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HomeMy WebLinkAboutApplication APPLICANT 8/16/2010 ,~.t .. . . City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 ~~~ - Site Plan Review Minor Modification '. . -, . I - '. . , , - - A licant Name: Kris Lon son Com an : Address: General Growth Pro erties, Inc. Phone: 8014863911 Fax: "."- 110 North Wacker Drive, Chica 0, IL 60606 i>'''-'U''",,_'"r','''''''~'''H.'' "i>'"c...,"',. ""',,..,.. ''',~,'r,'. "'N: A Iicant's Re . Carol Schirmer Phone: 541.686-4540. ext. ] Com an : Schimler + Associates, LLC Fax: 541.686-4577 Address: 375 West 4th Avenue, Suite 201 - Eu ene, Ore on 97477 .. .,~,".",- _....=''t<TCni;'m'':-;;;~''"'-,;,g,,; "-.~X;'w"'" 'i.,J:""""~""'""'.,""""",-r"""",,,,,,=,,,--,-~""=~'C ; ~,""'-!",":."l' .... __"M .. ~":-~_~_,,.,,.,;c "-C', -=;C~"'="""'-""'^_" 'C-.~ ,;""', Owner: General Growth Pro erties Com an Gatewa Mall Partners Phone: 801 4863911 Fax: Address: PO Box 617905, Chica o,lL 60661-7905 ".~'.'ik '''''_."'', .=""~'=.=,,-,,. ",._ ~ _"", ASSESSOR'S MAP NO: l7-03.2?00 TAX LOT NO S : 2219 2800 Gatewa 4.21 Acres ~ S uare Feet 0 Pro osed Name of Pro'ect: Cabela's ~' :c"~, ".:; '-' r. "<l"'''"'''''''~_''''''~'''.'__V,",C-" ,', e """"",,.~__~->..."'.--" - "".o,e, """." '''4..,..-P'':.'_".''"",~.__:.-",.' '''' ' Description of Pro osal: ]f you are filling in this form by hand, please attach your proposal description to this application. See attached document. Existin Use: Retail ~ II . . Associated A lications: Date: (~ ~ e Fee: $0 Case No.: -----r. \ \ 0 U A lication Fee: $ Technical Fee: $ TOTAL FEES: $ PROJECT NUMBER: Date Received: AUG 1 6 2010 Revised 1/1/08 Molly Markarian Original Submittal 1 of 10 '" . . Signatures Applicant: The undersigned acknowledges that the information in thIs application Is correct and accurate. S;g~ /L,u:; LDrJ~o,.J Print Date: ,5?-jG-IO If the applicant is not the owner, the owner hereby grants permission for the applicant to act in his/her behalf. Owner: S;g~ jL/Z-I~ L1<\J 4:>O,J Print Date: (f-/G -fO Date Received: AUG 1 6 20ID Original Submittal Revised 1{1{08 Molly Markarian 2 of 10 ~ . . SITE PLAN REVIEW MINOR MODIFICATION APPLICATION Gateway Mall - Cabela's 2800 Gateway Street Springfield, OR 97477 Assessor's Map 17-03-22-00 Tax Map 02219 August 16, 2010 Date Received: AUG 1 6 2010 ~ . Original.Submittal -... --+ LANDSCAPEAHCHITECTS +- :-11----- ~ I I I : : I I, i ~-~ + LAND USE PLANNING + SITE DESIGN + LANDSCAPE ARCHITECTURE 375 West 4th, Suite 201, Eugene, OR 97401 Phone: 541.686.4540 Fax: 541.686.4577 www.schirmerassociates.com . . August 16, 2010 Andy Limbird Planning Department City of Springfield 225 Fifth Street Springfield, Oregon 97477 RE. Site Plan Review Modification Gateway Mall: Cabela's Andy: Attached are the responses to the application for Site Plan Review Modification. The requirements are in plain text and our responses are in italics for clarity. Narrative The existing building at the Gateway Mall is currently occupied by Ashley's Furniture, a retail furniture store. Ashley's will be vacating the store and Cabela's retail Sporting goods will be occupying the space. No expansion of the existing building is proposed. The client is proposing improvements to the existing parking lot that will serve Cabela's Retail store as well as other retail stores of the Gateway Mall. The proposal calls for the shifting of Gateway Loop to the east and the restriping of the parking lot in areas which will be affected by the new location of Gateway Loop. Cabela's is also proposing to construct a new loading dock on the north side of the building and remove the existing loading area currently located on the south side of the building. The site is flat with no physical features present or any susceptibility to flooding and currently consists of asphalt with painted striping for parking and parking lot islands that have a mixture of lawn, shrubs and trees. The project site is zoned for Community Commercial. Parking is an allowed use in these areas. The proposed development will comply with all applicable publiC and private design and construction design standards. The new layout of Gateway Loop will shift approximately 18' to the east in order to allow parking along the west boundary of the site. The existing curb at the west boundary will remain in place and there will be no affect to the WLQW area which is located adjacent to the site between the west boundary and Interstate 5. Parking lot striping is proposed to be revised in order to provide better circulation and additional parking spaces with improved pedestrian access to Gateway Mall. The new configuration of Gateway Loop and the restriping of the parking lot will add approximately 31 additional parking spaces. Planting islands being impacted by the relocation of the Gateway Loop will be replaced and updated with new planting and irrigation to meet current code requirements. Other improvements to the parking area will include new signage along Gateway Loop to direct visitors and new bike parking near the entry to Cabela's. Copy of the Deed See attached Copy of Preliminary Title Report See attached Right of Way Approach Permit Application Not applicable Date Received: Three (3) copies of the Stormwater Management System Study Not applicable AUG 1 6 2010 Original submittal ~ Gateway Mall - Cabela's Site Plan Review Minor Modification Application 2 . . a. Site Assessment of Existing Conditions See Site Assessment Plan The name, location, dimensions, direction of flow and top of bank of all watercourse and required ripanan setback that are shown on the Water Quality Limited Watercourse Map. The site is not located within a watercourse, but there is a watercourse located adjacent to the site along the western boundary of Ihe property The water quality limited watercourse is not affected by the proposed development. The 1 OO-year floodplain and flood way boundaries on the site, as specified in the latest adopted FEMA Flood Insurance Rate Maps or FEMA approved Letter of Map Amendment or Letter of Map Revision. The site is not located within a 1 OO-year floodplain accordmg to FEMA Flood Insurance Rate Map 41039C1133 F. A FEMA Letter of Map Revision is attached to this dOCllment. Soil types and water table information as mapped and specified in the Soils Survey of Lane County. A Geotechnical report prepared by and Engineer must be submitted concurrently if the Salls Survey indicates the proposed development area has unstable soils andlor a high water table. According to the Soil Survey of Lane County, the site is composed of Salem Gravelly Silt Loam. The depth to the water table is listed at more then 80 inches with the Frequency of Flooding and Frequency of Pan ding listed as none. Available Water Capacity is listed as low. The Time of Travel Zones See Site Assessment Plan for this nole. Physical features including but not limited to trees 5" in diameter or greater when measures 4 Y, feet above the ground, significant clusters of trees and shrubs, riparian areas, wetlands and rock outcroppings. See Site Assessment Plan Physical features are predommantly the existing trees. Some of the existing trees will remain and some will be removed There are no rock outcroppings, riparian areas or wetlands on site. Soils types and water table information as mapped and specified in the Soils Survey of Lane County. See Site Assessment Plan for note. b. Site Plan Prepared by an Oregon licensed Architect, Landscape Architect, or Engineer. Site Plan was prepared by an Oregon licensed Landscape Architect. Proposed buildings. There are no buildings proposed for this project. Location and height of existing or proposed fences, walls, outdoor equipment, storage, trash receptacles, and signs. See Site Plan for these elements. Location, dimensions and number of typical, compact and disabled parking spaces; including aisles, wheel bumpers, directional signs and striping See Site Plan. The aisles have been dimensioned and parking spaces counted. Since much of the proposed reconfiguration of parking is designed to meet up with the layout of exISting parking, most of the drive aisle widths remained They meet minimum standards for 60 degree parking and the required aisle width. They are not equally spaced however We don't Date Received: ~ Gateway Mall - Cabela's Site Plan Review Minor Modification Application 3 t ~ I'; 1 .~ "'....,,, Original :jt..:.....,..h.~ . . see this as an Issue, just a note to explain why many of the dimensions are different from each other The total count of each type of parking is noted on the Site Ptan. The parking count was derived from that area located within the project limit line. As discussed at the pre-devetopment meeting, the parking for the entire site of the Gateway Mall was reviewed and approved through a pnor Site Plan Review apptication Revisiting the parking count for the entire site was deemed unnecessary, and the reeanfiguring of the parking area resulted in a net gain of 76 parking spaces. Wheel stops (bumpers) have been added to atl parking spaces where cars would encroach on the required landscape area. Disabled parking was based on the square footage of the current Ashley's furniture site as well as the potential for Gabela's to expand in the future. This expansion, coupled with the existing building would total 80,000 sf We calcutated the parking requirements at 1 parking space per 300 sf This resutted in a need for 266 parking spaces which would include 7 ADA spaces, according to the ADA requirements. Additionally, the ADA spaces that were removed in front of Ginemark as a result of the parking lot reconfiguration have been included in the new plan. There was no loss of ADA spaces in front of Ginemark 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 See Site Plan for these elements. This is an unusual project in that it doesn't fit neatly into the Site Plan Review Minor Modification criteria. It did not seem relevant or necessary to dimenSion the entire development area since it is existing and no new buildings are proposed. The area and percentage of the development site proposed for buildings and structures will not be different than that approved by prior land use applications so no calculations were made regarding these elements as well. Parking, vehicular areas, outdoor sidewalks and pedestrian circulation has changed. Without calculating the square footage of everyone fa those elements it is perhaps more relevant to note that of the approximate 9 acres involved in the parking lot reconfiguration, which is comprised entirely of planting areas and impervious surfaces (not including the existing buitding) that there is a net gain of 10,000 sf of pervious surface (planting). Observance of solar access requirements. Not applicable. Date Received: On site loading areas and vehicular and pedestrian circulation. See Site Plan for these elements. AUG 1 6 2010 Access to streets, alleys. Access has not been altered.. Original Submittal Location, type and number of bicycle parking spaces This proposal is not for a change of use or proposing additional square footage that might Increase the bicycle parking requirement. However, in the iner/est of serving customers that amve on bicycle 10 bicycle spaces have been located in close proximity to the front door The installation will be typical hoop racks and allow for 2' width and 6' lenglh for each bicycle ~ Gateway Mall- Cabela's Site Plan Review Minor Modification Application 4 . . with 5' for backup space between the sets of bicycles. The bike rack location is approximate An exact location will be determined during the building permit review process. Location of existing and proposed transit facilities. See Site Plan for eXisting transit facilities. No new facilities are proposed Areas and dimensions of all property to be conveyed. Not applicable. Phased Development Plan This is not a proposal for a phased development. c. Improvement and Public Utilities Plan See attached Site Grading, Paving and Utilities Plan d. Grading, Paving & Stormwater Management Plan See attached Site Grading, Paving and Utilities Plan e. Landscape Plan Drawn by a Landscape Architect Planting plans were drawn by a licensed Landscape Architect. Phased Development Plan This is not a proposal for a phased development. Location and dimensions of landscaping and open space areas to include calculation of landscape coverage. The existing landscape totals 24,682 sf The proposed landscaping totals 34,685 sf, and increase of 40 %. A corresponding reduction of 10,003 sf of impervious surface This calculation is taken from those planting islands affected by the reconfiguration. It does not include any landscaping west of the west curb line except for the large island that encompasses one of the utility towers. The location of the landscaping is indicated on the Site Plan Dimensions of the more rectilinear landscapes have been indicated. The planted islands at the ends of the rows have not been dimensioned. Screening. . Not applicable. Written Description, including specifications, of the permanent irrigation system. See Irrigation System note on Site Plan and Imgation Specifications Sheet L 10.0 Written Description, including specifications, of the permanent IIrigation system This is not a proposal for a phased development. Location and type of street trees. This project does not include a street so no street trees are proposed. List in chart form the proposed types of landscape materials (trees, shrubs, groundcover). Include In the chart genus, species, common name, quantity, size, spacing, and method of planting See Planting Plan for Plant List which includes all required information. Date Received: ~ AUG 1 6 2010 Gateway Mall - Cabela's Site Plan Review Minor Modification Application 5 Original Submittal . . f. Architectural Plans Exterior elevations of all buildings and structures proposed for the development site, including height See attached Architectural elevations for character and heighl. Conceptual Floor Plans See attached floor plans. g. On-Site Lighting Plan Location, orientation, and maximum height of exterior light fixtures, both free standing and attached. Type and extent of shielding, including cut off angles, and type of illumination, wattage and luminous area. Photometric test report for each light source. It is not known at this time if any revisions or additional lighting will be proposed for the site. If anyon-site fighting is proposed it will meet the standards of SC 4.5-100 On-Site Lighting Additional Materials That May Be Required Where a multi-family development is proposed.. No multi-development is proposed as part of this project Riparian Area Protection Report for properties located within 150 feet of the top of bank of any Water Quality Limited Watercourses (WQLW) or within 100 feet of the top of bank of any direct tributaries of WQLW A WQLW is adjacent to the site along the western boundary. There will be no affect to the WLQW as a result of the proposed project. A Geotechnical Report prepared by an engineer must be submitted concurrently if there are unstable soils andlor a high water table present None necessary as there are no unstable soils or any high water table present. Where the development area is within an overlay district, address the additional standards of the overlay district The site is not located within an overlay district. No additional standards are necessary. If five or more trees are proposed to be removed, a Tree Felling Permit as specified in SDC 5.19- 100. Discussions with City of Springfield Planning Department have indicated that Tree Felling Permits will not be necessary for the project as long as the number of trees being removed are replaced with an equivalent or greater number of trees. The development plan proposes to remove 70 trees and install 1 01 trees. Plan proposes a greater number of trees to replace the existing trees being removed thus no Tree Felling Permit will be necessary. A wetland delineation approved by the Oregon Division of State Lands must be submitted concurrently where there is a wetland on the property. The site is an asphalt parking lot; there are no wetlands on site. Any required federal or state permit must be submitted concurrently or evidence the permit application has been submitted for review. No federal or state permits are required Date Received: AUG 1 6 2010 ~ Gateway Mall - Cabela's Site Plan Review Minor Modification Application Original Submittal 6 ~ . . Where any grading filing or excavating is proposed with the development, a Land and Drainage Alteration permit must be submitted prior to development An LOAP permit will be submitted prior to development. Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100 and 5.21-100. No discretionary use or variance is requested. An Annexation application, as specified in SDC 5.7-100, where a development is proposed outside of the city limits but within the City's Urban service area and can be served by sanitary sewer. No annexation application necessary as part of the project If you need any other information or have any questions please don't hesitate to call. Respectfully submitted, Schirmer + Associates, LLC cc: Bruce Yeager (GGP and client) Tina Guard (Balzhiser & Hubbard Engineers) Date Received: AUG 1 6 2010 Original Submittal 7 Gateway Mall - Cabela's Site Plan Review Minor Modification Application . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 (- tfJ) }, \l,,~ j f "- ,-- - CHICAGO COMMERCIAl. CENTER- CHICAGO TITLE INSURANCE COMPANY COMMITMENT FOR TITLE INSURANCE SClIEDULE A 1. The effective date of this Commilment is: June 14,2010 at 8:00 AM 2. The proposed form of policy (or policies) to be issued is: ALTA Owner's (REV. 06/17/06) 3. The proposed insured value of the policy (or policies) to be issued is: Owner's: To Be Determined Loan: To Be Determined 4. The proposed insured for the policy (or policies) is: Owner's: Cabela's Loan: To Be Determined 5. The eslate or inlerest in the land described or referred to in the Commitment and covered herein is: Fee Simple 6. Title to said estate or inlerest at Ihe date hereof is vested in: GGP-GA TEW A Y MALL, L.L.C, A DELAWARE LIMITED LIABILITY COMPANY, who acquired title as GA TEW A Y MALL PARTNERS, A SOUTH DAKOTA GENERAL PARTNERSHIP 7. The land referred to in this Comrnitment is described as follows: (See "Exhibit' A'" attached) Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 EXHIBIT "A" LEGAL DESCRIPTION Being a portion of the property acquired by Gateway Mall Limited Partnership through that warranty deed recorded March 31, 1988 at Recl 1506R as Reception Number 8812552 in the Lane County Official Records in Lane County, Oregon and which is more particularly described as follows: Beginning at the Northwest Comer of said property, said point lying on the easterly right-of-way line of Interstate Highway 5, thence South 4 41'34" West, along said right-of-way, a distance of 1588.90 feet; thence, leaving last said right-of-way, South 85 18'26" East a distance of 186.77 feet to the True Point of Beginning; thence North 4 40' 12" East a distance of 30.17 feet; thence along the arc of a 24.50 foot radius curve to the right, having a central angle of 78 22'33" and a chord bearing North 34 30' I 0" West 30.96 feet, a distance of33.51 feet; thence North 4 41'06" East a distance of 242.00 feet; thence along the arc of a 29.50 foot radius curve to the right, having a central anglc of 89 59'06" and a chord bearing North 49 40'39" East 41.74 feet, a distance of 46.33 feet; thence South 85 19'48" East a distance of 24.77 feet; thence along the arc of a 3 I .00 foot radius curve to the right, having a central angle of 29 29'16" and a chord bearing South 75 35'10" East 15.78 feet, a distance of 15.95 fect; thence along the arc of a 46.00 foot radius curve to the len, having a central angle of 29 29'05" and a chord bearing South 70 35'04" East 23.41 feet, a distance of 23.67 feet; thence North 4 40'23" East a distance of 40.50 feet; thence South 85 19'37" East a distance of 161.18 fcet; thence South 4 40' 12" West a distance of 85.25 feet; thence North 85 19'48" West a distancc of 7.77 feet; thence South 4 40'12" West a distance of 270.94 feet; thence North 85 19'48" West a distance of226.09 feet to the Tme Point of Bcginning. Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 SCHEDULE B EXCEPTIONS Schedule B ofthc policy(ies) to be issued will contain the following general and special exceptions unless removed prior to issuance: GENERAL EXCEPTIONS (Standard Coverage Policy Exceptions): I. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; proeeedings by a public agency whieh may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the Land or by making inquiry of persons in possession thereof. 3. Easements, or claims of easement, not shown by the Public Records; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. 5. Any lien, or right to a lien, for services, labor, material, equipment rental or workers compensation heretofore or hereafter furnished, imposed by law and not shown by the Public Records. SPECIAL EXCEPTIONS: 6. Easement, including the terms and provisions thereof, granted to Mountain States Power Company by instrument recorded June 23, 1026, in Book 148, Page 569, Lane County Oregon Deed Records. 7. Easement, including the terms and provisions thereof, granted to Mountain States Power Company by instrument recorded June 23, 1926, in Book 148, Page 571, Lane County Oregon Deed Records. (No location given) 8. Easement for irrigation ditch, including the terms and provisions thereof, as disclosed by instrument between Eugene-Springfield Land and Water Company and Ira H. Calef, et ai, recorded November 4, 1936, in Book 189, Page 24, Lanc County Oregon Deed Records. 9. Access restrictions contained in Deed to The State of Oregon, by and through its State Highway Commission, including the tern1S and provisions thereof, recorded June 28,1957, Reception No. 16055, Lane County Oregon Deed Records. 10. Access restrictions contained in deed to the State of Oregon, recorded May 15, 1958, Reception No. 38851, Lane County Oregon Deed Records. I I. Power line easement 6.0 feet in width across the property, including the terms and provisions thereof, granted the City of Eugcne, as set forth in instrument recorded October 30, 1959, Reception No. 82151, Lane County Oregon Deed Records. Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/10 12. Irrigation ditch across the propcrty as evidenced, by instrument recorded October 30, 1959, Reception No 82151, Lane County Oregon Deed Records. 13. Power line easement, including the terms and provisions thereof, as granted to the City of Eugene by instrument recorded November 3 , 1959, Reception No. 82428, Lane County Oregon Deed Records. 14. Power line easement, including the terms and provisions thereof, granted Pacific Power & Light Company, by instrument recorded February 21,1962, Reception No. 60269, Lane County Oregon Deed Records. 15. Right of way easement, including the terms and provisions thereof, as granted to Pacific Power & Light Company, by instrument recorded Febmary 21, 1962, Reception No. 60270, Lane County Oregon Deed Records. 16. Easement for flood way in favor of the McKenzie Water Control District, including the terms and provisions thereof, as disclosed by instruments recorded February 21, ] 962, Reception Nos. 60269 and 60270, Lane County Oregon Deed Records. 17. Transmission line easement, including the terms and provisions thereof, granted Pacific Power & Light Company, by instrument recorded May 2], ]962, Reception No. 70248, Lane County Oregon Deed Records. ] 8. Floodway channel easement claimed by McKenzie Water Control District, including the terms and provisions thereof, as set forth in instrument recorded May 2 I, ] 962, Reception No. 70248, Lane County Oregon Deed Records. 19. Drainage easement, including the terms and provisions thereof, granted the City of Springfield by easement recorded June] ], 1973, Reception No. 7326338, Lane County Official Records. 20. Easement, including the terms and provisions thereof, granted to the City of Springfield, by instrument recorded September 24, 1976, Reception No. 7650098, Lane County Official Records. 21. Easement, including the terms and provisions thereof, granted the City of Springfield, by instrument recorded September 24, ] 976, Reception No. 7650099, Lane County Offacial Records. 22. Public utility easement, including the terms and provisions thereof, granted the City of Springfield by instmment recordcd February 8, 1980, Reception No. 8007062, Lane County Official Records. 23. Disposition and Development Agreement, including the terms and provisions thereof, between Gateway Mall Limited Partnership and the City of Springfield, recorded October 21, 1988, Reception No. 884425], and amendment recorded March 13, ]990, Reception No. 90] ]886, and amendment recorded Febmary ] I, ]998, Reception No. 9809140, Lane County Official Records. 24. Waiver, Consent to Assessment, Agreement to Pay Certain Improvement Costs, and Agreemcnt for Provisions of Surety, including the terms and provisions thereof, executed by Gateway Mall Limited Partnership, recorded October 21, 1988, Reception No. 8844252, Lane County Official Records. 25. Easement for underground water line and incidents thereto, including the terms and provisions thereof, created by Conveyance of Easement from Gateway Mall Limited Partnership to Rainbow Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 Water and Fire District, recorded February 23, 1990, Reception No. 90-08986, Lane County Official Records. 26. Reciprocal Easement Agreement, including the terms and provisions thereof, recorded March 13, 1990, Reception No. 9011883, and amendment recorded June 13,2003, Reception No. 2003-053669, Lane County Deeds and Records. 27. Unrecorded Separate Agreement, including the tenns and provisions thereof, between Gateway Mall Limited Partnership and Dayton Hudson Corporation, as disclosed by memorandum recorded March 13, 1990, Reception No. 9011884, Lane County Official Records. 28. Permit and Easement, including the terms and provisions thereof, granted City of Eugene, by and through the Eugene Water & Electric Board by instrument recorded September 28,1989, Reception No. 8943900, Lane County Official Records. 29. Public utility easements, including the terms and provisions thereof, granted the City of Springfield by instrument recorded March 8, 1990, Reception No. 9011195, Lane County Official Records. 30. Unrecorded Lease, including the terms and provisions thereof, between Gateway Mall Limited Partnership and Sears, Roebuck and Co., dated March 2, 1990, as disclosed by Memorandum recorded April 9, 1990, Reception No. 9016157, Lane County Offacial Records. 31. Unrecorded Lease, including the terms and provisions thereof, between Gateway Mall Limited Partnership and Cincmark USA, Inc., dated July 17, 1989, as disclosed by Memorandum recorded April 30,1990, Reception No. 9019811, Lane County Official Records. 32. Unrecorded Lease, including the terms and provisions thereof, from Gateway Mall Partners, a South Dakota general partnership, Lessor, to United Merchandising Corp., a California corporation, Lessee, dated February 28,1995, as evidenced by Memorandum of Lease recorded April II, 1995, Reel No. 2054, Reception No. 9519998, Lane County Official Records. 33. Easement, including the terms and provisions thereof, granted to City of Springfield, acting by and through its Springfield Utility Board, by instrument recorded June 18,1996, Reel No. 2185, Reception No. 9640795, Lane County Official Records. 34. Improvement Agreement, including the terms and provisions thereof, with City of Springfield, recorded June 20, 1996, Reel No. 2186, Reception No. 9641612, Lane County Official Records. 35. Unrecorded Lease, including the terms and provisions thereof, from Gateway Mall Partners, a South Dakota general partnership, Lessor, to Circuit City Stores West Coast, Inc., a California corporation, Lessee, dated June 25, 1996, as evidenced by Memorandum of Lease recorded July] 8, 1996, Reel No. 2196, Reception No. 9648486, Lane County Official Records. 36. Memorandum of right of first refusal, including the terms and provisions thereof, between Gateway Mall Partners, General Growth Management, Inc., and Valley River Center, LLC, recorded September 17, 1998, Reception No. 9874492, Lane County Official Records. 37. Easement, including the terms and provisions thereof, granted Gateway Mall Partners, to the City of Springfield, recorded October 30,1996, Reception No. 9673241, Lane County Omcial Records. Date Received: AUG I 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 38. Unrecorded Lcase between Gateway Mall Partners, a South Dakota general partnership (Landlord), and Cinemark USA, Inc., a Texas corporation (Tenant), dated November 25,1997, and the amendments or modifications thereto, as disclosed by Memorandum of Lease between Gateway Mall Partners, a South Dakota general partnership (Landlord), and Cinemark USA, Inc., a Texas corporation (Tenant), dated August 20,1999, recorded September 7,1999, Reception No. 99-077472, Lane County Official Records. 39. Deed of Trust, including the terms and provisions thereof, executed by GGP-Gateway Mall L.L.C., Grantor, to Chicago Title Insurance Company, Trustee, for the benefit ofGMAC Commercial Mortgage Corporation, Beneficiary, dated March 21, 2001, recorded March 29, 2001, Reception No. 2001-017636, Lane County Deeds and Records, to secure payment ofa note in the amount of $115,000,000.00. The beneficial interest thereunder was assigned to LaSalle Bank National Association, a National banking Association, as trustee for the holders of commercial pass-through certificates, series 2001- GLlIl, by assignment recorded September 10, 2001, Reception No. 2001-058885, Lane County Deeds and Records. Modification of Deed of Trust, Security Agrcement and documents, recorded September 25,2001, Reception No. 2001-062816, Lane County Deeds and Records. Subordination, Non-disturbance and Attornment Agreement between GMAC Commercial Mortgage Corporation, et ai, lender and RCI Realty, LLC, tenant, rccorded March 0 I, 2 002, Reception No. 2002-016302, Lane County Deeds and Records. Subordination, Non-disturbance and Attornment Agreement between GMAC Commercial Mortgage Corporation, et ai, lender and RCI Realty, LLC, tenant, recorded June 13,2002, Reception No. 2003- 053844, Lane County Deeds and Records. 40. Assignment of Rents due or to become due and accruing from said property, including the terms and provisions thereof: from GGP-Gateway Mall L.L.C., to GMAC Commercial Mortgage Corporation, dated March 21, 2001, recorded March 29, 2001, Reception No. 2001-017637, Lane County Deeds and Records. The beneficial interest there under was assigned to LaSalle Bank National Association, a National banking Association, as trustec for the holders of commercial pass-through certificates, series 2001- GLlII, by assignment recorded September 10, 2001, Reception No. 2001-058885, Lane County Deeds and Records. 41. Financing Statement recorded March 29, 2001, Reception No. 2001-017638, Lane County Deeds and Records, lists GGP-Gateway Mall, L.L.C., as Debtor, and GMAC Commcrcial Mortgage Corporation, as Creditor, with security information obtainable from creditor. Said Financing Statemcnt was duly assigned ofrecord to LaSalle Bank National Association, by instrument recorded August 27, 2001, Reception No. 200]-055674, Lane County Deeds and Records. Said Financing Statement was extended by continuation statement recorded November 16, 2005, Reception No. 2005-091372, Lane County Deeds and Records. Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/0911 0 42. Unrecorded Lease, including the terms and provisions thereof, from GGP-Gateway Mall L.L.c., a Delaware limited liability company, (Landlord), to Ross Stores, Inc., a Delaware corporation, (Tenant), as evidenced by Memorandum of Lease recorded October 15, 2001, Reception No. 2001- 0681 17, Lane County Deeds and Records. 43. Utility Easement, including the terms and provisions thereof, granted unto the City of Springfield, a municipal corporation, acting by and through its Springfield Utility Board, by instrument recorded November 16,2001, Reception No. 2001-076670, Lane County Deeds and Records. 44. Unrecorded Lease, including the terms and provisions thereof, from GGP-Gateway Mall, LLC, a Delaware limited liability company, (Landlord), to RCI Realty, LLC, a Georgia limited liability company, (Tenant), dated April ]7,2001, as evidenced by Memorandum of Lease recorded March I, 2002, Reception No. 2002-01630 I, Lane County Deeds and Records. 45. Right-of-Way Easement, including the terms and provisions thereof, granted unto the City of Springfield, a municipal corporation, acting by and through its Springfield Utility Board, by instrument recorded June 4, 2002, Reception No. 2002-042936, Lane County Deeds and Records. 46. Subordination, Nondisturbance and Attornment Agreement, including the terms and provisions thereof, between LaSalle Bank National Association, not individually, but solely as Tmstee for the Certificate Holders of GS Mortgage Securities Corporation II Commercial Mortgage Pass-Through Certificates, Series 200 I-GUll, under that certain Pooling and Servicing Agreement dated as of August 20, 200 I, and GMAC Commercial Mortgage Corporation, a California corporation, it's Master Servicer under said Pooling and Servicing Agreement, Ross Stores, Inc., a Delaware corporation, and GGP-Gateway Mall L.L.c., a Delaware limited liability company, recorded September 23, 2002, Reception No. 2002-073595, Lane County Deeds and Records. 47. Unrecorded Lease, including the terms and provisions thereof, from GGP-Gateway Mall, L.L.C, formerly known as Gateway Mall Partners, a South Dakota general partnership, (Landlord), to OCB Restaurant Co., a Minnesota corporation, as successor by merger to OCB Realty Co., (Tenant), dated September 14, 1998, as evidenced by Memorandum of Lease recorded June 13,2003, Reception No. 2003-053841, Lane County Deeds and Records. The lessee's interest under said Lease was duly assigned ofrecord to ORG5, LLC, a Delaware limited liability company, by instrument recorded June 13, 2003, Reception No. 2003-053842, Lane County Deeds and Records 48. Leasehold Deed ofTmst, Assignment of Leases and Rents, and Fixture Filing, including the terms and provisions thereof, executed by ORG5, LLC, a Delaware limited liability company, Grantor, to Lawyer's Title Insurance Company, Trustee, for the benefit of Wells Fargo Bank, National Association, Beneficiary, dated June 6, 2003, recorded June 13,2003, Reception No. 2003-052845, Lane County Deeds and Records, to secure payment of a note in the amount of $ I 2,290,996.00. 49. Assignment of Leases and Rents, including the terms and provisions thereof, from ORG5, LLC, a Delaware limited liability company, to Wells Fargo Bank, National Association, dated June 6, 2003, recorded June 13,2003, Reception No. 2003-053846, Lane County Deeds and Records. 50. Unrecorded Lease, including the terms and provisions thereof, from ORG5, LLC, a Delaware limited liability company, (Sublessor), to ORG Properties, LLC, a Delaware limited liability company, Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 (Sublessee), dated June 6, 2003, as evidenced by Memorandum of Lease recorded June] 3,2003, Reception No. 2003-053847, Lane County Deeds and Records. 51. Leasehold Deed of Trust, Assignment of Leases and Rents, and Fixture Filing, including the terms and provisions thereof, executed by ORG Properties, LLC, a Delaware limited liability company, Grantor, to Lawyer's Title Insurance Company, Trustee, for the benefit of Wells Fargo Bank, National Association, Beneficiary, dated June 6, 2003, recorded June ]3, 2003, Reception No. 2003-053848, Lane County Deeds and Records, to secure payment ofa note in the amount of$I2,290,996.00. 52. Assignment of Leases and Rents, including the terms and provisions thereof, from ORG Properties, LLC, a Delaware limited liability company, to Wells Fargo Bank, National Association, dated June 6, 2003, recorded June ]3,2003, Reception No. 2003-053849, Lane County Deeds and Records. 53. Unrecorded Lease, including the terms and provisions thereof, from ORG Properties, LLC, a Delaware limited liability company, (Landlord), to O.R.G. Restaurants, LLC, a California limited liability company, (Tenant), dated June 6, 2003, as evidenced by Memorandum of Lease recorded June 13, 2003, Reception No. 2003-053850, Lane County Deeds and Records. 54. Non-Disturbance and Attornment Agreement, including the terms and provisions thereof, between ORG Properties, LLC, a Delaware limited ]iabiIity company, and O.R.G. Restaurants, LLC, a California limited liability company, recorded June 13, 2003, Reception No. 2003-053851, Lane County Deeds and Records. 55. Subordination, Non-Disturbance and Attornment Agreement, including the terms and provisions thereof, between ORG Properties, LLC, a Delaware limited liability company, and O.R.G. Restaurants, LLC, a California limited liability company, and Wells Fargo Bank, National Association, recorded June 13, 2003, Reception No. 2003-053852, Lane County Deeds and Records. 56. Deed of Trust (Line of Credit), including the terms and provisions thereof, executed by Cinemark USA, Inc., a Texas corporation, Grantor, to Amerititle, Trustee, for the benefit of Lehman Commercial Paper, Inc., as administrative agent, Beneficiary, dated June ]3,2003, recorded Ju]y 2], 2003, Reception No. 2003-066671, Lane County Deeds and Records, to secure payment of a note in the amount of $300,000,000.00. Said Deed of Trust was modified by Agreements dated April 2, 2004, recorded July ]2,2004, Reception Nos. 2004-053] 73, and 2004-053174, Lane County Deeds and Records. 57. Deed of Trust (Line of Credit), including the terms and provisions thereof, executed by Cinemark USA, Inc., a Texas corporation, Grantor, to Amerititle, Trustee, for the benefit of Lehman Commercial Paper, Inc., as administrative agent, Beneficiary, dated June] 3,2003, recorded July 21, 2003, Reception No. 2003-066672, Lane County Deeds and Records, to secure payment of a note in the amount of $300,000,000.00. Said Deed of Trust was modified by Agreements dated April 2, 2004, recorded July 12, 2004, Reception Nos. 2004-053173, and 2004-053] 74, Lane County Deeds and Records. 58. Deed of Trust, including the terms and provisions thereof, executed by JCK Restaurants, Inc., an Oregon corporation, to Chicago Title Insurance Company of Oregon, Trustee, for the benefit of LibertyBank, Beneficiary, dated September 9, 2005, recorded September 20, 2005, Reception No. 2005-07416\, Lane County Deeds and Records, tnsecure payment ofa note for1i046'lDOMD. , d uare t'\ecelve : AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 59. Assignment of rents due or to become due and accruing from said property, including the temlS and provisions thereof, from JCK Restaurants, Inc., an Oregon corporation, to LibertyBank, dated September 9, 2005, recorded September 20, 2005, Reception No. 2005-074162, Lane County Deeds and Records. 60. Landlord's Estoppel Certificate dated September 9, 2 0 05, between JCK Restaurants, Inc., an Oregon corporation ("Grantor"), LibertyBank, Eugene Commercial ("Lender"), and GGP-Gateway Mall, L.L.C. ("Landlord"), including the terms and provisions thereof, recorded September 20, 2005, Reception No. 2005-074 I 63, Lane County Oregon Deeds and Records. 61. Financing Statement recorded September 20,2005, Reception No. 2005-074164, Lane County Deeds. and Records, lists JCK Restaurants, Inc., as Debtor, and LibertyBank, as Creditor, with security information obtainable from creditor. 62. Unrecorded Ground Lease dated August 14 , 1994, between Gateway Mall Partners, Landlord, and Cottonwood Hospitality, Inc., Tenant, and Amendment, Assignment and Consent, dated July 25, 2000, between Cottonwood Hospitality, Inc., Assignor, Cascade Deli Shops, Inc., Assignee, and Gateway Mall Partners, Landlord, and Second Assignment, Consent to Assignment of Lease and Amendment to Lease dated August 23,2005, by and among GGP-Gateway Mall L.L.C, a Delaware limited liability company, Landlord, Cottonwood Hospitality, Inc., a Nevada corporation, (Original Tenant), Cascade Deli Shops, Inc. , an Oregon corporation, (Ist Assignee), and JCK Restaurants, Inc., an Oregon corporation, (2ud Assignee), as disclosed by Memorandum of Lease recorded September 20, 2005, Reception No. 2005-074160, Lane County Deeds and Records. 63. Financing Statement recorded September 27, 2005, Reception No. 2005-076734, Lane County Deeds and Records, lists JCK Restaurants, Inc., as Debtor, and Irwin Franchise Capital Corporation, as Creditor, with security information obtainable from creditor. 64. Unrecorded Lease, including the terms and provisions thereof, from GGP-Gateway Mall, L.L.c. , a Delaware limited liability company, (Landlord) , to Kohl's Department Stores, Inc., a Delaware corporation, (Tenant), dated August IS, 2005, as evidenced by Memorandum of Lease recorded November 15, 2005, Reception No. 2005-090944, Lane County Deeds and Records. 65. Deed of Trust (Line of Credit), including the terms and provisions thereof, executed by Cinemark USA, Inc., a Texas corporation, Grantor, to Amerititle, Trustee, for the benefit of Lehmau Commercial Paper, Inc., as administrative agent, Beneficiary, dated October 5, 2006, recorded October 9, 2006, Reception No. 2006-073295, Lane County Deeds and Records, to secure payment of a note in the amount of $ I ,270,000,000.00. Appointment of Successor Trustee and Assignment of Deed of Trust, including the terms and provisions thereof, between Lehman Commercial Paper Inc., as Assignor, and Barclay's Bank PLC, as Assignee and Successor Agent, recorded June 10,2010, Reception No. 2010-027279, Lane County Deeds and Records. 66. Deed of Trust (Line of Credit), including the terms and provisions thereof, executed by Cinemark USA, Inc., a Texas corporation, Grantor, to Amerititle, Trustee, for the benefit of Lehman Commercial Paper, Inc., as administrative agent, Beneficiary, dated October 5, 2006, recorded October 9,2006, Reception No. 2006-073296, Lane County Deeds and Records, to secure payment of a note in the amount of51,270,000,000.00. Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08109/10 67. Easement for Bicycle/Pedestrian Facility Maintenance, including the terms and provisions thereof, granted to the State of Oregon, by and through its Department of Transportation, as set forth in General Judgment recorded April 6, 2007, Reception No. 2007-022874, Lane County Deeds and Records. 68. Temporary Easement for Work Area, including the terms and provisions thereof, granted to the State of Oregon, by and through its Department of Transportation, as set forth in General Judgment recorded April 6, 2007, Reception No. 2007-022874, Lane County Deeds and Records. 69. Subject to the proceedings in the United States Bankruptcy Court, Eastern District of New York, Case No. 09-12467, GGP-Gateway Mall, L.L.C., debtor, which was consolidated for Procedural and Joint Administration with proceedings in United States Bankruptcy Court, Southern District of New York, Case No. 09-11977-alg, General Growth Properties, Inc., debtor, now pending. 70. A copy of the Articles of Organization and/or Operating Agreement of GGP-Gateway Mall, L.L.c., should be furnished to Cascade Title Company for the purpose of ascertaining members authorized to execute on behalf of the Limited Liability Company. NOTE: Taxes, Account No. 1459146, Assessor's Map No. 170322, #2218, Code 19-00,2009-2010, in the amount of$125,334.51, PAID IN FULL. (3030 Gateway Street, Springfield, OR % Sears) Taxes, Account No. 1765898, Assessor's Map No. 17 03 22, #2200-901, Code 19-00,2009-2010, in the amount of$93,653.59, PAID IN FULL. (Improvement Only Account - Kohl's) Taxes, Account No. 1054251, Assessor's Map No. 170322, #2109, Code 19-00,2009-2010, in the amount of$11,407.59, PAID IN FULL. Taxes, Account No. 0188373, Assessor's Map No. 17 03 22, #2200, Code 19-00, 2009-2010, in the amount of$787,373.33, PAID IN FULL. Taxes, Account No. 1489812, Assessor's Map No. 1703 22, #2219, Code 19-00, 2009-2010, in the amount of $61,497.47, PAID IN FULL. Taxes, Account No. 0188449, Assessor's Map No. 1703 22, #2300, Code 19-00,2009-2010, in the amount of $50,992. 14, PAID IN FULL. Taxes, Account No. 1772597, Assessor's Map No. 170322, #2305-901, Code 19-00,2009-2010, in the amount of$12,472.34, PAID IN FULL. (Improvement Only Account - Big 5 Sporting Goods) Taxes, Account No. 1772605, Assessor's Map No. 170322, #2305-902, Code 19-00,2009-2010, in the amount of $29,102.14, PAID IN FULL. (Improvement Only Account - Circuit City Stores West Coast Inc.) Taxes, Account No. 1004538, Assessor's Map No. 17 03 22, #2305, Code 19-00, 2009-2010, in the amount of$23,355.33, PAID IN FULL. NOTE: As of the date hereof, there are no matters against CABELA'S, which would appear as exceptions in the policy to issue, except as shown herein. Date Received: AUG 1 6 2010 Original Submittal . . NBU No. Local No. Issued 21021612 0266883 08/09/1 0 NOTE: A judgment search has been made on the above named Vestee(s), and we find NONE except as set forth above. NOTE: The proposed insured is Cabela's. NOTE: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitratable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties This report is preliminary to the issuance of a policy of title insurance and shall become null and void unless a policy is issued and the full premium paid. END Date Received: AUG 1 6 2010 Original Submittal . . OGD Consulting, PC. Serving Oregon Geotechnical Design & Consulting Needs Bruce Yeager General Growth Properties 110 N. Wacker Drive Chicago, Illinois 60606 August 12, 2010 Re: Cabela's Loading Dock Gateway Mall Springfield, Oregon Subject: Geotechnical Evaluation Proiect No. 034-10-01 Dear Mr. Yeager: At your request, OGD Consulting, PC (OGD) has provided geotechnical consultation for the new loading dock structure proposed at the southwest portion of the Gateway Mall in Springfield, Oregon. The proposed loading dock will be constructed in an area adjacent to the mall building that is currently used for parking and vehicle access. The new dock configuration is expected to include finished grades that are as great as :t4 feet below the existing pavement surface. Our work at the site included advancing tWo geotechnical borings the proposed development area and providing geotechnical recommendations for design of the new retaining walls and pavements. The proposed improvement area is shown on the attached Site Plan (Figure 1). SITE CONDITIONS Surface Conditions: The loading dock site is located on level terrain adjacent to the existing mall building. The proposed improvement area currently includes asphalt pavement, sidewalk, and some landscape areas. The area also includes some existing utilities that will have to be relocated to accommodate the proposed improvements. Subsurface Conditions: Subsurface conditions were evaluated by drilling two geotechnical borings within the proposed loading dock area. The boring locations are shown on the Site Plan attached as Figure 1. The existing parking lot pavement consists of :t2 inches of asphalt over :t8 inches of aggregate base. The pavement subgrade soils consist of dark brown to black silty clay containing some organics. The subgrade grades to medium stiff clayey silt with depth and transitions to medium dense sand and gravel below a depth of :t6 to 8 feet. The soil profile encountered in each of the borings is summarized on the boring logs attached as Figure B1 an<LB2. VY...e not~d d uate Receive : 9027 NW Fir Ridge Piace. Corvallis, Oregon 97330 (541) 738-0895 AUG 1 6 2010 Original Submittal . . August 12,2010 Page 2 of 5 wet conditions in the sand and gravel underlying the site and anticipate that a relatively shallow ground water level is present throughout the year. We estimate that the ground water level was at :1:8 feet below grade at the time of our drilling. GEOTECHNICAL CONSIDERATIONS Weather Conditions: We understand that the initial site work, including preparation of the retaining wall foundation and replacement pavements will likely be conducted during wet weather. The subgrade soils will be susceptible to softening and pumping during wet weather months. Site grading conducted during wet weather conditions is expected to require use of a thickened granular fill surface to support even light construction equipment. The initial lift of fill placed during wet weather should consist of an open- graded, angular quarry rock that is placed over a separation geotextile. We anticipate that wet weather site preparation will require greater excavation and granular fill volumes to accommodate the construction traffic at the site. Use of on-site materials will not be viable as structural fill at the site during wet weather. Therefore, all excavated soil should be either hauled from the site or stockpiled outside the proposed development area for use in finished grading of landscape areas. The soils are moisture sensitive and will be susceptible to softening and pumping during wet weather conditions. In addition, water will tend to perch on the upper clay soils during winter months; therefore, dewatering/drainage is expected to be a concern for wet weather work. The upper clay is moderately plastic and expected to be over optimum moisture levels at the time of the work. Careful control of surface water drainage and disturbance to the subgrade soils will be required throughout the work. Foundation Tvpe: The proposed loading dock may be supported on conventional shallow foundations. The foundation loads for the :1:4 foot tall walls are expected to be relatively minor. The anticipated foundation level will be within the upper silt and clay alluvium. Therefore, the footings should be supported on a section of compacted aggregate base to allow foundation construction with minimal disturbance to the subgrade soils. Site Gradina: The proposed improvements will require excavation of existing soils at the site. Excavation depths of :1:6 feet below existing grades are anticipated for the improvements. All excavated soils should be hauled from the site or stockpiled in approved areas. The on-site soils are unsuitable for use as structural fill or wall backfill. All structural fill and retaining wall backfill should consist of imported, relatively clean, crushed rock. Drainaae: The upper soils at the site include medium plastic silt and clay. Therefore, we anticipate that surface water will perch on the upper soils at the site. The proposed improvements are expected to require dewatering throughout the work to minimize Date Received: Cabela's Loading Dock Gateway Mall Springfield, Oregon AUG 1 6 2010 Geotechnical Evaluation Project No. 034-10-01 Original Submittal . . August 12, 2010 Page 3 of 5 ponding and standing water on the subgrade soils. In addition, the improvements will include storm drainage improvements to accommodate foundation drains and surface drainage of the depressed loading dock. We recommend that roof drains in the vicinity be connected to the storm system. In addition, foundation drains for the retaining wall should be directed to the storm system. DESIGN AND CONSTRUCTION RECOMMENDATIONS The following geotechnical recommendations are provided for design of the new structure. Foundation Bearina Capacity: Conventional continuous footing foundations should be constructed using a minimum footing width of 18 inches. The footings may be designed using an allowable bearing pressure of 2,000 psf over the medium stiff alluvial soils. Footing construction will require placement and compaction of a minimum of 12 inches of compacted aggregate base beneath the footings to provide a working surface during construction and minimize the risk of softening the surface of the silt and clay subgrade. The aggregate base should extend at least 12 inches laterally beyond the footing limits. We anticipate that settlement of :!:)I, inch or less will occur using the recommended bearing pressure and foundation preparation measures. Retainina Wall Desian: The loading dock will require a retaining wall with and exposed height of :!:4 feet to retain the existing site grades. We used an angle of internal friction of 32 degrees to evaluate the lateral earth pressure for the walls retaining compacted granular backfill. We have assumed that 1-inch minus crushed rock would be used in the backfill zone of the proposed retaining wall. We have also assumed that the backfill will be relatively level at the top of the wall and will be sloped slightly to promote drainage away from the wall. Retaining walls that may rotate (lateral deflections of :!:0.002H) to develop active earth pressure conditions and have level backfill may be designed using an active earth pressure coefficient (Ka) of 0.31. Assuming a unit weight' of 125 pcf for the backfill, an equivalent fluid density of 39 pcf was calculated for the wall design. We recommend that a uniform lateral earth pressure of 15 psf be added to the active earth pressure to represent the seismic loading on the wall. In addition, traffic surcharge near the top of the wall should be considered. Our analysis assumed truck traffic may be within :!:2 feet of the wall. Our analysis suggests that the traffic surcharge may be modeled by including a uniform pressure of 155 psf along the height of the wall. Passive earth pressure resistance against the embedded wall footing should only be considered if the footing and base of the wall are backfilled with compacted aggregate base and include concrete or asphalt paving against the face of the wall. In this case, an equivalent fluid density of 250 pcf may be used for the passive resistance. A base friction coefficient of 0.4 should be used for the footing constructed over compacted aggregate base. Pavements: We have conducted a brief review of subgrade conditions for areas that will be used for vehicle access. The upper :!:10 inches of the soil profile includes the [)::tte Re.ceived: Cabela's Loading Dock Gateway Mall Springfield, Oregon AUG 1 6 2010 Geotechnical Evaluation Project No. 034-10-01 Oricinal Submittal . . August 12, 2010 Page 4 of 5 existing parking lot pavement section. The underlying subgrade consists of silt and clay soils that contain some organics and are medium plastic. The subgrade soils will be susceptible to softening and pumping under moderate construction traffic, particularly during winter or spring months. Therefore, we anticipate that a thickened base aggregate section will be required for all reconstruction areas associated with the current work. Pavement thickness analysis was conducted for the proposed pavements using assumed traffic. We considered a daily traffic of three :!:24 kip GVW delivery trucks, two 48 kip three-axle trucks and two 62 kip four-axle trucks were considered for new loading dock pavements and surrounding pavement reconstruction areas. We conducted pavement thickness analysis for the development using the assumed traffic over a 20 year design life. A resilient modulus (Mr) value of 3,000 psi was selected for our analysis of flexible pavements based on our experience with medium stiff silt and clay anticipated at the subgrade level over the proposed pavement areas. A modulus of rupture value of 600 psi was assumed for our evaluation of rigid pavements. We assumed a reliability of 85% and terminal serviceability of 2.25. Our analysis also used a structural coefficient of 0.4 for the asphalt and 0.1 for the aggregate base. A drainage coefficient of 0.9 was used for the aggregate base. Our calculations suggest that a pavement section consisting of 5 inches of asphalt over 22 inches of aggregate base constructed over relatively undisturbed subgrade should be adequate for flexible pavements. Our analysis of rigid pavements suggests that 6 inches of concrete should be used over 18 inches of aggregate base. A minimum base aggregate section of 1.5 feet over a separation geotextile will be required at the site to support construction during wet weather that will support limited truck traffic. The work may require deeper excavation in some areas to remove soft or organic soils present. In addition, we believe that an initial :!:12 inch thick lift of larger, open graded, angular stabilization rock should be specified to assist in the dewatering effort and stabilization of the silt and clay subgrade soils. We have assumed that subgrade conditions would be evaluated in the field by the engineer at the time of the work. The work will require excavation of the subgrade using a smooth bucket and construction techniques to minimize disturbance to the subgrade. We anticipate that this will include excavation and backfill being completed in limited sections on the same day and not allowing heavy construction traffic over the prepared subgrade until the full rock section has been placed. The upper lift of base material should consist of :!:1-inch minus aggregate base. All aggregate base should be compacted to 95% relative compaction according to ASTM D 698. Field density testing of the compacted surface should be completed prior to paving to verify adequate compaction of the base aggregate. Date Received: AUG f 6 2010 Original Submittal Cabela's Loading Dock Gateway Mall Springfield, Oregon Geotechnical Evaluation Project No. 034-10-01 . August 12, 2010 Page 5 of 5 LIMITATIONS OF THIS REPORT . The analysis, conclusions and recommendations contained herein are based on the assumption that the soil conditions observed in ttie borings are representative of overall site conditions. The above recommendations assume that we will be present during construction to confirm the assumed foundation and subgrade conditions. We will assume no responsibility or liability for any engineering judgment, inspection or testing performed by others. Our work was performed for the exclusive use of General Growth Properties for the Cabela's Loading dock project located at the Gateway Mall in Springfield, Oregon. OGD performed our work in accordance with generally accepted professional geotechnical engineering practices in similar locations. Our services do not include any surveyor assessment of potential contamination or contamination of the soil or ground water by hazardous or toxic. substances. No other warranty, expressed or implied, is made. We trust this information meets your current needs. It has been a pleasure assisting you with this phase of your project. Please call if you have any questions or need additional assistance. Sincerely, OGD Consulting, PC. By: J11) Mil vL Mel McCracken, P.E., President Attachments: Figure 1. Figure B 1. Figure B2 Site Plan Geotechnical Boring BH-1 Geotechnical Boring BH-2 c: Tina Guard, P.E., Balzhiser & Hubbard Engineers Date Received: AUG 1 6 2010 Original Submittal Cabela's Loading Dock Gateway Mall Springfield, Oregon Geotechnical Evaluation Project No. 034-10-01 Proposed Loading Dock . E*isting Mall BQilding , I I I ' J I ;d :d L-.J C C i (") () 1 ~'^"I^ I , ~ BH-2 i , ! Date Received: AUG 1 6 2010 Original Submittal BH-1 1 I ! ,) i I f' !.;,:o.L,_", .'<,. c: '';;,r::,;i v -I'r . -;-"1" '-~\ j,/' ;-"7; ~- j~~ ',,,1/ -.."j,..,.,. SCALE: 1" = 40' -= - Existing Building D i '1 ij 1::< ;mjI~ U! ill: :i, ~ , I r-"~0'~.:r.:=;=iJ~T=LL, !!-'--I _,11 ll....--, ,,--!J i.. ..... OGO CONSUL liNG, PC. Serving Or~ Gcoted'r1lca1 DesllJ'l ald Consulting Nseds 9027 NW FIR RIDGE PLACE CORY ALLIS, OR 97330 15411 739-0895 SITE PLAN GATEWAY MALL CABElA'S lOADING DOCK SPRINGFIELD, OREGON FIGURE NO. 1 u u ~ ~ BH-1 88-1-1 3/4/5 CD 88-1-2 2/2/2 o 88-1-3 1/5/16 @ 88-1-4 1/15/20 @ . . Asphalt Pavement A re ate Base Medium stiff silty CLAY with organics; 2.5' black, moist, medium lastici . .~ LEGEND Medium stiff clayey SILT; brown, moist to very moist, medium plasticity, (alluvium). e. 8.0' Medium dense silty SAND grading to dense sandy GRAVEL; grey, wet, rounded gravel to 1.5", fine to medium sand, (alluvium). 11.5' - Bottom of Boring r Sample 55-1-1 Designation 1/2/2 8) \. Blow Counts ~ per 6" Drive SPT 'N' Value Sample Recovery ~ Sample Interva~ ~ OGD CONSUL liNG, PC. Serving Oregon Geoted-nlcol Oesil}"l mcI Consulting Needs 9027 NW FIR RIDGE PLACE CORVALUS, OR 97330 1541) 738-0895 Date Received: AUG 1 6 2010 Original Submittal GEOTECHNICAL BORING BH-1 CABELA'S LOADING DOCK GATEWAY MALL SPRINGFIELD, OREGON FIGURE NO. 81 ~ ~ ~ ~ . BH-2 55-2-1 3/4/5 o 55-2-2 1/10/24 @ 55-2-3 2 / 20 / 32 @ 55-2-4 7/16/18 @ . Asphalt Pavement A re ate Base Medium stiff silty CLAY with organics; 2.5' dark re ,moist, medium lastici Medium stiff clayey SIL T with some to trace sand; brown, moist to very moist, medium plasticity, (alluvium). 6.0' Dense sandy GRAVEL with some silt; grey, very moist to wet, rounded gravel to 1", fine to medium sand, (alluvium). 11.5' - Bottom of Boring LEGEND 5ample Recovery Sample Intervaa r Sample 55-1-1 Designation 1/2/2 o \. Blow Counts \ per 6" Drive '--- SPT 'N' Value Date Rec ved: AUG 1 6 2 10 Original Submittal FIGURE NO. OGD CONSULTING, PC. Serving Oregon Geofecmical Desigl ald Consulting Needs 9027 NW FIR RIDGE PLACE CORVALLIS. OR 97330 (5411 738-0895 GEOTECHNICAL BORING BH-2 CABELA'S LOADING DOCK GATEWAY MALL SPRINGFIELD, OREGON 82 . . te No.: 10-10-0192A Page 1 of 2 IDate: February 02, 2010 I LOMR-F :<Y'\RTAf~ Q~,.c.. Federal Emergency Management Agency I~.~) ':t: ~..;... Ot !:: Washington, D.C. 20472 '''~I .;:,<11;- ''IN/> ,,~c; LETTER OF MAP REVISION BASED ON FILL DETERMINATION DOCUMENT (REMOVAU COMMUNITY AND MAP PANEL INFORMATION LEGAL PROPERTY DESCRIPTION CITY OF SPRINGFIELD, LANE Parcell, as shown on Partition Plat Number 94-P0501, recorded as COUNTY, OREGON Instrument No. 9434944, in Reel 1948R, in the Office of the County Clerk, Lane County, Oregon COMMUNITY COMMUNITY NO.: 415592 NUMBER: 41039C1133F AFFECTED MAP PANEL DATE: 6/2/1999 FLOODING SOURCE: MCKENZIE RIVER APPROXIMATE LATITUDE & LONGITUDE OF PROPERTY: 44.088. -123.034 SOURCE OF LAT & LONG: STREETS & TRIPS 2009 DATUM: WGS 84 DETERMINATION OUTCOME 1% ANNUAL LOWEST LOWEST WHAT IS CHANCE ADJACENT LOT LOT BLOCK! SUBDIVISION STREET REMOVED FROM FLOOD FLOOD GRADE ELEVATION SECTION THE SFHA ZONE ELEVATION ELEVATION (NGVD 29) INGVD 291 INGVD 29\ 1 -- -- 400 International Way Structure X 428.4 feet 429.1 feet -- (shaded) Special Flood Hazard Area (SFHA) - The SFHA is an area that would be inundaled by the flood having a 1-percent chance of being equaled or exceeded in any qiven year (base flood). ADDITIONAL CONSIDERATIONS (Please refer to the aooropriate section on Attachmenl1 for the additional considerations listed below.) PORTIONS REMAIN IN THE SFHA ANNEXATION STUDY UNDERWAY This document provides the Federal Emergency Management Agency's determination regarding a request for a Letter of Map Revision based on Fill for the properly described above. Using the information submitted and the effective National Flood Insurance Program (NFIP) map, we have determined that the structure(s) on the property(ies) is/are not located in the SFHA, an area inundated by the flood having a 1-percenl chance of being equaled or exceeded in any given year (base flood). This document revises the effective NFIP map 10 remove the subject property from the SFHA located on the effective NFIP map; therefore, the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to prolect its financial risk on the loan. A Preferred Risk Policy (PRP) is available for buildings located outside the SFHA. Information about the PRp and how one can apply is enclosed. This determination is based on the flood data presently available. The enclosed documents provide additional information regarding this determination. If you have any questions about this document. please cont,act the FEMA Map Assistance Center toll free at (877) 336-2627 (877-FEMA MAP) or by letter addressed to the Federal Emergency Management Agency, LOMC Clearinghouse, 6730 Santa Barbara Court, Elkridge, MD 21075. Date Received: -+<'-~ e ~:/- AUG 16 2010 Kevin C. Long, Acting Chief Engineering Management Branch Original Submittal Mitigation Directorate , . Date: February 02, 2010 se No.: 10-10-0192A LOMR-F Page 2 of 2 Federal Emergency Management Agency Washington, D.C. 20472 LETTER OF MAP REVISION BASED ON FILL DETERMINATION DOCUMENT (REMOVAL) ATTACHMENT 1 ADDITIONAL CONSIDERATIONS) PORTIONS OF THE PROPERTY REMAIN IN THE SFHA (This Additional Consideration applies to the preceding 1 Property.) Portions of this property, but not the subject of the Determination/Comment document, may remain in the Special Flood Hazard Area. Therefore, any future construction or substantial improvement on the property remains subject to Federal, State/Commonwealth, and local regulations for floodplain management. ANNEXATION (This Additional Consideration applies to the preceding 1 Property.) Although the subject of this determination is shown on the National Flood Insurance Program map as being located in a community other than the community indicated on the Determination/Comment Document, it has been annexed by the community referenced therein. STUDY UNDERWAY (This Additional Consideration applies to all properties in the LOMR-F DETERMINATION DOCUMENT (REMOVAL)) This determination is based on the flood data presently available. However, the Federal Emergency Management Agency is currently revising the National Flood Insurance Program (NFIP) map for the community. New flood data could be generated that may affect this property. When the new NFIP map is issued it will supersede this determination. The Federal requirement for the purchase of flood insurance will then be based on the newly revised NFIP map. Date Received: AUG I 6 2010 Original Submittal This attachment provides additional information regarding this request. If you have any questions about this attachment, please contact the FEMA Map Assistance Center loll free at (877) 336-2627 (877.FEMA MAP) or by letter addressed t~ the Federal Emergency Management Agency, LOMe Clearinghouse, 6730 Santa Barbara Court, Elkridge, MD 21075. -YL.<JJi~ C? ~d Kevin C. Long, Acting Chief Engineering Management Branch Mitigation Direclorate