIIoprobe
Sil/IIpkloQlReOOY9rW
Drilling Start Date: 1/5/09
BORiNG LOG
Adapt Engineering, Inc.
10725 SW Barbur Blvd., Suite 350
Portland, Oregon 97219
TEL:503.892.2348 FAX: 503,892.2348
--..--.."---...---
PROJECT: EUG Baldy View Alt 3
3365 Game Farm Road
'Springfield, Oregon 98632
Job Number: OR08-15608
Boring No.: B-1
~1e..Uon R.r......u:
G....ndSurlac.eII...U.n:
Wanc_,.,,,,: NA
ea-.-: HI<
TESnNG
OBSERVATIONS
h ~f im- ~ I 0
~~ ~ffi
< o~
H Oz
0- h ~3 2f h
30 1 9
GP - Very Dense, saturated. brown and gray, silty coarse 22
sandy GRA VE~, rounded to subrounded ..9 45
I
I
I
"35 GP - Very Dense, saturated. brown and gray, silty coarse I
sandy GRAVEL, rounded to subrounded ': .. _10
15
24
42
Boring terminated at 37 feet bgs due to auger-refusal.
Groundwater encountered at 14 feet bgs at time of explo- .
ration.
40
,
45
'50
-55-
LEGEND
I 2.jnchO.D.SpliI-SpoonS&mple I StabcW3IO!rllMllatDriang ~ """"""'"
DATE
J[ T'_ JZ. S1abc:WiUerlllYel TypeolAna/yliealTllSIInglhltd
DATE Page:
X 5ampklnot ReCOYOfed ~ Pan;fnldGroundwalef NR NoR:ecovery 20f2
ATO AI rme of Dr~ling
Drilling Start D~te: 1/5109 Drilling Completion Date: 1/5109 logged By: OHW