HomeMy WebLinkAboutApplication APPLICANT 8/16/2010
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City of Springfield
Development Services Department
225 Fifth Street
Springfield, OR 97477
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Site Plan Review Minor Modification
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A licant Name: Kris Lon son
Com an :
Address:
General Growth Pro erties, Inc.
Phone: 8014863911
Fax:
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110 North Wacker Drive, Chica 0, IL 60606
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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
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Owner: General Growth Pro erties
Com an
Gatewa Mall Partners
Phone: 801 4863911
Fax:
Address: PO Box 617905, Chica o,lL 60661-7905
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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
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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
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Associated A lications:
Date:
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e Fee: $0
Case No.: -----r. \ \ 0
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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
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Signatures
Applicant:
The undersigned acknowledges that the information in thIs application Is correct and accurate.
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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:
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Print
Date: (f-/G -fO
Date Received:
AUG 1 6 20ID
Original Submittal
Revised 1{1{08 Molly Markarian
2 of 10
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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
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. Original.Submittal -...
--+ LANDSCAPEAHCHITECTS +-
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+ 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
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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
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Gateway Mall - Cabela's
Site Plan Review Minor Modification Application
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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:
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Gateway Mall - Cabela's
Site Plan Review Minor Modification Application
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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
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Gateway Mall- Cabela's
Site Plan Review Minor Modification Application
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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:
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AUG 1 6 2010
Gateway Mall - Cabela's
Site Plan Review Minor Modification Application
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Original Submittal
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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
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Gateway Mall - Cabela's
Site Plan Review Minor Modification Application
Original Submittal
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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
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Gateway Mall - Cabela's
Site Plan Review Minor Modification Application
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NBU No.
Local No.
Issued
21021612
0266883
08/09/1 0
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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
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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
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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
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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
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NBU No.
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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
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NBU No.
Local No.
Issued
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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
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NBU No.
Local No.
Issued
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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
.
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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
,
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I
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J
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C C i
(") () 1
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BH-2
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Date Received:
AUG 1 6 2010
Original Submittal
BH-1
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SCALE:
1" = 40'
-= -
Existing
Building
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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