HomeMy WebLinkAboutApplication APPLICANT 1/3/2011
,
.
.
City of Springfield
Development Services Department
"225 Fifth Street
Springfield, OR 97477
Land Division Tentative Plan
Partition, Subdivision ..ii
~~
. ..
WHITNEY BOSS Phone: 541-501-7249
Com an : SYCAN B CORP Fax: 541-746-2590
Address: 840 BELTUNE RD #202 SPRINGFIELD OR 97477
A Iicant's Re .. SCOTT GOEBEL P.E. P.L.S. Phone: 541-687-0542
Com an : GOEBEL ENGINEERING & SURVEYING INC. Fax: 541-687-0739
Address: 310 GARFIELD ST EUGENE OR 97402
Owner: RICHARD BOYLES Phone: 541-746-8444
Com an SYCAN B CORP Fax: 541-746-2590
Address: 840 BELTLINE RD #202 SPRINGFIELD OR 97477
ASSESSOR'S MAP NO: 17-03-22-
Address: N/A
Size of Pro e 2.3
Pro osed Name of Subdivision:
Description of
Pro osal: CREATE 3 PARCEL RESIDENTIAL PARTITION
TAX LOT NO S : 20801
Acres ~ S uare Feet 0
Existin Use: VACANT
Associated A Iications:1:o102.w1-LWl7
Si ns:
Pre-Sub Case No.: '? (\\-0
Date: \-3- \ )
Reviewed b
Case No.:
A Iication Fee:
Date:
--
TOTAL FEES:
... ,...
__ . I ,
Will
JECT NUMBER: PR.:r l \ -DO{X)
Revised 11.19.09
JAN - 3 20% II
1 of 10
Owner Signatures
.
.
. This application form is used for both the required pre-submittal meeting and subsequent
complete application submittal. Owner signatures are required at both stages in the application
process.
An application without the Owner's original signature will not be accepted.
Pre-Submittal
Owner:
The undersigned acknowledges that the information in this application is correct and
accurate for scheduling of the Pre- Submittal Meeting. If the applicant is not the
owner, the owner hereby grants permission for the applicant to act in his/her behalf.
I/we do hereby acknowledge that I/we are legally responsible for all statutory
::?2bjZ"' ce,""t, ood ce,";cem":.:::"Y'd to my ce""""U,,
Print
RICHARD BOYLES
Submittal
I represent this application to be complete for submittal to the City. Consistent with the completeness check
performed on this application at the Pre-Submittal Meeting, I affirm the information identified by the City as
necessary for processing the application is provided herein or the information will not be provided if not otherwise
contained within the submittal, and the City may begin processing the application with the information as
submitted. This.statement serves as written notice pursuant to the requirements of ORS 227.178 pertaining to a
complete application.,
Owner:
Date:
Signature
Print
PRE-SUBMITTAl REC'O
JAN - 3 2018' 1/
Revised 11.19,09
'2 of 10
.
.
Land Division Tentative Submittal Requirements Checklist
"NOTE:
. All of the following items MUST be submitted for BOTH Pre-Submittal and Submittal.
. If you feel an item on the list below does not apply to your specific application, please
state the reason why and attach the explanation to this form.
[8J Application Fee - refer to the Development Code Fee Schedule for the appropriate fee
calculation formula. A copy of the fee schedule is available at the Development Services
Department. Any applicable application, technology, and postage fees are collected at the
pre-submittal and submittal stages.
[8J Land Division Tentative Application Form
[8J Narrative explaining the purpose of the proposed development, the existing use of the
property, and any additional information that may have a bearing in determining the
action to be taken.
[8J Copy of the Deed
[8J Copy of a Preliminary Title Report issued within the past 30 days documenting
ownership and listing all encumbrances.
[8J Copy of the Land Division Plan Reduced to 8'/2"x 11", which will be mailed as part of
the required neighboring property notification packet.
o Right-of-Way Approach Permit Application provided where the property has frontage
on an Oregon Department of Transportation (ODOT) facility.
[8J Three (3) Copies of the Stormwater Management System Study with Completed
Storm water Scoping Sheet Attached - The plan, supporting calculations, and
documentation must be consistent with the Engineering Design Standards and Procedures
Manual.
o Three (3) Copies of the Traffic Impact Study prepared by a Traffic Engineer in
accordance with SDC 4.2-105 AA. Traffic Impact Studies (TIS) allow the City to analyze
and evaluate the traffic impacts and mitigation of a development on the City's
transportation system. In general, a TIS must explain how the traffic from a given
development affects the transportation system in terms of safety, traffic operations,
access and mobility, and immediate and adjoining street systems. A TIS must also
address, if needed, City, metro plan and state land use and transportation policies and
objectives.
[8J Seven (7) Copies of the Following Plan Sets for Pre-Submittal OR
Eighteen (18) Copies of the Following Plan Sets for Submittal
[8J All of the following plans must include the scale appropriate to the area involved
and sufficient to show detail of the plan and related data, north arrow, and date of
prepa ration.
[8J All plan sets must be folded to 8'12' by 11" and bound by rubber bands.
a. Site Assessment of Existing Conditions
[8J Prepared by an Oregon licensed landscape Architect or EngineerPRE.SUBMITIAL REC'D
[8J Vicinity Map JAN - 3 20lff'11
Revised 11.19.09
4 of 10
.
.
(gJ The name, location, and dimensions of all existing site features including buildings,
curb cuts, trees, and impervious surface areas, clearly indicating what is remaining and
what is being removed. For existing structures to remain, also indicate present use
and required setbacks from proposed property lines.
D The name, location, dimensions, direction of flow and top of bank of all watercourses
and required riparian setback that are shown on the Water Quality Limited Watercourse
Map on file in the Development Services Department
D The 100-year floodplain and floodway 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
(gJ The Time of Travel Zones, as specified in SDC 3.3-200 and delineated on the Wellhead
Protection Areas Map on file in the Development Services Department
(gJ Physical features including, but not limited to trees 5" in diameter or greater when
measured 4 '12 feet above the ground, significant clusters of trees and shrubs, riparian
areas, wetlands and rock outcroppings
(gJ Soil types and water table information as mapped and specified in the Soils Survey of
Lane County. A Geotechnical Report prepared by an Engineer must be submitted
concurrently if the Soils Survey indicates the proposed development area has unstable
soils and/or a high water table
b. Land Division Tentative Plan
(gJ Prepared by an Oregon licensed Land Surveyor
(gJ City boundaries, the Urban Growth Boundary, and any special service district
boundaries or railroad right-of-way which cross or abut the proposed land division
(gJ Location and width of all existing and proposed easements on and abutting the
proposed land division
(gJ Boundaries of entire area owned by the property owner, of which the proposed land
division is a part, as well as dimensions and size of each parcel and the approximate
dimensions of each building site indicating the top and toe of cut and fill slopes to scale
(gJ Location and type of existing and proposed street lighting, including type, height, and
area of illumination
(gJ Location, widths, conditions, and names of all existing and proposed streets, alleys,
dedications or other right-of-ways within or adjacent to the proposed land division.
Proposed streets should also include approximate radius of curves and grades and
relationship to any projected streets as shown on the Metro Plan, TransPlan,
Conceptual Development Plan, or Conceptual Local Street Map.
(gJ Location of existing and reqUired traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units and similar publiC facilities
~ Location and dimensions of existing and proposed driveways
~ Location of existing and proposed transit facilities
~ Location and width of all existing and proposed sidewalks, sidewalk ramps, pedestrian
access ways and bike trails
~ Location, size and type of plantings and street trees in any required planter strip
~ Location and size of existing and proposed utilities on and adjacent to the site including
sanitary sewer mains, stormwater management systems, water mains, power, gas,
telephone, and cable TV. Indicate the proposed connection points
PRE.SUBMITTAL REC'D
JAN - 3 ZUID I(
Revised 11.19.09
5 of 10
.
.
I:8J The locations of all areas to be dedicated or reserved for public use, with the purpose,
condition or limitations of the reservations clearly indicated
o Future Development Plan where phasing or large lots/parcels are proposed as specified
in SDC 5.12-120 E.
c. Stormwater Management Plan
I:8J Prepared by an Oregon licensed Civil Engineer
o Planting plan prepared by an Oregon licensed Landscape Architect where plants are
proposed as part of the stormwater management system
I:8J Roof drainage patterns and discharge locations
I:8J Pervious and impervious area drainage patterns
I:8J The size and location of stormwater management systems components, including but
not limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater
quality measures; and natural drainageways to be retained
I:8J Existing and proposed spot elevations and contours lines drawn at 1 foot intervals (for
land with a slope over 10 percent, the contour lines may be at 5 foot intervals)
I:8J Amount of proposed cut and fill
o Additional Materials That May be Required
IT IS THE APPLICANT'S RESPONSIBILITY TO DETERMINE IF ADDITIONAL
STANDARDS/ APPLICATIONS APPLY TO THE PROPOSED DEVELOPMENT. THE
APPLICANT SHOULD CONSIDER UTILIZING PRE-DEVELOPMENT MEETINGS AS
DISCUSSED IN SDC 5.1-120:
I:8J Proposed deed restrictions and a draft of any Homeowner's Association Agreement
o Additional plans and documentation for submittal of a Cluster Subdivision proposal
as specified in SDC 3.2-230
o 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
o A Geotechnical Report prepared by an engineer must be submitted concurrently if
there are unstable soils and/or a high water table present
I:8J Where the development area is within an overlay district, address the
additional standards of the overlay district
o If five or more trees are proposed to be removed, a Tree Felling Permit as specified
in SDC 5.19-100
o A wetland delineation approved by the Oregon Division of State Lands must be
submitted concurrently where there is a wetland on the property
o Any required federal or state permit must be submitted concurrently or evidence
the permit application has been submitted for review
o Where any grading, filling or excavating is proposed with the development, a Land
and Drainage Alteration permit must be submitted prior to development
o Where applicable, any Discretionary Use or Variance as specified in SDC 5.9-100
and 5.21-100
Revised 11.19.09
PRE-SUBMITTAL RECIO
JAN - 3 20i.!fll
6 of 10
.
.
o 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
o All public improvements proposed to be installed and to include the approximate
time of installation and method of financing
PRE-SUBMITTAL REC'D
JAN - 3 20%11
Revised 11.19.09
7 of 10
.
.
s~
........ 'k"
.. . ,,~.;
t,"",~/'I
.""
Phone: (541) 726-3753 Fax: (541) 736~1021
PUBLIC WORKS DEPARTMENT / Engineering Division
MARCH 5, 2004
REQUIRED STORMWATER SCOPING SHEET USE POLICY:
In October 2003, Springfield Public Works released a trial "stormwater scoping sheet," provided to help
engineers and developers meet storm water requirements in the Springfield Development Code (SDC) and
Engineering Design Standards and Procedures Manual (EDSPM). After a five month trial period, it became
apparent that users of the scoping sheet submitted much more complete applications than non-users, An
added bonus was a decrease in the overall review time spent on the applications, resulting in quicker notice of
decisions,
As a result of the benefits of the scoping sheets, the City has decided to make their use a mandatory process.
As of April 12, 2004, the use of stormwater scoping sheets will be required for all applications which require
development review, All applications submitted to the City shall provide four (4) copies of a completed
stormwater scoping sheet with the application packet. Attached with this letter is the latest version of the
scoping sheet, which reflects changes requested by the development community.
PLEASE NOTE: SUBMITTED APPLICATIONS WILL NOW BE REQUIRED TO SUBMIT A
COMPLETED STORM WATER SCOPING SHEET, STORM WATER STUDY AND PLANS IN
CONFORMANCE WITH THE SCOPE REQUIREMENTS
DIRECTIONS FOR USING STORMWATER SCOPING SHEETS ARE AS FOLLOWS:
1. Obtain scoping sheet from application packet, city website, or other location
2. Fill out project information (top half offront sheet) prior to commencement of work on stormwater
study (note: do not sign scoping sheet until it is received from the City with requirements checked).
3. Mail, fax, or email all pages to: City of Springfield, Public Works Dept, Attn: Matt Stouder
4. Receive completed scoping sheet (filled out by the City) indicating minimum requirements for a
complete stormwater study
5. Include four (4) copies of complete scoping sheet (signed by engineer at the bottom of page 2),
stormwater study and plans that comply with the minimum required scope with submittal of
application packet. The scoping sheet shall be included as an attachment, inside the front cover of the
storm water study.
Stormwater scoping sheets can be found with all application packets (City website and the Public Works front
counter) as well as on the Public Works web page at either: www.ci.soringfield.or.us/Pubworks/whatsnew.htm
or under the link for "fiIlable forms" at www.cLsoringtield,oLus/Pubworks/Design/start.htm, Thank you in
advance for working with the City of Springfield with this new process.
Sincerely,
Matt Stouder, Civil Engineer
City of Springfield, Public Works/Engineering
Email: mstouder@cLspringtield.or.us
Phone: (541) 736-1035
Fax: (541) 736-1021
PRE.SUBMITTAl REC'D
JAN - 3 20,Y.(1 \
Revised 11.19,09
8 of 10
Fax: (541) 736-1021
STORMW A TER MANAGEMENT SYSTEM SCOPE OF WORK
---- (Area below tl,is line filled out by Applicant)--
(Please return to Matt Stouder@CityofSpringfield Public Works Engineering; Fax # 736-/02/, Phone # 736-/035.)
Project Name: SPROW PARTITION Applicant: SYCAN B CORP
Assessors Parcel #: 17-03-22-12 TL#20801 Date: 12-10-10
Land Use(s): LOR . Phone #: 541-501-7249
Project Size (Acres): 2.3 AC Fax#: 541-746-2590
Approx. Impe,:"ious Art'll: . 27,344 SF Email: wbosslalsvcan.com
.
Project Description (Include a copy of Assessor's map): CREATE 3 PARCEL RESIDENTIAL PARTITION.
Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary:
SITE INFIL TRA TION, NO CONNECTION TO PUBLIC STORM SYSTEM.
Proposed Stormwater Best Management Practices: PERVIOUS PAVEMENT, INFILTRATION PLANTER &
SAND FILTER.
- (Area below this line filled out bv the Citv and Returned to tI,e Aoolicant)
(At a minimum, all boxes checked by the City on the/rant and back of this sheet shall be submitted
for an application to be complete for submittal, a/though other requirements may be necessary.)
Drainal!e Study TVDe (EDSPM Section 4.03.2): (Note. UH may be substituted for Rational Method)
0 Small Site Study - (use Rational Method for calculations)
0 Mid-Level Development Study - (use Unit Hydrograph Method for calculations)
0 Full Drainage Development Study - (use Unit Hydrograph Method for calculations)
Environmental Considerations:
0 Wellhead Zone: 0 Hillside Development:
0 WetlandlRiparian: 0 Floodway/Floodplain:
0 Soil Type: 0 Other Jurisdictions:
Downstream Analvsis:
0 N/A
0 Flow line for starting water surface elevation:
0 Design HGL to use for starting water surface elevation:
0 Manhole/Junction to take analysis to:
Return to Matt Stouder Ial. Cilv ofSoriol!field. email: mstouder(aJci.sorinl!field.or.us, FAX: 15411736-1021
Revised tl.19.09
PRE-SUBMITTAL REC'D
JAN - 3 20)611
9 of to
.
.
COMPLETE STUDY ITEMS
For Official Use Only:
"! Based upon the information provided on the front of this sheet, the following represents a minimum of what is needed for an
application to be complete for submittal with respect to drainage; however, this list should not be used in lieu of the Springfield
Development Code (SDC) or the City's Engineering Design Manual. Compliance with these requirements does not constitute site
approval; Additional site specific information may be required. Note: Upon scoping sheet subm!ttal. ensure completed/arm has
been signed in the space provided below:
Interim Design Standards/Water Quality (EDSPM Chapter 3)
Req'd N/A
D 0 All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin w/oil
filtration media) for stormwater quality. Additionally, a minimum of50% ofthe NBR impervious surface shall be
treated by vegetated methods.
D D Where required, vegetative stormwater design shall be consistent with interim design standards (EDSPM Section 3.02),
set forth by the Bureau of Environmental Services (B!=,S) or Clean Water Services (CWS).
o D For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified
by the BES for vegetative treatment.
D 0 lfa stonnwater treatment swale is proposed, submit calculationsJspecifications for sizing, velocity, flow, side slopes,
bottom slope, and seed mix consistent with either BES or CWS requirements.
D D Water Quality calculations as required in Section 3.03.1 of the EDSPM
D D All building rooftop mounted equipment, or other fluid containing equipment located outside ofthe building, shall
be provided with secondary containment or weather resistant enclosure.
General Study Requirements (EDSPM Section 4.03)
D D Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon.
o 0 A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map.
o 0 Calculations showing system capacity for a 2-year stann event and overflow effects of a 25-year storm event.
D D The time of concentration (Tc) shall be determined using a 10 minute start time for developed basins.
Review of Downstream System (EDSPM Section 4.03.4.C)
D D A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the
Oregon Plumbing Specialty Code (OPSC).
D D Elevations of the HGL and flow lines for both city and private systems where applicable.
Design of Storm Systems (EDSPM Section 4.04)
o 0 Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set.
D D Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe materials,
or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 Ib
load without failure of the pipe structure.
D 0 Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to
achieve a minimum velocity ofthree (3) feet per second at 0.5 pipe full based on Table 4-1 as well.
OtherlMise
o 0 Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site
drains
o 0 Private storm water easements shall be clearly depicted on plans when private stormwater flows from one property to
another
D D Drywells shall not receive runofflTom any surface wlo being treated by one or more BMPs, with the exception of
residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer
to the website: www.dea.state.or.us/wahrroundwa/uichome.hcm for more information.
D 0 Detention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events
*Tllisform shall be included as an attachment, inside thefront cover, of the stormwater study
"IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN!
As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study
and plan set.
Signature: Date:
Revised 11.19.09
PRE-SUBMITTAL REC'O
JAN - 3 ZOw'1 (
10 of 10
~
;:.
~.
~
~.
-
tii
~~
~>
~~
~
,
~
~
~
~
~ ~ ~ " ~ ~ " ~ ~ ~ >
11 " ~ ~ " 0
, s ~ > ~ e ~ , ~ ~
~ > , " ~ .
~ 11 ~ " <l I ~ [j ~
" e " , 0 ~
., , ~ & ~ ~
. ~ " OJ " ~
>
~ "
.>
6~
~~
~~
~
~
~.~
<9t;~
~~."
'"
B~~
0,'
:~
,-
~~
e
Q~l::
~~'::l
,,~~
.,
.~~
. 0
f;t ~
~ ~
3 ~
~ ~
~ '"
~
~ ~~ ~ ~ ~ ~ ~ ~~ ~
? ~~ ~ ~ ~ ~ ~ ~~ ~ : ~
5 ~~ ~ ~ ~ 8 ~~ ~ ~.
~.i: ~~ ~ ~ ~. ~ ~I~ ~
\:l ~iJ> f '" <::> t:J
~ ~~ ~ ~ ~ ~ ~ ~~ ~
~ ~~ ~ ~ ~ ~ ~ ~~ ~
~m (') \!!~ r-' :!i, ~ ~ el
~ ~ ~ ~ 8 ~ . ~ i
~~ ~ ~ ~ t:J ~~ ~
~ ~ "';r! I >> ~ ~ q~ II
~ ~~ ~ ~ ~ ~ ~ ~~ ~
~ ~ ~~ ~ ~ ~ ~ ~ ~~ t:J
)'! ., ~'i!:r- ~::'l v, Vi ~
,~ 'c. ~ ,""
~ 8- c ~ ~ l:: ~8 ~
~ l::g ~ ~ ~ ~ ~~
@ ~~ ~~ ~ ~ ~ ~~ ~
~ ..... ...:o:t ~ ~ 'li~
:l:I~ ~ ::?l ...,
~ ~ ~~ ~ ~ ~ ~
~ ~~ i ~ <::> ~
~ ::!';!'i i::: 'i! ~
~ ~;.':i ~ t>j ~
~~ 0 ~
,
~
OJ
~~~
~~"i
!:::'ii1~
~Iilt
'~~
0,
..
~l:i~
-'l'i!~
'"
~g:~
".0
~8~
~}l~
;-.;~~
.~
~~
~~
'5lg
~~
~~
~"
"
;;;~
:S~
,,";
~.
.
"
~~~~~
~>::~ '.
~~~~I
<:5t::<:;-<
"OJ",'
~;;;~.~
~~~~I
'i~~2~
~~l::<::l
iatll3ii8
<::l~'i!t:
;:eo ;Y
~~. ~
o
~
"
~
~
~
~
~~
~~
5~
,
.
~
~
~
I~
" ...
0; e.'-:~/'
. I ~ /~
Jf
E.;:: \
~. g. \
',' .. \ \
g.. '\
'"
".
,
tf.'itil8 1'111'1'.'1 :ilNVP
(
;~~_:;\/< ~ ,~.---.--j. \ i Y
!-o !'> :-
~
~
~
~
"
.
!fil
H'l
d"""3
~3 (v
"1"'
-~ ~
~, -,
~'8 C1\
;g
rn
.
<- en
):> c::
:z CO
I S':
~ ~
'"
= .-
.5 ;::0
rn
n
d
~ ~ ~ ~,~
r' O"l '<:'
(') ::'.! a ~~
~ ~ ~ ~~
c ~ 'll """,,
~ ~ ~ ~
o ~ '
." 0
, '
~
"
>
~
i
>
~
~
<
~
" " ~
o ~ ;j
, , ,-,
~ ~ Ct:l
ii;'
E;l
, ::>
\:> ~ r5
~ B V5
,
~
c:
\
~
~~
~~ ~
~/J:l t::tS
~""'l ~
bt>3...... ~
~ ~~ ~
<b ' /J:l '-"
IJ.l'" /J:l-.::.....:J
~~tI:>.JR....,
~<b~~~~
... .... t>i I:\:) I:i:J
;.;.<...... <"":l!'J '-
"'~Cl <"":l ,,-U
'" N""Cl~
'I:\:) ~ ;..: ::0 ~
:::""'l~'tI~
Cl~S1i >-..;;;
, ~
~~ >-..;;;
~~. S2
Cl~'" <:::,
'.<i:
:::!1
~
L
r
-u
A--J
'"
-~~/--'
- --
~-
~/ / /
/' ,/ ,/
/ ,_/.1.-
-,
\ ~
I
I ~
I ~
I t::i
I
I
~ ~ ~ 0 ~
" " OJ
" ~ >
, ~ ~ ,
,
~ ~ ~ , -
~ " ~ ~
, .
i'
';
,
"
~
~
i
o+z
i
,
~
:::-
~.
I:l-
~.
..
~
-u
;;0
rn
.
'- en
~ c:=
:z 1::0
I~
~~
'" .--
=
~~
- ("')
o
.
u
~
$
~
~
~
~
~
~
,If
Ii
J er
EI III
I; ~. f:
I ... >
,
h'"
,~5
fd.
.
N
l\:i
~
C::l
~
"-
~ ~
~~
~~ ~
~Cfl ~
~""3 ~
t::J~"" ~
~~~Cfl~
?:lr ~~~
~~~~~t;3
~... t>Jl\:l1:l:l
"'....C"lll5 ""-
~$-) c' 8 ~
e.;l\)~;::~~
<::>~:sl"15~
~. J'5 ~
~<o CS
l:>i~ ~
2?'l ~
~;"l
~
+~
.
.
File: SPROW (00130)
Date: 13 December 20 I 0
Page: I
City of Springfield
Application for Partition Narrative
TO:
City of Springfield
Department of Community Development
DATE: 13 December 2010
FROM:
Goebel Engineering & Surveying, Inc.
310 Garfield Street
Eugene, OR 97402
FILE:
SUBJECT: A Petition to Partition Low Density Residential Real Property in the City of
Springfield.
REQUEST: Applicant requests approval of Tentative Partition Plat for
conversion of vacant land to three single family home lots
in the City of Springfield's Urban Fringe area.
OWNER: Sycan B Corp
840 Beltline Road, Suite 202
Springfield, OR 97477
APPLICANT:
Sycan Development by and through
Richard D. Boyles and Whitney Boss
840 Beltline Road, Suite 202
Springfield, OR 97477
541/746-8444
wboss(W,sycan.com
APPLICANT'S
REPRESENTATIVE,
SURVEYOR & ENGINEER:
Scott Goebel, P.E., P.L.S.
Goebel Engineering & Surveying, Inc. S EC'D
310 Garfield Street PRE- UBMIlTAl R
Eugene, OR 97402 JAN - 3 ZO;tfl[
5411687-0542
scott@goebeleng.com
PROPERTY DESCRIPTION:
The property has a Metro Plan designation of Low Density
Residential (LDR). The property is more particularly
described in Exhibit 'A', attached hereto.
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 2
PROPERTY LOCATION:
The property that is subject to this request is located west of
Game Farm Road, between Mallard Avenue and
Raleighwood Avenue, Springfield, Oregon 97477. The
property is unaddressed at the time of this application.
PARCEL SIZE:
Approximately 2.32 Acres
SPRINGFIELD CITY LIMITS:
URBAN GROWTH BOUNDARY:
COMPREHENSIVE PLAN DESIGNATION:
CITY DESIGNATION:
Outsidc
Inside
Low Density Residential
Low Density Residentia] and
Gateway Refinement Plan
CURRENT ZONING:
SPRINGFIELD FIRE PROTECTION DISTRICT:
SPRINGFIELD UTILITY BOARD SERVICE AREA:
PARKS AND RECREA nON
SCHOOL DISTRICT
Low Density Residential
Inside
Inside
PRE.g! t~MITTAL REC'D
JAN - 3 ZOWll
SITE ANALYSIS:
The property proposed herein is approximately a 2.32 acre parcel located in the county of
Lane, Oregon, south ofBe]tline Road, bordered by Game Farm Road on the east, Game Bird
Village and First Addition to Game Bird Village on the southwest, Raleighwood Park, First and
Second Additions to Raleighwood Park on the northeast and the Holiday Inn (at 9] 9 Kruse Way)
to the north. The property is accessed at its southeastern corner, where it abuts the Game Farm
Road right-of-way (which is the only legal access).
The property is currently undeveloped but has a long history of use and activity. The
property was purchased by Sycan B Corp in September 1988. As of 1910 the ownership of the
property was part of the Southern Pacific Railroad system running north and south through
Springfield, Oregon.
Currently many of the neighbors utilize a portion of the property for personal gardens.
The garden use, with pennission of the property owner, has been a long time agreement between
. Sycan and the neighbors on the eastern property line of the parcel, with the heaviest
concentration of the uses being at the northeast corner, then moving south.
The property is rectangular in shape, being 60 feet wide, with an average length of 1688'.
The western property line abuts the back oflots addressed on Pheasant Boulevard in Game Bird
'1,
I':'
,J.;,":"
'" , ", ;.;'."
.
.
Fi]e: SPROW (00130)
Date: ] 3 December 2010
Page: 3
Village Subdivision; the eastem property line abuts the back of lots addressed on Raleighwood
Avenue. The southeasterly property line is coincident with the westerly right-of-way line of
Game Farm Road. The north property line is the south boundary of the Ho]iday Inn property,
located at 919 Kruse Way, Springfield, Oregon.
STORM DRAINAGE:
The property currently exhibits natural infiltration with no apparent runoff to adjacent
lots. A bioswa]e type drainage system, located at the southeast comer of the property where it
intersects with Game Farm Road, looks to be intact and functioning. Although currently over run
with blackberries, the culvert system installed many years ago appears to still function well and,
with a bit of serious maintenance, the system will provide excellent drainage for the stom1 runoff
from the public right-of-way of Game Farm Road (but no adjacent land). Infiltration facilities
are proposed for all new impervious surfaces.
UTILITIES:
There are overhead power lines running the full length of the southwest and northeast
boundaries of the property. Communication, water, and gas are located in Game Farm Road. A
large water main also runs along the southwest property boundary.
EASEMENTS:
There are no public or private easements on subject property.
APPLICABLE CRITERIA:
Springfield Development Code Sections 5.12-120 through 5.12-130 apply to this application for
Tentative Partition of the above referenced real property, herein after referred to as "Proposed
Project".
5.12-120 Tentative Plan Snbmittal Requirements
A Tentative Plan application shall contain the elements necessary to demonstrate that the provisions
. of this code are being fulfilled.
EXCEPTION: In the case of Partition applications with the sole intent to donate land to a public
agency, the Director, during the Pre-Submittal Meeting, may waive any submittal requirements that
can be addressed as part of a future development application. PRE-SUBMITTAL REeD
JAN - 3 20,W/(
.'.'. "n:," ';;l
.,,'
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 4
A. General Requirements.
1. The Tentative Plan, including any required Future Development Plan, shall be prepared
by an Oregon Licensed Land Surveyor on standard sheets of 18" x 24". The services of and
Oregon registered Engineer may also be required by the City in order to resolve utility issues
(especially stormwater management, street design and transportation issues), and site constraint
and/or water quality issues.
2. The scale of the Tentative Plan shall be appropriate to the area involved and the amount
of detail and data, normally 1" = 50', 1" = 100', or I" = 200'.
3. A north arrow and the date the Tentative Plan was prepared.
4. The name and address of the owner, applicant, if different, and the Land Surveyor and/or
Engineer who prepared the Partition Tentative Plan.
5. A drawing of the boundaries of the entire area owned by the partitioner or subdivider of
which the proposed land division is a part.
6. City boundaries, the Urban Growth Boundary (UGB) and any special service district
boundaries or railroad right-of-way, which cross or abut the proposed land division.
7. Applicable zoning districts and the Metro Plan designation of the proposed land division
and of properties within 100 feet of the boundary of the subject property.
8. The dimensions (in feet) and size (either in square feet or acres) of each lot/parcel and the
approximate dimensions of each building site, where applicable, and the top and toe of cut and
fill slopes to scale.
9. The location, outline to scale and present use of all existing structures to remain on the
property after platting and their required setbacks from the proposed new property lines.
10. The location and size of existing and proposed utilities and necessary easements and
dedications on and adjacent to the site, including but not limited to sanitary sewer mains,
stormwater management systems, water mains, power, gas, telephone, and cable TV. Indicate the
proposed connection points.
11. The locations widths and purpose of all existing or proposed easements on and abutting
the proposed land division; the location of any existing or proposed reserve strips.
.,:'
PRE-SUBMITTAL REC'O
JAN - 320%11
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 5
12. The locations of all areas to be dedicated or reserved for public use, with the purpose,
condition or limitations of the reservations clearly indicated.
Response: All of the requirements noted in the above stated items (1-12) are depicted 011
Tentative Plat sheets 1-5, inclusive.
B. A Site Assessment of the Entire Development Area. The Site Assessment shall be
prepared by an Oregon Licensed Landscape Architect or Engineer and drawn to scale with
existing contours at I-foot intervals and percent of slope that precisely maps and delineates the
areas described below. Proposed modifications to physical features shall be clearly indicated. The
Director may waive portions of this requirement ifthere is a finding that the proposed
development will not have an adverse impact on physical features or water quality, either on the
site or adjacent to the site. Information required for adjacent properties may be generalized to
show the connections to physical features. A Site Assessment shall contain the following
information.
1. The name, location, dimensions, direction of flow and top of bank of all watercourses that
are shown on the Water Quality Limited Watercourses (WLQW) Map on file in the Development
Services Department;
2. The 100-year floodplain and floodway boundaries on the site, as specified in the latest
adopted FEMA Flood Insurance Maps or FEMA approved Letter of Map Amendment or Letter
of Map Revision;
3. The Time of Travel Zones, as specified in Section 3.3-200 and delineated on the
Wellhead Protection Areas Map on file in the Development Service Department;
4. Physical features including, but not limited to significant clusters of trees and shrubs,
watercourses shown on the (WLQW) Map and their riparian areas, wetlands, and rock
outcroppings;
5. Soil types and water table information as mapped and specified in the Soils Survey of
Lane County; and
6. Natural resource protection areas as specified in Section 4.3-117.
Response: Tentative Plat sheet 1 of5 includes all items as setforth in 1-6, above.
C. A Stormwater Management Plan drawn to scale with existing contours at I-foot intervals
and percent of slope that precisely maps and addresses the information described b~lQ~. w.,'l[~as
, .' .'..... '.. hi, ", rt<I:-SutsIVIITTAl RECID
JAN - 3 20m-ll
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 6
where the percent of slope is 10 percent or more, contours may be shown at 5-foot intervals. This
plan shall show the stormwater management system for the entire development area. Unless
exempt by the Public Works Director, the City shall require that an Oregon licensed Civil
Engineer prepare the plan. Where plants are proposed as part of the stormwater management
system, au Oregon Licensed Landscape Architect may also be required. The plan shall include
the following components:
1. Roof drainage patterns and discharge locations;
2. Pervious and impervious area drainage patterns;
3. The size and location of storn1water management systems components, including but not
limited to: drain lines, catch basins, dry wells and/or detention ponds; stormwater quality
measures; and natural drainageways to be retained;
4. Existing and proposed site elevations, grades and contours; and
5. A stormwater management system plan with supporting calculations and documentation
as required in Section 4.3-110 shall be submitted supporting the proposed system. The plan,
calculations and documentation shall be consistent with the Engineering Designs Standards and
Procedures Manual to allow staff to determine if the proposed stormwater management system
will accomplish its purposes.
Response: The requirements set forth in 1-5, as stated above, are addressed in the
Storm water Management Plan that is included in the Storm water Management Report
that accompanies this narrative (refer to Exhibit 'F').
D. A Response to Transportation issues complying with the provisions ofthisCode.
1. The locations, condition, e.g., fully improved with curb, gutter and sidewalk, AC mat, or
gravel, widths and names of all existing streets, alleys, or other rights-of-way within or adjacent
to the proposed land division;
2. The locations, widths and names of all proposed streets and other rights-of-way to include
the approximate radius of curves and grades. The relationship of all proposed streets to any
projected streets as shown on the Metro Plan, including the TransPlan, any approved Conceptual
Development Plan and the latest version of the Conceptual Local Street Map;
3. The locations and widths of all existing and proposed sidewalks, pedestrian trails and
accessways, including the location, size and type of plantings and street trees in any required
planter strip;
, :.\;~, ,--
.,:,, '.",
" J.~+., ~i\;;~'
',,-,,', 'I I,
PRE-SUBMITTAL REC'O
JAN - 3 20.Hf11
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 7
4. The location of existing and proposed traffic control devices, fire hydrants, power poles,
transformers, neighborhood mailbox units and similar public facilities, where applicable;
5. The location and dimensions of existing and proposed driveways, where applicable;
6. The location of existing and proposed street lighting: including the type, height and area
of illumination;
7. The location of existing and proposed transit facilities;
8. A copy of a Right-of-way Approach Permit application where the property has frontage
on an Oregon Department of Transportation (ODOT) facility; and
9. A Traffic Impact Study prepared by a Traffic Engineer, where necessary, as specified in
Section 4.2-1 05AA.
Respollse: Applicable trallsportatioll issues alld respollses are depicted 011 Telltative Plat
sheets 3-5.
E. A Future Development Plan. Where phasing or large lots/parcels are proposed, the
Tentative Plan shall include a Future Development Plan that:
1. Indicates the proposed redivision, including the boundaries and sequencing of each
proposed redivision at minimum urban density for proposed phasing, any lot/parcel that is large
enough to further divide, or a plot plan showing building foot prints for MDR and HDR
minimum densities;
2. Addresses street connectivity between the various phases of the proposed development
based upon compliance with TransPlan, the Regional Transportation Plan (RTP), applicable
Refinement Plans, Plan Districts, Master Plans, Conceptual Development Plans, or the
Conceptual Local Street Map and this Code;
3. Accommodates other required public improvements, including but not limited to, sanitary
sewer storm water management, water and electricity;
4. Addresses physical features, including but not limited to, significant clusters oftrees and
. shrubs, watercourses shown on the Water Quality Limited Watercourse Map and their associated
riparian areas, wetlands, rock outcroppings and historic features; and
'.'i
PRE-SUBMITTAL REC'O
JAN - 3 20ilf Il
5.
Discusses the timing and financial provisions relating to phasing.
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 8
Response: A Future Development Plan is not required for this application.
F. Additional information and/or applications required at the time of Tentative Plan
application submittal shall include the following items, where applicable:
1. A brief narrative explaining the purpose of the proposed land division and the existing
use of the property;
Response: This narrative is provided in response to the above-stated requirement.
2. If the applicant is not the property owner, written permission from the property owner is
required;
Response: The applicant is the property owner; not applicable,
3. A Vicinity Map drawn to scale showing bus stops, streets, driveways, pedestrian
connections, fire hydrants and other transportation/fire access issues within 200 feet ofthe
proposed land division and all existing Partitions or Subdivisions immediately adjacent to the
proposed land division;
Response: The Vicinity Map, as outlined above, is included as sheet 1 of the Tentative
Plat submitted herewith.
4. How the Tentative Plan addresses the standards of any applicable overlay district;
Response: Drinking Water Overlay: Time of travel has been noted in this application
packet. Urbanizable Fringe (UF-lO): The Applicant and Design Team are working
with the County to determine on site septic requirements. The results of this endeavor
may alter the size of the parcels proposed within this application.
5. ' How the Tentative Plan addresses Discretionary Use criteria, where applicable;
Response: Not applicable.
6.
A Tree Felling Permit as specified in Section 5,19-100;
PRE-SUBMITTAL REC'O
JAN - 3 20%1/
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 9
Response: Not applicable.
7. A Geotechnical Report for slopes of 15 percent or greater and as specified in Section 3.3-
500, and/or if the required Site Assessment in Section 5.12-120B. Indicates the proposed
development area has unstable soils and/or high water table as specified in the Soils Survey of
Lane County;
Response: Not applicable.
8. An Annexation application as specified in Section 5.7-100 where a development is
proposed outside of the city limits but within City's urban growth boundary and can be serviced
by sanitary sewer;
Response: Not applicable. The Lane County Sanitarian will issue Site Evaluation
Permits for on site septic systems.
9. A wetland delineation approved by the Department of State Lands shall be submitted
concurrently where there is a wetland on the property;
Response: Not applicable.
10. Evidence that any required Federal or State permit has been applied for or approved shall
be submitted concurrently;
Response: Not applicable.
11. All public improvements proposed to be installed and to include the approximate time of
installation and method of financing;
Response: Not applicable.
12. Proposed deed restrictions and a draft of a Homeowner's Association Agreement, where
Response: Not applicable.
5.12-125 Tentative Plan Criteria
PRE-SUBMITTAL REC'O
JAN - 3 Zo.W tl
, .-"_,.1-,
,.-, :'.i
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 10
The Director shall approve or approve with conditions a Tentative Plan application upon
determining that all applicable criteria have been satisfied. If conditions cannot be attached to
satisfy the approval criteria, the Director shall deny the application. In the case of Partitions that
involve the donation of land to a public agency, the Director may waive any approval criteria
upon detennining the particular criterion can be addressed as part of a future development
application.
A. The request conforms to the provisions of this Code pertaining to lot/parcel size and
dimensions.
Response: SDC Chapters 3.2-215 through 3.2-220 address applicable parcel
configuration standards as noted below.
Section 3.2-215 Base Zone Development Standards
The Proposed Project is in the Low Density Residential (LDR) zoning district and is a multiple pan
handle lot proposal.
The following base zone development standards are established.
.ResideritialZonina DistriCt
LowiDiinsity MeditimDensity High'Deilsity ,,, ,.
Develonmentistaridard Resiii€ritliiirLDR J . Residimtia/fMDRJ' :' " ResideritiMiHDRJ,;-:,,;~
,staildartfLotsjParcels .. -,
." ~"'"
Minimum Area:
East-West Streets 4 SOD sauare feet 4.500 sauare feet 4 500 souare feet
North-South Streets: 5 000 sn ua re feet 5.000 sauare feet 5 000 sauare feet
Minimum Street Frontane:
East-West Streets 45 feet 45 feet 45 feet
North-South Streets 60 feet 60 feet 60 feet
Corner Lots/Parte71jJr2 ) , ,
Minimum Area: 6 000 souare feet 6 000 sa ua re feet 6 000 sauare feet
East-West Streets 45 feet 45 feet 45 feet
North-South Streets 60 feet 60 feet 60 feet
Pailhiindle'LotsjPilrcels(SeeSectioil'3.2"220 Jldditionilll?i1nhilndle LptjParceIDevelopmeflt-' . 0'
sti1ndi1fdSI . - , ,.'
Sinale Panhandle: ,
Minimum Area in Pan Portian 4 500 snuare feet 4.500 sauare feet 4 500 snuare feet
Minimum Street Frontane 20 feet 20 feet 20 feet
Multinle Panhandles:
Minimum Area in Pan Portion 4 500 snuare feet 4.500 sauare feet 4 500 square feet
Minimum Street Frontage 26 feet total, each individual frontage is based upon the number of
oanhandles.
Lots/Parcels on bulb,nortionof a cul-de-sac
Minimum Area T 6 000 snuare feet 6 000 sauare feet I 6 09l:Jt:;alJai:l!, feet'A I II
- . ',.-, . """, t I'&. vv..,n III In.. \1
, ": '.'... ,t, '.'L .L
EC'D
JAN - 3 zlUlf I(
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 11
Minimum Street Frontaqe 3S feet I 35 feet I 35 feet
Lots/Parcels within the Hillside Development Overlav,District (Section.3:3':SOO) '"
< 15 percent slope:
Minimum Area 10 000 square feet 10 000 square feet 10 000 square feet
Minimum Street Frontaqe 60 feet 60 feet 60 feet
15-25 percent slope:
Minimum Area 10 000 square feet 10 000 square feet 10000 square feet
Minimum Street Frontaqe 90 feet 90 feet 90 feet
25-35 percent slope: ,
Minimum Area 20000 square feet 20000 square feet 20000 square feet
Minimum Street FrontaQe 150 feet 150 feet 150 feet
> 35 percent slope:
Minimum Area 40 000 Sq ua re feet 40 000 Sq ua re feet 40 000 square feet
Minimum Street Frontaqe 200 feet 200 feet 200 feet
Lots/Parcels in 'the!lJrlianizable,J;ritigeiOiteflavDismCtISectiiJif3:3,IJOO)' ,~,""" ' ''''..-',:.c':;;.''''
'.. <
','" \ '-,
., -'d~ .'
Lot/Parcel Area The creation of new lots/parcels in the City's urbanizable area shall be either
10 acres, 5 acres or shall meet the area standards of this Section when
aooroved throuqh the Partition orocess soecified in Section 5,12-100.
Milximum'Lot/Parcef. ' ~5 'percent' " . 4?:j:lercent " 45:percenh," ,
Coiteraqe!{3} . '" 4, .'t.' . .~
.i"
Miiiimum,Setbacks'fo/:'PfimaryistiUCtures(41(SJ(7Jf8J(9 J(1.0J.:-~ . . """,-,." " '
Front Yard 10 feet 10 feet 10 feet
Street Side Yard 10 feet 10 feet 10 feet
Rear Yard 10 feet 10 feet 10 feet
Interior Yard Setbacks 5 feet 5 feet 5 feet
Front Yard Setback-Garages 18 feet measured along the driveway from:
and Carports(6) 1. The property line fronting the street to the face of the garage or carport; or
2. The property line fronting the street to the far wall of the garage or carport
where the face of the structure is perpendicular to the street.
3. Where a garage or carport faces a panhandle driveway, the 18 feet is
measured fro the inner travel edge (pavement or gravel) within the
panhandle to the face of the structure; the setback is 3 feet when the
garage or carport fronts and alley.
Accessory Structures Accessory structures shall not be located between any front or street side
yard of a primary structure and shall be set back at least 3 feet from interior
side and rear lotfoarcellines,
Panhandle and Duplex All setbacks for panhandle lots/parcels are based on the orientation of the
Lots/Parcels front and rear of the dwelling occupying the lot/parcel. All setbacks for
duplexes on corner lots/parcels are based upon the front yard of each unit
established bv the street or streets for address purposes,
Base Solar Standards Section 3.2-225.
Maximum Building Height
(11)(12)(13) 30 feet 35 feet 35 feet
",'i"!'.:'"
.. .n,., ',,'\f~.l~;\n\ C:\.>';': n -; ,!
,. l\'\' (J
;f,',..
"L ",,~;'L.;'. n. ;,';: ,',:1'1
PRE.SUBMllTAl REC'O
JAN - :I 20%'1I
., c:i l '.F,-,~
.
.
File: SPROW (00130)
Date: 13 December 20 I 0
Page: 12
Response:
. Parcell is 18,322 square feet with 72' of frontage (north/south street).
.
Parcels 2 and 3 are both greater than 4,500 square feet. The combined frontage
width is 26' (panhandle parcels).
,
3.2-220 Additional Panhandle Lot/Parcel Development Standards
A. Special provisions for lots/parcels with panhandle driveways:
1. Panhandle driveways are permitted where dedication of public right-of-way is impractical
or to comply with the density standards in the applicable zoning district. Panhandle driveways
shall not be permitted in lieu of a public street, as determined by the Director.
Response: A public street is not feasible in this development. The only access is from
Game Farm Road. The adjacent lands to the east, north and west are fully developed,
with insufficient width to allow for a public street and associated setbacks between
existing buildings. Maximum block length would require a second access point, which
is not possible.
2. Panhandle driveways shall not encroach upon or cross a watercourse, other body of water
or other topographic feature unless approved by the Director and the City Engineer.
Response: There are no existing watercourses.
3. The area of the pan portion does not include the area in the "panhandle" driveway.
Response: The pan portion of Parcels 2 and 3 are greater than 4,500 square feet,
thereby complying with code criteria.
4. No more than 4 lots/parcels or 8 dwelling units shall take primary access from I multiple
panhandle driveway.
Response: The applicant is proposing only 2 panhandle parcels:
5. The paving standards for panhandle driveways are:
PRE-SUBMITTAL REC'O
JAN - 3 20%1 (
','''''1
,;:;1 _I"';"
" . ~ ;.", ,
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 13
b. Eighteen feet wide for a multiple panhandle driveway from the front property line to the
pan of the last lot/parcel. This latter standard takes precedence over the driveway width standard
for multiple family driveways specified in Table 4.2-2.
Respollse: Thejoillt driveway is proposed to be 18' wide (ill a 20' wide easemellt); 26'
wide at the frolltage Oil Game Farm Road.
3.2-220 B. The Director may waive the requirement that buildable lots/parcels have frontage
on a public street when access has been guaranteed via a private street, or driveway with an
irrevocable joint use/access easement as specified in Section 4.2-120A. In the residential
districts, when a proposed land division includes single or multiple panhandle lots/parcels and
the front lot/parcel contains an existing primary or secondary structure, the Director may allow an
irrevocable joint use/access easement in lieu of the panhandles when there is not enough area to
meet both the applicable panhandle street frontage standard and the required 5-foot wide side
yard setback standard for the existing structure. In this case, the irrevocable access easement
width standard shall be:
I. Fourteen feet wide for a single panhandle lot/parcel in the LDR District.
2. Twenty feet wide for a single panhandle in the MDR and HDR District, or where multiple
panhandles are proposed in any residential district.
Respollse: The currellt proposal illcludes a draft irrevocable joillt use/access
easemellt (Exhibit 'C') for the bellefit of the three proposed parcels. This Irrevocable
Joillt Use /Access Easemellt DRAFT also illcludes mailltellallce provisioll for the
bellefit of the future property oWllers. Therefore, the proposed Applicatioll complies
with the above code sectioll without request or Ilecessity of a variallce.
B. The zoning is consistent with the Metro Plan diagram and/or applicable Refinement Plan
diagram, Plan District map, and Conceptual Development Plan.
Respollse: The Metro Plall desigllates this property as Low Dellsity Residelltial (LDR).
The Gateway Refillemellt Plall also desigllates this property as Low Dellsity
Residelltial (LDR). Therefore, the proposed property is cOllsistellt alld compliallt to
applicable criteria.
Capacity requirements of public and private facilities, including but not limited to, water and
electricity; sanitary sewer and stormwater management facilities; and streets and traffic safety
controls shall not be exceeded and the public improvements shall be available to serve the site at
",\,.;. ',,'
PRE.SUBMITTAl REC'O
JAN - 3 20)611
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: ]4
the time of development, unless otherwise provided for by this Code and other applicable
regulations. The Public Works Director or a utility provider shall determine capacity issues.
Response: Development Standards for applicable infrastructure are addressed in
response to SDC Chapters 4.2-115 through 4.2-145, as outlined below.
D. The proposed land division shall comply with all applicable public and private design
and construction standards contained in this Code and other applicable regulations.
Response: Developmeflt Standards for applicable infrastructure are addressed in
response to SDC Chapters 4.2-115 through 4.2-145, as outlined below.
4.2-115 Block Length
Block length for local streets shall not exceed 600 feet, unless the developer demonstrates that a
block length shall be greater than 600 feet because of the existence of one or more of the
following conditions: .
A. Physical conditions preclude a block length of 600 feet or less. These conditions may
include topography or the existence of physical features, including but not limited to: wetlands,
ponds, streams, channels, rivers, lakes or steep grades, or a resource under protection by State or
Federal law;
Buildings or other existing development on adjacent lands, including previously subdivided but
vacant lots/parcels that physically preclude a block length 600 feet or less, considering the
potential for redevelopment; or
Response: Existing developed lots that abut the property are fully developed.
Furthermore, there is not enough room between the existing buildings for a public
right-of-way and associated setbacks between buildings (though we are not proposing a
public or private street).
C. Where the extension of a public street into the proposed development would create a
block length exceeding 600 feet, the total block length shall be as close to 600 feet as possible.
4.2-120 Site Access and Driveways
A.
Site Access and Driveways-General.
PRE-SUBMITfAl REC'O
JAN - 3 20).l(11
" !
.
.
File: SPROW (00130)
Date: 13 December 20 10
Page: 15
I. All developed lots/parcels shall have an approved access provided by either direct access
to a:
a. Public street or alley along the frontage of the property;
b. Private street that connects to the public street system. The private street shall be
constructed as specified in Section 4.2-110 (private streets shall not be pennitted in lieu of public
streets shown on the City's adopted Conceptual Street Plan or TransPlan); or
c. Public street by an irrevocable joint use/access easement serving the subject property that
has been approved by the City Attorney, where:
1. A private driveway is required in lieu of a panhandle driveway, as specified in Section
. 3.2-220B.; or
ii. Combined access for 2 or more lots/parcels is required to reduce the number of driveways
along a street, as determined by the Public Works Director.
Driveway access to designated State Highways is subject to the provisions of this Section in
addition to requirements of the Oregon Department of Transportation (ODOT) Highway
Division. Where City and ODOT regulations conflict, the more restrictive regulations shall
apply.
Response: The only legal access is from Game Farm Road. The proposed shared joint
use driveway will serve all 3 parcels. Configuration of this joint use driveway complies
with the standards set forth in SDC Chapter 3.2-220.
B. Driveway access to local streets is generally encouraged in preference to access to streets
of higher classification.
EXCEPTION: Driveway access to arterial and collector streets may be permitted if no
reasonable alternative street access exists or where heavy use oflocal streets is inappropriate due
to traffic impacts in residential areas.
1. Where a proposed development abuts an existing or proposed arterial or collector street,
the development design and off-street improvements shall minimize the traffic confliCts.
2. Additional improvements or design modifications necessary to resolve identified
transportation conflicts may be required on a case by case basis.
PRE-SUBMITTAL REC'O
JAN - 3 20%11
.
.
File:
Date:
Page:
SPROW (00130)
\3 December 2010
16
Driveways shall be designed to allow safe and efficient vchicular ingress and egress as specified
in Tables 4.2-2 through 4.2-5 and the City's Engineering Design Standards and Procedures
Manual and the Public Works Standard Construction Specifications.
Response: Table 4.2-4 applies to the proposed project (see below).
Table 4.2-4
Minimum Separations Between a Driveway and the Nearest
Intersection Curb Return on the Same Side of the Street.(l)
Street Type .,""'"
Land.;Use AFterial Collector. LocaJ' .
Single-family 200 feet 50 feet 30 feet
Residential and
Duplexes
Multifamily Residential 200 feet 100 feet 75 feet
Commercial! Public 200 feet 100 feet 75 feet
Land
Industrial 200 feet 200 feet 150 feet
Response: There is 127' separation between the proposedjoint use driveway and the
intersection of Mallard Avenue and Game Farm Road.
4.2-125 Intersections
Intersections shall be designed and constructed as specified in the City's Engineering Design
Standards and Procedures Manual and the following requirements.
A. In order to minimize traffic conflicts and provide for efficient traffic signalization,
intersections involving curb return driveways and streets, whether public or private, shall be
directly opposed, unless a Traffic Impact Study indicates that an offset intersection benefits
public safety to a greater degree.
,","';
. -', I : .:-', ..: "_ ._\ r : ,/ r"' . ._. " -I :-' ~; , i _ ,I' i;. "
PRE-SUBMITTAL RECID
JAN - 3 20W ~J
.
.
File SPROW (00130)
Date: 13 December 2010
Page: 17
B. Streets shall be laid out so as to intersect as nearly as possible at right angles. The angle
of intersection between 2 intersecting streets shall be at least 80 degrees. At intersections, each
local street shall be straight or have a radius greater than 400 feet for a distance of 1 00 feet from
each intersection. At intersections, each collector or arterial street shall be straight or have a
radius greater than 600 feet for a distance of 100 feet from each intersection.
Response: Not applicable.
4.2-130 Vision Clearance
A. All comer lots/parcels shall maintain a clear area at each access to a public street and on
each comer of property at the intersection of 2 streets or a street and an alley in order to provide
adequate sight distance for approaching traffic.
B. No screen or other physical obstruction is permitted between 2-1/2 and 8 feet above the
established height of the curb in the triangular area (see Figure 4.2-A).
EXCEPTION: Items associated with utilities or publicly owned structures for example, poles
and signs, and existing street trees may be permitted.
C. The clear vision area shall be in the shape of a triangle. Two sides of the triangle shall be
property lines for a distance specified in this Subsection. Where the property lines have rounded
comers, they are measured by extending them in a straight line to a point of intersection. The
third side of the triangle is a line across the comer of the lot/parcel joining the non-intersecting
ends of the other 2 sides. The following measurements shall establish the clear vision areas:
(1) These standards may be increased if warranted for safety reasons by the Public Works
Director.
Response: Vision Clearance areas are depicted on Tentative Plat sheets 4 and 5,
included herewith.
4.2-135 Sidewalks
A. Sidewalks and planter strips abutting public streets shall be located wholly within the
. public street right-of-way, unless otherwise approved by the Public Works Director.
B. Sidewalks shall be designed, constmcted, replaced or repaired as specified in the City's
Engineel1ng Design Standards and Procedures Manual, the Public Works Standard Construction
Specifications and the Springfield Municipal Code, 1997. New sidewalk design shrkE~UBMITTAl REC'O
.' ,; :n,..: '" '. .'..., '" JAN - 3 zoJ1f II
. :',:-'i.,'.!: i',
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 18
consistent with existing sidewalk design in the same block in relation to width and type
C. Planter strips may be required as paJi of sidewalk construction. Planter strips shall be at
least 4.5 feet wide and long enough to allow the tree to survive. Maximum planter strip width is
dependent upon the type of tree selected as specified in the City's Engineering Design Standards
and Procedures Manual.
Maintenance of sidewalks is the continuing obligation of the abutting property owner.
Response: The applicant is willing to sign a Non-Remonstrant Agreement for public
improvements on the west side of Game Farm Road to include paving, curb, planter,
sidewalk, street trees, lighting, storm and a wastewater system.
E. Physical features, including, but not limited to: steep slopes with unstable soil or
geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs;
watercourses shown on the WQL W Map and their associated riparian areas; other riparian areas
and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic
and/or archaeological significance, as may be specified in Section 3.3-900 or ORS 97.740-760,
358.905-955 and 390.235-240, shall be protected as specified in this Code or in State or Federal
law.
Response:
No physical features exist on or near subject property.
F. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic,
bicycle and pedestrian safety to avoid congestion; provide connectivity within the development
area and to adjacent residential areas, transit stops, neighborhood activity centers, and
commercial, industrial and public areas; minimize driveways on arterial and collector streets as
specified in this Code or other applicable regulations and comply with the ODOT access
management standards for State highways.
Response: The applicant is proposing a joint use driveway to provide vehicular, bicycle
and pedestrian traffic access for all 3 parcels to Game Farm Road. Additional parking
is proposed in front of the garages.
G. Development of any remainder of the property under the same ownership can be
. accomplished as specified in this Code.
Response: There is no remaining property; not applicable.
PRE-SUBMITTAL REC'O
JAN - 3 20ilf II
"" L '..:\, ~ l' i"" ,
d '~+;'-'" !'.,
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 19
H. Adjacent land can be developed or is provided access that will allow its development as
specified in this Code.
,
Response: All adjacent land to the east and west of subject property has been fit/ly
developed as single family residential. The property to the north is fully developed as a
hotel site (Holiday Inn).
1. Where the Partition of property that is outside of the city limits but within the City's
urbanizable area and no concurrent annexation application is submitted, the standards specified
below shall also apply.
1. The minimum area for the partitioning of land in the UF-l 0 Overlay District shall be 10
acres.
2. EXCEPTIONS:
a. Any proposed new parcel between 5 and 10 acres shall require a Future Development
Plan as specified in Section 5 .12-120E. for ultimate development with urban densities as required
in this Code.
b. In addition to the standards of Subsection 2.a., above, any proposed new parcel that is less
than 5 acres shall meet] of the following standards:
i. The property to be partitioned shall be owned or operated by a goverrunental agency or
public utility; or
ii. A majority of parcels located within 100 feet of the property to be partitioned shall be
smaller than 5 acres.
HI. No more than 3 parcels shall be created from 1 tract ofland while the property remains
within the UF-I0 Overlay District.
EXCEPTION: Land within the UF-l 0 Overlay District may be partitioned more than once as
long as no proposed parcel is less than 5 acres in size. .
Response: The subject parcel is currently a portion of the Southern Pacific Railroad
right-of-way and is 2.3 acres. All parcels witltin 100' of the property are less than 5
acres.
J. Where the Subdivision of a manufactured dwelling park or mobile home park PsRE-SUBMITTAl RECID
proposed, the following approval criteria apply: JAN - 3 20)0 It
;",. . ",.,
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 20
I. The park was approved before July 2, 2001 and is in compliance with the standards in
Section 3.2-235 or other land use regulations in effect at the time the site was approved as a
manufactured dwelling park or mobile home park; or the park is an approved non-confonning
, use. In the latter case, a park is in compliance if the City has not issued a notice of .
noncompliance on or before July 2,2001.
2. The number of lots proposed shall be the same or less than the number of mobile home
spaces previously approved or legally existing in the park.
3. The external boundary or setbacks of the park shall not be changed.
4. The use oflots, as shown on the Tentative Plan, shall be limited to the installation of
manufactured dwellings; i.e., "stick-built" houses are prohibited.
5. Any other area in the Subdivision other than the proposed lots shall be used as coinmon
property, unless park streets have previously been dedicated to the City or there are public
utilities in the park. All common property shall be addressed in a Homeowner's Association
Agreement.
a. Areas that are used for vehicle circulation (streets), driveways that serve more than 2
lots/parcels or common parking areas, shall be shown in a Tract or easement on the Tentative
Plan.
b. All other services and utilities that serve more than I lot shall be in a Tract or easement.
Where a service or utility serves only I lot, but crosses another, that service or utility shall also
be in an easement shown on the Tentative Plan.
c. . Existing buildings in the park used for recreational, meetings or other purposes for the
park residents shall be in a Tract shown on the Tentative Plan.
6. Any public utilities shall be within a public utility easement. If public utilities or services
are required to serve the Subdivision, the park owner shall sign and execute a waiver of the right
to remonstrate against the formation of a local improvement district to provide the public utilities
or servIces.
Response: No common property is proposed; not applicable.
PRE.SUBMlTIAL REC'O
JAN - 3 20)fJ II
4.2-140 Street Trees
Street trees are those trees required within the public right-of-way. The primary purpose of street
trees is to create a streetscape that benefits from the aesthetic and environmental qualities of an
.
.
File: SPROW (00130)
Date: 13 December 20 I 0
Page: 21
extensive tree canopy along the public street system. Street trees are attractive amenities that
improve the appearance of the community, providing shade and visual interest. Street trees also
improve air quality, reduce storm water runoff and moderate the micro-climate impacts of heat
absorbed by paved surfaces. Street trees may be located within planter strips, in individual tree
wells within a sidewalk, round-abouts, or medians.
EXCEPTION: In order to meet street tree requirements where there is no planter strip and
street trees cannot be planted within the public right-of-way, trees shall be.planted in the required
front yard or street side yard setback of private property as specified in the applicable zoning
district.
A. New Street Trees. New street trees shall be at least 2 inches in caliper. New street trees
shall be selected from the City Street Tree List and installed as specified in the City's
Engineering Design Standards and Procedures Manual. The Public Works Director shall
determine which species are permitted or prohibited street trees.
B. Existing Street Trees.
I. Street Tree Retention Standards. Existing trees may meet the requirement for street trees
(i.e., trees on the City Street Tree List specified in the City's Engineering Design Standards and
Procedures Manual with a minimum caliber of2 inches) if excavation or filling for proposed
development is minimized within the drip line of the tree. Sidewalks of variable width, elevation
and direction may be used to save existing trees, subject to approval by the Director and Public
Works Director.
Existing street trees shall be retained as specified in the Engineering Design Standards and
Procedures Manual, unless approved for removal as a condition of Development Approval or in
conjunction with a street construction project.
2. Street Tree Removal Standards.
a. Any existing street trees within the public right-of-way proposed to be removed by the
City is exempt from the tree felling regulations specified in Section 5.19-100.
b. Any existing street trees on private property proposed to be removed shall require
notification of the Public Works Director prior to removal. Removal of 5 or more street trees on
private property shall be subject to the tree felling standards specified in Section 5.19~ 1 00.
3. Street Tree Replacement Standards. Where possible, any street tree proposed to be
removed shall be replaced with a tree at least 2 inches in caliper.
a.
way.
It is the responsibility of the City to plant any replacement tree within the public right-of-
"!\;-';)i.';'
:,',-,'"
,,1.:'
'!U\ .
(I'!" ". .,'
,.,";,:,;, ;, i', d\.
',I'
PRE-SUBMITTAL REC'O
JAN - 3 20)611
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 22
b. It is the responsibility of the property owner to plant any replacement street tree on
private property, either as a condition of a Tree Felling Permit or when the property owner
removes a street tree on private property without the City's authorization. Any replacement street
tree shall meet the standards specified in Subsection A, above.
c. Whenever the property owner removes a street tree within the public right-of-way without
the City's authorization, that person is responsible for reimbursing the City for the full value of
the removed tree, to include replanting and watering during the 2-year tree establishment period.
C. Street Tree Maintenance Responsibility.
1. Maintenance of street trees in the public right-of-way shall be performed by the City.
Maintenance of street trees on private property shall be performed by the property owner. (6211)
Response: There are no e.xisting street trees on Game Farm Road.
4.2-145 Street Lighting
Public street lighting design and placement is specified in the City's Engineering Design
Standards and Procedures Manual and the Public Works Standard Construction Specifications
and is approved by the Public Works Director.
A. Street lighting shall be included with all new developments or redevelopment. Existing
street lights shall be upgraded to current lighting standards with all new developments or
redevelopment as detem1ined by the Public Works Director. The developer is responsible for
street lighting installation costs.
A developer may choose to install decorative streetlights, as may be permitted in the City's
Engineering Design Standards and Procedures Manual and the Public Works Standard
Construction Specifications.
Response: As noted previously, the applicant is willing to sign a Non-Remonstrallt
Agreementfor public improvements on the west side of Game Farm Road, to include
paving, curb, planter, sidewalk, street trees, lighting, storm and a wastewater system.
4.2-]50 Bikeways
Bikeways. Development abutting existing or proposed bikeways identified in TransPlan or
Springfield Bicycle Plan shall include provisions for the extension of these facilities through the
.,; .;.1.:;,\: !\':-,: -, :1 \( ") ;"<' r;:',: . r"
"
. PRE-SUBMITTAL REC'O
JAN - 3 20Y-!' f I
.
.
File: SPROW (00130)
Date: 13 December 20 I 0
Page: 23
development area by the dedication of easements or rights-of-way. The developer shall bear the
cost of bikeway improvements, unless additional property owners are benefited. In this case,
other equitable means of cost distribution may be approved by the City. Bikeways shall be
designed and constructed as specified in the City's Engineering Design Standards and Procedures
Manual.
Response: Not applicable.
4.2-155 Pedestrian Trails
A. Developments abutting existing or proposed pedestrian trails identified on the adopted
Willamalane Park and Recreation District Comprehensive Plan shall provide for the future
extension ofthe pedestrian trails through the dedication of easements or right-of-way. The
developer is responsible for trail surfacing, as approved by the Willamalane Parks and Recreation
District and/or the City. Trails shall be constructed to allow for adequate drainage and erosion
control.
B. In dedicating an easement or right-of-way for public trails, the owner shall demonstrate
compliance with the following criteria:
1. Trail easements or right-of-way shall:
a. Be 25 feet wide as and paved as specified in the ODOT Bicycle and Pedestrian Plan
and/or with the City's Engineering Design Standards and Procedures Manual. The width standard
may be reduced if the Director finds this standard to be impractical due to physical constraints.
b. Be located within a site:
i. To allow the trail to be buffered from existing and proposed dwellings on the site and on
adjacent properties;
I!. To maintain the maximum feasible privacy for residents; and
ii. Ensure that future trail construction will avoid parking and driveway areas and other
activity areas which might conflict with pedestrian movements.
c. Allow for future construction of trails.
. Site area included within a trail easement or right-of-way shall be counted as a portion of the
landscaped and open space area required for the proposed development.
Response: Not applicable.
;, . ,.;..",' '. . i'~ "~'. :., "".
_1",',
.; ..",r'.". ..'" ,'"
PRE.SUBMITTAl REC'O
11;' or) ..(< ,_,
JAN - 3 20){J11
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 24
4.2-160 Accessways
A. Accessways allow pedestrians and bicyclists convenient linkages to adjacent streets,
residential areas, neighborhood activity centers, industrial or commercial centers, transit
facilities, parks, schools, open space, or trails and paths where no public street access exists.
Accessways may also be used as a secondary emergency access. Accessways shall be dedicated
as public right-of-way during the development review process.
EXCEPTIONS:
I. There is an existing building or conditions on an abutting property that makes the
accessway impractical; or
2. There are slopes in excess of 30 percent.
B. Accessways shall comply with the following design standards:
I. Where an accessway is proposed for only bicycle and/or pedestrian travel, the right-of-
way shall be paved a minimum of 12 feet wide with either asphalt concrete or Portland Cement
concrete. Any necessary light standards shall be installed outside of the 12-foot travelway, but
within the public right-of-way.
2. Where an accessway is proposed as a secondary access for emergency vehicles or in
combination with bicycle and/or pedestrian travel, the right-of-way shall be minimum of20 feet
wide; consisting of a 1 O-foot wide area paved with either asphalt concrete or Portland Cement
concrete and 2 additional 5-foot wide areas that may be turf block, grass-crete or other similar
permeable material approved by the Public Works Director on a base of gravel capable of
supporting fire equipment weighing 80,000 pounds. Any necessary light standards shall be
installed outside the 20-foot travelway, but within the public right-of-way.
3. In addition to the locational standards accessway lighting specified in Subsections I. and
2., above any street light installed in an accessway shall be a City approved decorative streetlight.
C. The Director may require improvements to existing unimproved accessways on properties
abutting and adjacent to the property proposed to be developed. Where possible, the
improvements to unimproved accessways shall continue to the closest public-street or developed
accessway. The developer shall bear the cost of accessway improvements, unless other property
. owners are benefited. In this case, other equitable means of cost distribution may be approved by
the City. Where possible, accessways may also be employed to accommodate public utilities.
Respollse: Not applicable.
:j'i.
.... .,.' VI:
PRE-SUBMITTAL REC'D
JAN - 3 20)(l,\
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 25
5.12-130 Tentative Plan Conditions
To the extent necessary to satisfy the approval criteria of Section 5.12-125, comply with all
applicable provisions of this Code and to mitigate identified negative impacts to surrounding
properties, the Director shall impose approval conditions. All conditions shall be satisfied prior
to Plat approval. Approval conditions may include, but are not limited to:
A. Dedication of right-of-way and/or utility easements.
1. Right-of-way, when shown in: TransPlan; transportation elements ofrefinement plans; or
on the most recent Conceptual Local Street Plan Map; and as specified in Table 4.2-1.
Easements as specified in Section 4.3-140, when necessary to provide services, including, but not
limited to: sanitary sewers, storrnwater management, water and electricity, to the site and
neighboring properties. The dedication of easements shall also include any easements required to
access and maintain watercourses or wetlands that are part of the City's Storrnwater Management
System.
Response: Not applicable; sufficient right-of-way is currently available.
B. Installation of a sight obscuring fence, and/or vegetative screen whenever a party of
record or the Director identifies a land use conflict.
Response: Not applicable.
C. Installation oftraffic signals and signs; restricting access to and from arterial or collector
streets; requiring a frontage road; restricting and strategically locating' driveways; and/or
requiring the joint use of driveways to serve 2 or more lots/parcels through a Joint Use/Access
Agreement when transportation safety issues are identified by the Transportation Planning
Engineer and/or a Traffic Impact Study.
Response: Not applicable.
D. Modification of the layout of parcel lines caused by the location of streets, required
storrnwater management systems, including, but not limited to: swales and detention basins or
. when required by the Geotechnical report specified in Section 5.12-120.
Response: Not applicable.
PRE.SUBMITTAl REC'O
JAN - 3 20xJ'1l
.
.
File SPROW (00130)
Date: 13 December 20 I 0
Page: 26
E. Installation of a noise attenuating ban"ier, acoustical building constmction and/or site
modifications as specified in Section 4.4-110, or similar measures approved by an acoustical
engineer registered in the State of Oregon, to minimize negative affects on noise sensitive
property from noise found to exceed acceptable noise levels prescribed in the Oregon
Administrative Rules or the Federal Highway Administration Noise Abatement Criteria.
Response: Not applicable.
F. Phasing of development to match the availability of public facilities and services,
including but not limited to, water and electricity; sanitary sewer and stoffi1water management
facilities; and streets and traffic safety controls when these facilities and services are near
capacity, as determined by the Public Works Director or the utility provider.
Response: Not applicable.
G. Submittal of a Land and Drainage Alteration Permit.
Response: The Land and Drainage Alteration Permit will be submitted as part of the
Driveway and Utility Building Permit.
H. The Director may waive the requirement that buildable City lots/parcels have frontage on
a public street when the following apply:
1. Thc parcel or parcels have been approved as part of a land division application; and
2, Access has been guaranteed via a private street to a public street or driveway by an
irrevocable joint use-access agreement.
Response: A Joint Use Driveway Easement is required.
I. Retention and protection of existing physical features and their functions, including but
not limited to: significant clusters of trees and shrubs, watercourses shown on the WQL W Map
and their riparian areas and wetlands, by:
1, Planting replacement trees where encroachment is allowed into riparian areas shown on
the WQLW Map on file in the Development Services Department;
PRE-SUBMIlTAl REC'D
JAN - 3 20;6\(
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 27
2. Re-vegetation, including, but not limited to: trees and native plants, of slopes, ridgelines,
and stream corridors;
3. Restoration of native vegetation;
4. Removal of invasive plant species, based upon the Invasive Plants List on file in the
Development Services Department;
5. Relocating the proposed development on another portion of the site;
6. Reducing the size of the proposed development; and/or
7. Mitigation of the loss of physical features caused by the proposed development with an
equivalent replacement either on site or on an approved site elsewhere within the City's
jurisdiction, as approved by the Director.
Respollse: Not applicable.
J. The applicant shall submit copies ofrequired permits to demonstrate compliance with
applicable: Federal programs, regulations and statues; State programs, regulations and statutes;
and/or local programs, regulations and statutes prior to the approval of the Plat. When a Federal
or State agency issues a permit that substantially alters an approved Tentative Plan, the Director
shall require the applicant to resubmit the Tentative Plan for additional review.
Respollse: Not applicable.
K. Approval of a Stormwater Management Plan for the development demonstrating
compliance with the applicable provisions of Section 4.3-110 and the Engineering Design
Standards and Procedures Manual.
Respollse: A Storm water Mallagemellt Plall is illcluded as a part of this applicatioll
packet (refer to Exhibit 'FJ.
L. Where there are multiple panhandles, compliance with approval criteria Section 5.12-125
shall require construction of necessary utilities to serve all approved panhandle parcels prior to
recording the Plat.
Respollse: COllstructioll of servillg utilities alld the joillt use driveway will be required
prior to Filial Plat approval.
." .,;," ,"\'I,.':!'.' .", :,', .
PRE.SUBMiHA.L REC'D
JAN - 3 20J.l1l
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 28
M. Where there is a land division with a concurrent annexation application, ifthere is an
existing dwelling, that dwelling shall connect to sanitary sewer prior to recording the Plat.
Respollse: Not applicable.
N. Where there is a land division with a panhandle parcel, if a noticed party requests
screening, a solid screen, as specified in Section 4.4-110 shall be provided along the property line
of the abutting property and the proposed panhandle driveway. Ifa fence is required, the
standards of Section 4.4- I 15 shall apply.
Respollse: If a fellce is required, it will be illcluded as part of the Utility alld Driveway
Bui/dillg Permit applicatioll.
O. In the case of the Subdivision ofa manufactured dwelling park or mobile home park, the
following approval conditions shall be completed prior to the recording of the Subdivision Plat;
I. A Homeowners' Association Agreement shall be submitted that discusses the
maintenance for all common areas shown in Tracts, unless otherwise specified in the Tentative
Plan decision;
2. The recording of any required public or private easements;
3. The signing of a remonstrance waiver and establishment of a local improvement district,
if public utilities are required to serve the subdivision; and
4. Any other condition of approval required during the Tentative Plan review process
Respollse: Not applicable.
P. In the case of a Partition of property that is outside of the city limits but within the City's
urban growth boundary and no concurrent annexation application is submitted, Consent to Atmex
forms shall be signed and recorded by the property owner prior to recording the Partition Plat.
Respollse: The applicallt is prepared to sigll paperwork, as outlilled above, prior to the
recordillg of the Filial Partitioll Plat.
Q. Cluster Subdivisions shall comply with the design standards specified in Section 3.2-230.
Compliance may require a deed restriction.
.,~ ',"
I. .' ,_
PRE.SUBMITTAL REC'D
JAN - 320m Il
. .,(\.'
, ,! I,.. ,.., ,~..,....' .
',.J
1\",,;1' .
.' . ", ~. . r-t
-." ~~
.
.
File: SPROW (00130)
Date: 13 December 2010
Page: 29
Response: Not applicable.
The Applicant submits the following exhibits to assist in determining the applicability of the
requested Tentative Partition approval.
Exhibit
A
B
C
D
E
F
G
H
CONCLUSION
Description of Item
Legal description
Title Report
Draft Access Easement
County Sanitation Permit
Tentative Plat Sheets 1 - 5 (full size) [reduced (SY, " xII ") copy sheet 3]
Storm water Management Report
Deed
Aerial (Bird's Eye) viliw (SY," xII")
Based upon the infonnation presented herein and in the attached exhibits, the Applicant
concludes that every applicable section of the Ordinance has been addressed and that the
Tentative Plat and accompanying information demonstrates compliance with the requirements of
the Ordinance.
Please do not hesitate to contact this office with requests for additional information or
clarification.
Respectfully,
d::ir1fi!
Goebel Engineering & Surveying, Inc.
PRE-SUBMITTAL REC'D
JAN - 3 20;11'1 \
". ,," '0' " i ':',' ,;, ,,'~'~i~ :','\<.",!<:~;~: i",':.::' \_,i_!'~r'1 1
. ')~'-1' ,'. ,+,} ii, "'1. I. d.' <11';-.,.. U,".
,
4..
e
,.
,,'~ ~,
.
.
Goebel Engineering & Surveying, Inc.
Engineering Surveying Land Planning SenJices
310 Garfield Street Eugene, Oregon 97402
Phone: (541) 687-0542 Fax: (541) 687-0739 E-mail: Qoebel@qoebelenQ.com
Stormwater Report
for
Southern Pacific Railroad
Right-of-Way
Partition
Assessor's Map 17-03-22-13
Tax Lot #20801
Pollution Reduction
by means of
Pervious Pavement
&
Infiltration Stormwater Planters
(SIM Approach)
PRE.SUBMITTAl REC'D
JAN - 3 20J(fJl
Prepared for
City of Springfield
Exhibit 'F'
"
-,. .._~-~
December 2010
.
.
.
"
.' -
"
Stonnwater Report
Southern Pacific Railroad Right-of-Way Partition
December 2010
Page 1
The existing site is 2.3 acres and is vacant (no structures). There is no public
storm system to provide the site with drainage. The current Storm water Facilities
Master Plan (dated 2008) indicates that the property is considered to be part of the
North Gateway Basin, within Catchment Area 78_0_gw. The proposed stormwater
system for the (proposed) three dwellings and joint use driveway consists of Infiltration
Stormwater Planters for the buildings and Pervious Pavement for the driveway. The
assumed building size is rather small due to the odd shape of the property and
individual parcels. A roof area of 2,292 square feet is planned for each parcel. The
proposed joint use driveway and turnouts is planned at 17,965 square feet. There will
be no need for storm piping, as the roof runoff will drain directly into the infiltration
planter and the driveway paving will have no runoff whatsoever.
Based upon the extent of storm water management for this site, a small site
study is sufficient. Each BMP is checked for the Stormwater Quality Storm, 2 Year
Event and overflow capacity at a 25 Year Event. Stormwater runoff rates for cheeking
disposal capacity of the facility are calculated by the Santa Barbara Urban Hydrograph
(SBUH) Method rather than the Rational Method. Variables used in SBUH are
determined as follows:
Soil Type: #76 Malabon-Urban Land Complex
Hydrologic Group: C
Curve Number: 98 (roof/paving)
Infiltration Rate: 9 micrometers/see
= 1.3 in/hr
= 3.3"
2 Year Event Depth
25 Year Event Depth =
WQ Event Depth
4.8"
= 0.83"
PRE.SUBMITTAL REC'O
JAN - 3 ZOm/f
.
.
.
Ii i
Stormwater Report
Southern Pacific Railroad Right-of-Way Partition
December 2010
Page 2
Sizing Infiltration Planters
The Form SIM (included herewith) shows a required planter size of 138 square
feet for each single family dwelling. That size was verified using HydroCAD v9.1O
Model. The planter size was increased to 412 square feet because the model showed
insufficient storagejexfiltration at 138 square feet. A copy of the Model Report is also
included in this package.
Pervious Paving
See Calculation Sheets (included herewith and following this report)
PRE.SUBMI1TAL RECID
JAN - 3 20}ti II
.
:"l_
. .
,
o
o
,~-
~. V'
~/'
~
u
'"
o
.
o
~
::;i
I;k
~
~ ~g
:<;;;!i ." ~
~~ ~~
E;...; c
~~ "i:..;~
E;...;!'<l~KE-.CIl
~~Q:;;:;1S ".
~~8 "8~~
0.;:;;: ll::l ~ ..,':.
:"li f;t:llll
l't:I::;j~(.,)~S:;
~~~~~ oJ?;' /
E--;!<j:>:; "~/
~..,CI)""~"=l
E--; ~ ::::-~
~~ E-.~
~~ ~;:;
CI) ~~
..,CIj
~
~
. II
.
I
,
· l
~L,
\,.! 1
~i T
0t r------,~~l
!~~ I!~
~~~
~
~
t')~Q;)
,., :\l
t'1~oi'
"'~~
~<tiH
-~'"
~
\
\
~~ A ~
~~/I \
~I
,,~
I
\ ~ ':,
\ ~~ Uh
,~~~ '--..j~
~ -~i m
g~~ ~:~
~~~ ~~
:;h.::~ ~...
~~
~~
/../
~
~
~ &~I
~~
~;
.~
'0
8:~
\
\
\
\ I
\ I
.-/
-
-
.
~
/\ l
I "
J
(
!
//'/
-i '. ;;J ~
- n ~~ i~b{ ~ ~
is ';. E~ ~~ii\ )..,
~ .. ~"~ oS ~~ i
~ ~ ~ ~ ~-' ~ *i~ ~~ Ii!
G~ ",' ~:-'~ ~~ !::l
~~ ~.~ ~"" i' ~
e3'" F----' ~g:::s
'!71 ~n ~
I ~- -~) ~~I"~)f'~..%
~ - /51/1 /~~~
/If ~'~ I" "~
I~ \ (I'I/o.>f.~;,<,,/ " ~ ",
I~ 1.111$-"", '\ ,,~
, /( ~/"K \ '" 'i
~~ " I [VI.' ~
~. /;" :'\ I "
~~ /// '\) . / ",
~~ 'l ~ ~ ~ >< '"
~~~ \ " I ''-''
~~~ '" ~\ ?
/' ; 7 I \ 'ill
I'"~, I \ "".!i~
,/ ~ ~ 1 ih
, ."\ -if
: tW'~) \ ill
IN'-.....,~ "~
~ ~~~'
I gh li~
I ;...."" ..,b;~ r
~~. ~~ I
!ll.. ~...
I ~~ I
I \ ~! L
,l)"~
~ '"
~ ~
\l~t
~.~.. ~
l
O"(JI; I
~
~I III
A
/1
/(
.
l:
I'
I!
,1
I
!
I
,
~
f
I
\
\
\ I
\ I
. I~I
11~ I ~-
I
~
!3
~
~
~bI
.,
.h
\~
\
\ ..
~
b
~
"
~
.
~
I
I-'n
~
U
PRE-SUBMITTAL REC'O
JAN - 3 ZO)OiI
.
. .
New Roof Area per Parcel
.
.
Fonn SIM: Simplified Approach for Stormwater Management
New or Redeveloped Impervious Site Area I 2,292 I Box 1
(do not include roof areas that will be infiltrated on-site with drywells or soakage trenches)
Column 1 Column 2 Column 3
INSTRUCTIONS I~ous
1, Enter square footage of new or Impervious Area Area Managed =
redeveloped i~ site area in Reduction Technique Facilitv Surface Area
Box 1 al the lop of llis fonn.
1) Eco-Roof I Roof Garden 0 sf
2. ~ i~ous area reduction
lechniq'-"S from ftJ'f.5 1-3 10 reduoe 2) Contained Planter 0 sf
the site's resultirg stormwater
management requiremenl Tree aedd 0
can be calOJlated using the tree aedit 3) Tree Credil (See Next Page) sf
_ on the next page.
Note: Pervious Pavement areas do not need to be irduded in Box 1
3. Select desired slormwater
management facilities from ftJ'f.5 4-1 O. -
In Column 1, OflIerlhe square footage ! Stonnwater Impervious Facility
of i~ area that >Nil flow into ,
Management Area SIzing Surface
eacI1 facility type. Facility Managed Factor Area Unit
4. MUtipty each irnpevious area from 4) Infiltration Planter 2292 sf x 0.06 -I 138 I sf
Column 1 by the corresponding sizing
fador in CoIIJ1"fl 2, and erder the I I
resUt in COh.ITI1 3. Ths is the facitity 5) Flow- Through Planter sf x 0.06 = sf
surface area needed to manage
runoff from the i~ area. 6) Vegetated SWale sf X 0.09 = I I sf
5. Total Column 1 (Rows 1-10) and 7) Grassy SWale sf X 0.12 = I I sf
OflIer the resulting "Impervious Area
Managed" in Box 2. 8) Vegetated Filter Strip sf X 0.2 = I I sf
6. Subtract Box 2 from Box 1 and
enter the re5lit in Box 3. 'Nhen this 9) Vegetated Infil. Basin sf X 0.09 = I I sf
rurt:Jer reaches O. stOfTTMlater
pollution reduction and now control I I
requirements hall<! been met. Submit 10) Sand Filter sf X 0.07 = sf
this form v.rth the applicatioo f(X"
permit. For drywell and soakage trench sizing and design requirements,
7. If Box 3 is greater than 0 square see Section 2.9.
feet, add square footage or facilities
to CoIurm 1 aOO recalwtate. or use
additional facilities from Chapter 2.0 Total Impervious Area I 2,292 I Box 2
of the Stormwaler Management
Manual 10 __ stormwater from Managed
these remaining impervious surfaces.
Box1-Box2 I 0 I Box 3
Stormwater Management Manual
Adopted July 1, 1999; revised September 1, 2004
P11WE~~SUBMITTAL REC'D
JAN - 3 2rAJI'
'.
.
.
I INFIL TRA TlON PLANTER Type II 24-hr 2 YEAR Rainfall=3.30"
Prepared by Goebel Engineering & Surveying, Inc. Printed 12/29/2010
HydroCA!)@9.10 sin 04646 e 2010 HydroCAD Software Solutions LLC Paae 1
Inflow Area =
Inflow =
Outflow =
Primary =
Summary for Pond 1P: INFIL TRATlON PLANTERS
0.053 aC,l 00.00% Impervious, Inflow Depth> 3.06" for 2 YEAR event
0.17 cfs @ 11.97 hrs, Volume= 0.013 af
0.01 cfs @ 11.35 hrs, Volume= 0.013 af, Atten= 93%, Lag= 0.0 min
0.01 cfs @ 11.35 hrs, Volume= 0.013 af
Routing by Stor-Ind method, Time Span= 0.10-24.00 hrs, dt= 0.05 hrs
Peak Elev= 442.31' @ 13.05 hrs Surf.Area= 412 sf Storage= 251 cf
Plug-Flow detention time= 155.2 min calculated for 0.013 af (100% of inflow)
Center-of-Mass de!. time= 153.6 min ( 910.0 - 756.4 )
Volume
#1
Elevation
(feet)
439.50
440.50
442.00
442.75
443.00
Device Rou1ina
#1 Primary
Invert
439.50'
AvaiJ.storaae storaae Description
536 cf INFIL TRA nON PLANTER (Prismatic....isted below (Recalc)
Surf.Area
(sq-ft)
412
412
412
412
412
Voids
(%)
0.0
30.0
0.0
100.0
100.0
Inc.Store
(cubic-feet)
o
124
o
309
103
Cum.Store
(cubic-feet)
o
124
124
433
536
Invert Ou1let Devices
439.50' 1.300 inlhr Exfiltration over Surface area
Primary OutFlow Max=O.Ol cfs @ 11.35 hrs HW=439.57' (Free Discharge)
't.-1=Exfiltration (Exfiltration Controls 0.01 cfs)
PRE-SUBMITTAL RECIO
JAN 3 20.%11
.
.
.
.
INFIL TRA nON PLANTER
Prepared by Goebel Engineering & Surveying, Inc.
HydroCAD@9.10 sin 04646 @2010HydroCADSoftwareSolutions LLC
Type II 24-hr 2 YEAR Rainfal/=3.30"
Printed 12/29/2010
paae 2
,
Pond 1 P: INFIL TRA nON PLANTERS
Hydrograph
0.19-
0.18
0.17-
0.16
0.15-'
0.14.;
0.13'
0.12
.,.. 0.11
~ 0.1'
~ 0.09
ii: 0.08
0.07-
0.06
0.05-'
0.04
0.03
0.02
0.01
0'
0.17 cfs
Inflow Area=O.053 ac
Peak Elev=442.31'
- - -
Storage=251 cf
'_In_1
" Primary
j
\/
.'
l~ ~-,--
/
". /~
2 3 456
_ ""'F_
/,." .--. /'
'- "////,-,.-
~. /
.':' -> >/-: -~.' ;-;-">>,
7 8
, , ,
9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Time (hours)
PRE-SUBMIllAl REC'D
JAN - 3 ZOY!1l
.
.
.
INFIL TRATlON PLANTER
Prepared by Goebel Engineering & Surveying, Inc.
HydroCA[)@9.10 sin 04646 @2010 HydroCAO Software Solutions LLC
.
Inflow Area =
Inflow =
Outflow =
Primary =
Type 1/ 24-hr 25 YEAR Rainfal/=4.80"
Printed 12/29/2010
Paqe 3
Summary for Pond 1 P: INFILTRATION PLANTERS
0.053 ac,100.00% Impervious, Inflow Depth> 4.55" for 25 YEAR event
0.25 cfs @ 11.97 hrs, Volume= 0.020 af
0.01 cfs@ 10.80 hrs, Volume= 0.017 af, Allen= 95%, Lag= 0.0 min
0.01 cfs @ 10.80 hrs, Volume= 0.017 af
Routing by Stor-Ind method, Time Span= 0.10-24.00 hrs, d1= 0.05 hrs
Peak Elev= 442.71' @ 13.64 hrs Surf.Area= 412 sf Storage= 414 cf
Plug-Flow detention time= 251.2 min calculated for 0.017 af (84% of inflow)
Center-of-Mass del. time= 181.4 min ( 930.6 - 749.2 )
Volume
#1
Elevation
(feet)
439.50
440.50
442.00
442.75
443.00
Device Routing
#1 Primary
Invert
439.50'
Avail.Storage Storage Description
536 cf INFIl TRA nON PLANTER (PrismaticJ...isted below (Recalc)
Surf.Area
(sq-ft)
412
412
412
412
412
Voids
(%)
0.0
30.0
0.0
100.0
100.0
Inc. Store
(CUbic-feet)
o
124
o
309
103
Cum.Store
(cubic-feet)
o
124
124
433
536
Invert Outlet Devices
439.50' 1.300 inlhr Exfiltration over Surface area
Primary OutFlow Max=O.Ol cfs @ 10.80 hrs HW=439.57' (Free Discharge)
't-1=Exfiltration (Exfiltration Controls 0.01 cfs)
PRE-SUBMITTAL REC'O
JAN - 3 ZO~,
.
.
.
INFILTRATION PLANTER
Prepared by Goebel Engineering & Surveying, Inc.
HydroCAD@9.10 sIn 04646 @2010HydroCADSoftwareSolutions LLC
Type II 24-hr 25 YEAR Rainfal/=4.80"
Printed 12/29/2010
Paqe 4
Pond 1 P: INFIL TRA TlON PLANTERS
Hydrograph
0.28-
0.26'
0.25 cfs
Inflow Area=O:053 ac
Peak Elev=442.71'
Storage=414 cf
0.24
0.22-
0.2-
0.1
M 0.16-
'U
;- 0.14-
o
LL 0.12-
0.'
0.08
0.06-
0.04
c
.'/."
0.02
0.01 cfs'
0-
1 2 3 .4 5: 6 7 8 9 10 11 12 13 14 1'5 16 17 1'8 1'9 20 21 2'2 23 24
Time (hours~
PRE.SUBMITTAL REC'O
JAN - 3 20%/1
.
.
.
INFIL TRA TlON PLANTER
Prepared by Goebel Engineering & Surveying, Inc.
HydroCADHl 9.10 sin 04646 @ 2010 HydroCAD Software Solutions LLC
Inflow Area =
Inflow =
Outflow =
Primary =
Type II 24-hr WQ Rainfal/=O.83"
Printed 12/29/2010
Paae 5
Summary for Pond 1 P: INFIL TRA TlON PLANTERS
0.053 ac,100.00% Impervious, Inflow Depth> 0.63" for WQ event
0.04 cfs @ 11.98 hrs, Volume= 0.003 af
0.01 cfs @ 11.90 hrs, Volume= 0.003 af, Allen= 67%, Lag= 0.0 min
0.01 cfs @ 11.90 hrs, Volume= 0.003 af
Routing by Slor-Ind method, Time Span= 0.10-24.00 hrs, c1t= 0.05 hrs
Peak Elev= 439.73'@ 12.29 hrs Surf.Area= 412 sf Storage= 29 cf
Plug-Flow detention time= 19.3 min calculated for 0.003 af (100% of inflow)
Center-of-Mass del. time= 17.6 min (813.0 - 795.4)
Volume
#1
Elevation
(feet)
439.50
440.50
442.00
442.75
443.00
Device Routin!!
#1 Primary
Invert
439.50'
Avail.Stora!!e Stora!!e Description
536 cf INFILTRATION PLANTER (PrismaticJ..,isted below (Recalc)
Surf.Area
(sq-f1)
412
412
412
412
412
Voids
(%)
0.0
30.0
0.0
100.0
100.0
I nc. Store
(cubic-feet)
o
124
o
309
103
Cum.Store
(cubic-feet)
o
124
124
433
536
Invert Oullet Devices
439.50' 1.300 inlhr Exfiltration over Surface area
Primary OutFlow Max=0.01 cfs @ 11.90 hrs HW=439.58' (Free Discharge)
't-1=Exfiltration (Exfinration Controls 0.01 cfs)
PRE.SUBMmAL REC'O
JAN - 3 20y(II
.
.
.
INFIL TRA llON PLANTER
Prepared by Goebel Engineering & Surveying, Inc.
HydroCAO@9.10 sin 04646 @2010 HydroCAD Software Solutions LLC
Type 1/ 24-hr WQ Rainfal/=O.83"
Printed 12/29/201 0
Paae 6
Pond 1P: INFILTRATION PLANTERS
Hydrograph
0.042.
0.04:
0.038..
0.036'
0.034.
0.032'.
0.03
0.026.
O.026-j
ii 0.024'
~ 0.022-
~ .
o 0.02.
iL 0.018'
0.016
0.014'
0.012
0.01-
0.008
o.
0.004":
0.002,
o
1 2 3 4 5 6 7 8 9 10 11 12 13 14 1'5 1'6 1'7 1'8 19 20 21 22 23 24
TIme (hours)
- 0.04 cfs
Inflow Area=O.053 ac
Peak Elev=439.7.3'
Storage=29 cf
PRE.SUBMITTAL REC'D
JAN - 3 zoi61i
.
.
Goebel Engineering & Surveying, Inc.
Engineering SII/"l'e)'lI1g I>and Planning Services
310 Garfield Street Eugene. Oregon 97402
Phone (541) 687-0542 Fa;:: (541) 687-0739 E*mail: Qoebel@Qoebelenqcom
"
Pervious Pavement
Design
for
Southern Pacific Railroad
Right-of-Way
Partition
Assessor's Map 17-03-22-13
Tax Lot #20801
Prepared for
City of Springfield
Planning & Development Department
PRE.SUBMITIAl REC'D
JAN - 3 zoi\1\(
December 2010
.
.
Stormwater Report - Pervious Pavement Design
Southern Pacific Railroad Right-oF-Way Partition
December 2010
Page 2
Structural Design of Pervious Pavement
Steps:
1.
2.
3.
4.
Total Traffic
In-Situ Strength
Environmental Factor
Determine Layer Thickness
1.
Total Traffic
a. Vehicle Weight:
4k/passenger vehicle
60k/trash truck
b.
Number of Passes:
30 trips/day passenger
1 trip/week trash truck
c. Convert Vehicle Weight to Equivalent Axle Load (EAL)
Passenger: (18k/4k)4
Trash: (60k/18k)
=
1/400 EAL
3.3 EAL
=
d.
Design Life =
10 years
e. Total Expected Vehicle Load: (ESAL)
30(365)(10)(1/400) = 274 (passenger)
52(10)(3.33) = 1733 (trash)
ESAL = 2007 PRE-SUBMITIAL REC'O
JAN - 3 20%'\\
.
.
Stonnwater Report - Pervious Pavement Design
Southern Pacific Railroad Right-of-Way Partition
December 2010
Page 3
"
2.
In-Situ Soil Strenath
a.
Determine Soil Type:
Loam (#76 Malabon-Urban Land Complex)
b. Base strength per USCS Classification: ML
c.
CBR of ML =
5
d. Convert CBR to Soil Support Value (SSV)
from Nomograph CBR of 5 = SSV of 4
3. Environmental Factor
a. Classification of Drainage Condition (from Table 3):
Water is quick to infiltrate (less than 1 day)
Produces a classification of: good.
b. Frequency of time pavement is wet is greater than 25%.
c. Determine Environmental Factor from Table 4 given Good Drainange
Condition and greater than 25% of time pavement is wet.
Environmental Factor (M) = 1.00
4. Determine Layer Thickness
a. Structural Number for Site Conditions.
.
Total Traffic (ESAL) =
Soil Support Value (SSV) =
2007
4
.
From Nomograph SN'
=
1.8
PRE.SUBMITTAL REC'O
JAN - 3 ZaK\t
.
.
Storm water Report - Pervious Pavement Design
Southern Pacific Railroad Right-of-Way Partition
December 2010
Page 4
Calculated SN has to be greater than or equal to SN' (from nomograph)
"
SN = aiD, + a2DiM) where M
al
=
D,
a2
=
Envi ro Factor (1. 0)
Layer 1 Strength
Coefficient
Layer 1 Thickness
Layer 2 Strength
Coefficient
Layer 2 Thickness
=
=
D2
=
For Pervious Pavement Section
Layer 1 =
Layer 2 =
Assume D, =
D2 =
Concrete (a=O.5)
Open Graded Crushed Rock (a = 0.14)
4"
8"
SN = (0.5)(4) + (0.14)(8)(1.0) = 3.1 (> SN' ok)
Assumed Pervious Pavement Section
of 4" concrete on S" crushed rock
is sufficient for site conditions.
PRE-SUBMmAl REC'D
JAN - 3 za%' II
.
.
Stonnwater Report - Pervious Pavement Design
Soull1em Pacific Railroad Right-of-Way Partition
December 2010
Page 5
"
Hydraulic Design of Pervious Pavement
Steps:
1.
2.
Water Storage Capacity of Structure
Drawdown Time
1. Storaqe Capacity of Structure
a.
Design Storm:
2 year
25 year
3.3"
4.8"
b. Storage Volume Concrete: 4" at 20% voids
Storage Volume Gravel: 8" at 40% voids
Total Storage Volume
= 0.8"
= 3.2"
= 4.6"
c.
Compare Storage Volume to Rainfall
2 yr Rainfall is less than storage:
25 yr Rainfall is greater than storage:
okay
0.2" ponding
Therefore, Pavement Structure will Store lO-Year Storm Event
(Without exfiltration)
2. Drawdown Time
a. In-Situ Infiltration Rate = 1.3 in/hr
b. Storage Volume = 4.6"
c. Drawdown Time = Storaqe
Infiltration Rate
4.6" PRE-SUBMITTAL REC'D
l/3"/hr = 3.5 hours
JAN - 3 ZO)(ft1
Therefore, Drawdown Time of 3.5 hours is less than an allowable
exfiltration time of 20 hours.
Figure 1 - Converting CBlPo SSV
9
so
70
8 60
50
40
7
30
25
20
6
15
10
.. 5
~ a:
ex>
- u 7
8- ,u
D- 'e
:> ..
.= SVV=4 S
bi 5
3
3
.
PRE-SUBMITTAL REC'O
JAN - 3 20r{,1
Slruclural Pavemenl Design Work.rheel- Page 4 of 11
2
1.5
1
0.5
o
.
.
e Condition abilit for soil to infiltrate
Water Remoyed Within...
2bours
I a'
I week
Table 4 - Determinin Environmental Factor. M
Dntinage F uen Pavement Base La er is at Moisture Leveb Near Saturation
Coaditioa <I-/" 1% - S~_ 5% - 25-/" >25%
Excellent 1.40-1.35 1.35-1.30 1.30-1.20 1.20
Good 1.35-1.25 1.25-1.15 1.15-1.00
Fair 1.25-1.15 1.15-1.05 1.00-0.80 0.80
PRE.SUBMITTAL REC'D
JAN - 3 20y("
Figure 5 - Nomograp. Determine Structural NumA (pavement Strength)
10
9
8 ~
"'",
'-0
7 i 0;;; 20.000
._ j 10.000
~ 5000
- 6 ~..,r
~ ~.~ 1000
'" 5 -"5 500
'"
~ :8._
"ii"a
.. c. 100
~ ":; ea
~
3 .l!
~
2
1
6
1
5
4
.. :&i
;:c
... .Q
3000' - .2l E
2000 i ~ :>
0;;;
E ..
1000 'in ~ 8- '" -
0;;; 3 :>
500 <>.._... 1? u
:.;:---
, ::l!Z.. .5
CQ--- 3
_-a.::g u ...
'E~eQ ::0 ~
..!l!-o- ~ ;;
~~a Ig ...
.s-o ~ ~
B' ~ %
en
...
Q
SN~J.8
2
3
4
5
1
Design chart for ne~lble payments. P, = 2.0
e
PRE.SUBMITTAI REC'D
JAN - 3 20}k:
II
Structural Pavement .DesIgn Worksheet- Page 9 of 11
.
.
PERVIOUS POST -DEVELOPED
Prepared by {enter your company name here}
HydroCAD@9.10 sin 04646 @2010 HydroCAD Software Solutions LLC
Type fA 24-hr 2 YEAR Rainfal/=3.30'; AMC=1
Printed 12/29/2010
Pace 1
Summary for Pond 3P: DRIVEWAY - PERVIOUS
Inflow Area =
Inflow =
Outflow =
Primary =
0.412 ac,100.00% Impervious, Inflow Depth = 2.64" for 2 YEAR event
0.29 cfs @ 7.83 hrs, Volume= 0.091 af
0.29 cfs@ 7.86 hrs, Volume= 0.091 af, Allen= 0%, Lag= 1.8 min
0.29 cfs @ 7.86 hrs, Volume= 0.091 af
Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs
Peak Elev= 442.01' @ 7.86 hrs Surf.Area= 17,965 sf Storage= 31 cf
Plug-Flow detention time= 1.8 min calculated for 0.091 af (100% of inflow)
Center-of-Mass del. time= 1.8 min (707.7 - 705.9)
Volume Invert Avail.StoraQe StoraQe Description
#1 442.00' 3,972 cf Custom Stage Data (Prismatic)Listed below (Recalc)
Elevation Surf.Area Voids Inc.Store Cum. Store
(feet) (sq-fl) (%) (cubic-feet) (cubic-feet)
442.00 17,965 0.0 0 0
442.67 17,965 33.0 3,972 3,972
A...") nn 4~ nee:. nn n ., n"7"\
~......vv " .oJ""'" v.v V v,v. ...
Device RoutinQ
#1 Primary
Invert Outlet Devices
442.00' 1.300 in/hr Exfiltration over Horizontal area
Primary OutFlow Max=O.54 cfs @ 7.86 hrs HW=442.01' (Free Discharge)
L1=Exfiltration (Exfiltration Controls 0.54 cfs)
FRt.SlIRf /il1T~1. REC'O
JAN - 3 201(1
.
.
PERVIOUS POST-DEVELOPED
Prepared by {enter your company name here}
HydroCAD@9.10 sin 04646 @2010 HydroCAD Software Solutions LLC
Type fA 24-hr 2 YEAR Rainfal/=3.30", AMC=1
Printed 12/2912010
Pace 2
0.32'
0.3-
0.28-
0.26"
0.24-
0.22"
0.2-
~ 0.18
~
. 0.16-
0
u: 0.14-
0.12
01
0.08
0.06-
0.04-
0.02"
Pond 3P: DRIVEWAY - PERVIOUS
Hydrograph
o
o 1 234 5 6 7 8
.'
Inflow Area=O.412 ac
Peak Elev=442.01'
Storage=31 cf
/" ':l5
9 1011 1213"41'51617 18 192021 2223242526272829 30 31 323334 35 36
Time (hours)
PRE-SUBMITTAL REC'D
JAN - 3 ZO.!Jf11
.
.
PERVIOUS POST-DEVELOPED
Prepared by {enter your company name here}
HydroCAD@ 9.10 sin 04646 @201 0 HydroCAD Software Solutions LLC
Type fA 24-hr 25 YEAR Rainfal/=4.80", AMC=1
Printed 12/29/2010
PaQe 3
Summary for Pond 3P: DRIVEWAY - PERVIOUS
Inflow Area =
Inflow =
Outflow =
Primary =
0.412ac,100.00%lmpervious, Inflow Depth = 4.11" for 25 YEAR event
0.44 cfs @ 7.82 hrs, Volume= 0.141 af
0.44 cfs @ 7.85 hrs, Volume= 0.141 af, Allen= 0%, Lag= 1.8 min
0.44 cfs@ 7.85 hrs, Volume= 0.141 af
Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs
Peak Elev= 442.01' @ 7.85 hrs Surf.Area= 17,965 sf Storage= 49 cf
Plug-Flow detention time= 1.8 min calculated for 0.141 af (100% of inflow)
Center-of-Mass del. time= 1.8 min ( 689.2 - 687.4 )
Volume
#1
Invert
442.00'
Avail.StoraQe StoraQe Description
3,972 cf Custom Stage Data (Prismatic)Listed below (Recalc)
Elevation
(feet)
442.00
442.67
443.00
Surf.Area
(SQ-ft)
17,965
17,965
17,965
Voids
(%)
0.0
33.0
0.0
Inc. Store
(cubic-feet)
o
3,972
o
Cum.Store
(cubic-feet)
o
3,972
3,972
Device RoutinQ
#1 Primary
Invert Outlet Devices
442.00' 1.300 in/hr Exfiltration over Horizontal area
Primary OutFlow Max=0.54 cfs @ 7.85 hrs HW=442.01' (Free Discharge)
't-1=Exfiltration (Exfiltration Controls 0.54 cfs)
;;kr-SUBMITTAL REC'D
JAN - 3 ZO~'\ I
.
.
PERVIOUS POST-DEVELOPED
Prepared by {enter your company name here}
HydroCAD@ 9.10 sin 04646 @ 2010 HydroCAD Software Solutions LLC
Type /A 24-hr 25 YEAR RainfaJ/=4.80", AMC=1
Printed 12/29/2010
Pace 4
O.48~
O.46c
0.44
0.42-
0.4
O.38~
0.36-
0.34"
0.32
0.3
i 0.28
~ 0.26
:l 0.24
~ 0.22
0.'
0.18-
0.16
0.14-
0.12-
0.1"
0.08-
0.06"
0.04
0.02--
0-
o
Pond 3P: DRIVEWAY - PERVIOUS
Hydrograph
Inflow Area=O.412 ac
Peak Elev=442.01'
Storage=49 cf
1 2 3 " 5 6 7 6 9 1'011 1'21314 151'617 16 19 io 21 2'2232.25262728 i9 30 31 323334 35 36
Time (hours)
PRE-SUBMITTAL REC'D
JAN - 3 20lP."'1\
.
.
PERVIOUS POST -DEVELOPED
Prepared by {enter your company name here}
HydroCAD@ 9.10 sin 04646 @ 2010 HydroCAD Software Solutions LLC
Type /A 24-hr WQ Rainfal/=O.83", AMC=1
Printed 12/29/2010
Paae 5
Summary for Pond 3P: DRIVEWAY - PERVIOUS
Inflow Area =
Inflow =
Outflow =
Primary =
0.412 ac,100.00% Impervious, Inflow Depth = 0.37" for WQ event
0.03 cfs @ 7.93 hrs, Volume= 0.013 af
0.03 cfs@ 7.96 hrs, Volume= 0.013 af, Allen= 0%, Lag= 1.8 min
0.03 cfs @ 7.96 hrs, Volume= 0.013 af
Routing by Stor-Ind method, Time Span= 0.00-36.00 hrs, dt= 0.05 hrs
Peak Elev= 442.00' @ 7.96 hrs Surf.Area= 17,965 sf Storage= 4 cf
Plug-Flow detention time= 1.8 min calculated for 0.013 af (100% of inflow)
Center-of-Mass del. time= 1.8 min (817.1 - 815.2)
Volume
#1
Invert
442.00'
Avail.Storalle Storalle Description
3,972 cf Custom Stage Data (Prismatic)Listed below (Recalc)
Elevation
(feet)
442.00
442.67
443.00
Surf. Area
(sq-ft)
17,965
17,965
17,965
Voids
(%)
0.0
33.0
0.0
Inc.Store
(cubic-feet)
o
3,972
o
Cum. Store
(cubic-feet)
o
3,972
3,972
Device Routinll
#1 Primary
Invert Outlet Devices
442.00' 1.300 inlhr Exfiltration over Horizontal area
Primary Outflow Max=O.54 cfs @ 7.96 hrs HW=442.00' (Free Discharge)
't.-1=Exfiltration (Exfiltration Controls 0.54 cfs)
PRE.SUBMITTAl REC'D
JAN - 3 20rl\
.
.
PERVIOUS POST-DEVELOPED
Prepared by {enter your company name here}
HydroCAOO 9.10 sin 04646 @2010 HydroCAD Software Solutions LLC
0.038-
0.036-
0.034'
0.032-
0.03-
0.028
0.026-
0.024-
i' 0.022-
~ 0.02-
~ 0.018-
u: 0.016'
0.014
0.012-
0.01-
0.008-
O.OOtk
0.004-
0.002
0-
o
Type fA 24-hr WQ Rainfal/=O.83", AMC=1
Printed 12/29/2010
PaQe 6
Pond 3P: DRIVEWAY - PERVIOUS
Hydrograph
Inflow Area=O.412 ac
Peak Elev=442.00'
Storage=4 cf
1 2 3 4 5 6 7 8: 9 "011 "2131415181718 1'9 2'021 222324 is 26 27 282930 313233 34 35 36
TIme (hours)
PRE.SUBMITIAl REC'D
JAN - 3 20%11
m
c
co
CD
:J
CD
!
-
~
. .
\
\ (Jl~
r-. -t.:'1
, -. <.:
(\) ~ <::::
(\)! to ...
.-t -t\ ,w
-. en
(\) · -t
txJ _ .
Q CL.
en I ..
s;-r.o
..
I
I
.. -
..
-----.
- .
I
.
.
I ·
~
("'l
~
~
t--1.
-
(")
-,;J
-.
<
(\)
.,
en
-
-I
m
PRE.SUBMITTAl REC'O
JAN - 3 20~~
m
t::
(Q
CD
:::::J
CD
....
..
'. ..
'. ..
,:\ "
::.. .
. " ,
" ,
'. ,
lI' '"
~ Ill,.
". ~,
* '::;":;:;f"
~ i ">>.-!'
't.----.-
'.'; I
.--..... _.C -' INTERSTATE 5
!l --~-,,!::-__ "
.._. D. _.. fj!; ..; ...., -~'___'.".'"
<#"'. .......;.-._-."..:~--..~
,= #*. ; ......
=: " .
'#
.
,
,
.
't'
,
-
, , .,g>~
. ~
0 !!!. = 4
~ ~ "" ,=
, = ~1\,.5~ J~ ITAl REC'D
,
. 0
J ,N - 3 20W'1I
II
f --'
': 2' .Sod ns
Ii 0 0:::::00 I In
. -
" L. ~ C o 0
~ . 0 ~ " -
r ~ - III l!:3~
h ~ !1 ,.
~ ~ ~g> c U> ~ !I' 0 ~ ~ ~ ""Cleo III :Ii 0
~ , 'I ~ "i N III .. III ...
fl iii 0.< g- n 0 0. 0. ': IDe co
r . ~ ~ ~ ~ 0. "- "- eo~ - Ci' UJ
" , .... ~ '"
~ ~ [~ 'l' ~ . ~ '" fi 0 '" '" "'"",,
n .- . . if . ~ () <f UJ ~ "
-~ o. ! 0: & , 0- ~ "tJ'11 -
p: ~ ~ ~ ~ "- . . ~~'< -lll ,.
~~ ~;:- -- ... ~ .... U> r ~ if '" .. lll"eo
~ . ~ ~ g> ~ &- '" ;- o- S" ,.-...
t it r . r , =iD
< [ ~ ~
;; . 3 - -
~ ~ ~ it ..c.
. Ii . " ; ~
e- . . . r ..
! a .:; ;
r
~SDA
~
.
.
United States
Department of
Agriculture
Custom Soil Resource
Report for
Lane County
Area, Oregon
NRCS
A product of the National
Cooperative Soil Survey,
a joint effort of the United
States Department of
Agriculture and other
Federal agencies. State
agencies including the
Agricultural Experiment
Stations, and local
participants
Natural
Resources
Conservation
Service
PRE-SUBMITTAl REC'O
December 9,2010
JAN - 3 20%1\
.
.
Preface
Soil surveys contain information that affects land use planning in survey areas. They
highlight soil limitations that affect various land uses and provide information about
the properties of the soils in the survey areas. Soil surveys are designed for many
different users, including farmers, ranchers, foresters, agronomists, urban planners,
community officials, engineers, developers, builders, and home buyers. Also,
conservationists, teachers, students, and specialists in recreation, waste disposal,
and pollution control can use the surveys to help them understand, protect, or enhance
the environment.
Various land use regulations of Federal, State, and local governments may impose
special restrictions on land use or land treatment. Soil surveys identify soil properties
that are used in making various land use or land treatment decisions. The information
is intended to help the land users identify and reduce the effects of soil limitations on
various land uses. The landowner or user is responsible for identifying and complying
with existing laws and regulations.
Although soil survey information can be used for general farm, local, and wider area
planning, onsite investigation is needed to supplement this information in some cases.
Examples include soil quality assessments (http://soils.usda.gov/sqi/) and certain
conservation and engineering applications. For more detailed information, contact
your local USDA Service Center (http://offices.sc.egov.usda.govllocator/app?
agency=nrcs) or your NRCS State Soil Scientist (http://soils.usda.gov/contacU
state_offices/).
Great differences in soil properties can occur within short distances. Some soils are
seasonally wet or subject to flooding. Some are too unstable to be used as a
foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic
tank absorption fields. A high water table makes a soil poorly suited to basements or
underground installations.
The National Cooperative Soil Survey is a joint effort of the United States Department
of Agriculture and other Federal agencies, State agencies including the Agricultural
Experiment Stations, and local agencies. The Natural Resources Conservation
Service (NRCS) has leadership for the Federal part of the National Cooperative Soil
Survey.
Information about soils is updated periodically. Updated information is available
through the NRCS Soil Data Mart Web site or the NRCS Web Soil Survey. The Soil
Data Mart is the data storage site for the official soil survey information.
The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs
and activities on the basis of race, color, national origin, age, disability, and where
applicable, sex, marital status, familial status, parental status, religion, sexual
orientation, genetic information, political beliefs, reprisal, or because all or a part of an
individual's income is derived from any public assistance program. (Not all prohibited
bases apply to all programs.) Persons with disabilities who require alternative means
2
FhE-SUBMIITAI REe'D
JAN - 3 20)1(;1
.
.
for communication of program information (Braille, large print, audiotape, etc.) should
contact USDA's TARGET Center at (202) 720-2600 (voice and TOO). To file a
complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400
Independence Avenue, S.w., Washington, D.C 20250-9410 or call (800) 795-3272
(voice) or (202) 720-6382 (TOO). USDA is an equal opportunity provider and
employer.
PRE-SUBMITTAL REC'D
JAN - 3 ZO)lil
3
.
.
Contents
Preface................................................................................................................... .2
How Soil Surveys Are Made..................................................................................5
S~~~.....................................................................................~
Soil Map...... ........................ ....... ...... ............................. ...................... ..................8
Legend................................................................................................................. .9
Map Unit Legend................ .............. ............ ............ ................ ....... ....... .......... ..1 0
Map Unit Descriptions.......... .......... ................. ............... ............... ........... ..........10
Lane County Area, Oregon.............................................................................12
76-Malabon-Urban land complex.... ........... ......... ......... ............. ........ ........12
Soil Information for All Uses...............................................................................13
Soil Reports............ ..... ....... ....................... ............. ..................................... ...... .13
Soil Physical Properties... ..... ..... ............ ................... .......... ........ ........ ....... .... .13
Physical Soil Properties (TL 20801)............................................................13
Engineering Properties (TL 20801 ).............................................................17
Soil Qualities and Features... ...................... ....... .......... .................................. .20
Soil Features (TL 20801 )................... ... ...... ........ ........... ......... ................... ..20
Water Features.............................................................................................. .23
Water Features (TL 20801).........................................................................23c
References........................................................................................................... .26
PRE.SU~M'iTAl r~f'D
JAN - 3 20r'11
4
.
.
How Soil Surveys Are Made
Soil surveys are made to provide information about the soils and miscellaneous areas
in a specific area. They include a description of the soils and miscellaneous areas and
their location on the landscape and tables that show soil properties and limitations
affecting various uses. Soil scientists observed the steepness, length, and shape of
the slopes; the general pattern of drainage; the kinds of crops and native plants; and
the kinds of bedrock. They observed and described many soil profiles. A soil profile is
the sequence of natural layers, or horizons, in a soil. The profile extends from the
surface down into the unconsolidated material in which the soil formed or from the
surface down to bedrock. The unconsolidated material is devoid of roots and other
living organisms and has not been changed by other biological activity.
Currently, soils are mapped according to the boundaries of major land resource areas
(MLRAs). MLRAs are geographically associated land resource units that share
common characteristics related to physiography, geology, climate, water resources,
soils, biological resources, and land uses (USDA, 2006). Soil survey areas typically
consist of parts of one or more MLRA.
The soils and miscellaneous areas in a survey area occur in an orderly pattern that is
related to the geology, landforms, relief, climate, and natural vegetation of the area.
Each kind of soil and miscellaneous area is associated with a particular kind of
landform or with a segment of the landform. By observing the soils and miscellaneous
areas in the survey area and relating their position to specific segments of the
landform, a soil scientist develops a concept, or model, of how they were formed. Thus,
during mapping, this model enables the soil scientist to predict with a considerable
degree of accuracy the kind of soil or miscellaneous area at a specific location on the
landscape.
Commonly, individual soils on the landscape merge into one another as their
characteristics gradually change. To construct an accurate soil map, however, soil
scientists must determine the boundaries between the soils. They can observe only
a limited number of soil profiles. Nevertheless, these observations, supplemented by
an understanding of the soil-vegetation-landscape relationship, are sufficient to verify
predictions of the kinds of soil in an area and to determine the boundaries.
Soil scientists recorded the characteristics of the soil profiles that they studied. They
noted soil color, texture, size and shape of soil aggregates, kind and amount of rock
fragments, distribution of plant roots, reaction, and other features that enable them to
identify soils. After describing the soils in the survey area and determining their
properties, the soil scientists assigned the soils to taxonomic classes (units).
Taxonomic classes are concepts. Each taxonomic class has a set of soil
characteristics with precisely defined limits. The classes are used as a basis for
comparison to classify soils systematically. Soil taxonomy, the system of taxonomic
classification used in the United States, is based mainly on the kind and character of
soil properties and the arrangement of horizons within the profile. After the soil
scientists classified and named the soils in the survey area, they compared the
5
P~. Sll~ IT" ~
~t- 1.1111111 j I
JAN - 3 ZOy(I~
"
.
.
Custom Soil Resource Report
individual soils with similar soils in the same taxonomic class in other areas so that
they could confirm data and assemble additional data based on experience and
research.
The objective of soil mapping is not to delineate pure map unit components; the
objective is to separate the landscape into landforms or landform segments that have
similar use and management requirements. Each map unit is defined by a unique
combination of soil components andlor miscellaneous areas in predictable
proportions. Some components may be highly contrasting to the other components of
the map unit. The presence of minor components in a map unit in no way diminishes
the usefulness or accuracy of the data. The delineation of such landforms and
landform segments on the map provides sufficient information for the development of
resource plans. If intensive use of small areas is planned, on site investigation is
needed to define and locate the soils and miscellaneous areas.
Soil scientists make many field observations in the process of producing a soil map.
The frequency of observation is dependent upon several factors, including scale of
mapping, intensity of mapping, design of map units, complexity of the landscape, and
experience of the soil scientist. Observations are made to test and refine the soil-
landscape model and predictions and to verify the classification of the soils at specific
locations. Once the soil-landscape model is refined, a significantly smaller number of
measurements of individual soil properties are made and recorded. These
measurements may include field measurements, such as those for color, depth to
bedrock, and texture, and laboratory measurements, such as those for content of
sand, silt, clay, salt, and other components. Properties of each soil typically vary from
one point to another across the landscape.
Observations for map unit components are aggregated to develop ranges of
characteristics for the components. The aggregated values are presented. Direct
measurements do not exist for every property presented for every map unit
component. Values for some properties are estimated from combinations of other
properties.
While a soil survey is in progress, samples of some of the soils in the area generally
are collected for laboratory analyses and for engineering tests. Soil scientists interpret
the data from these analyses and tests as well as the field-observed characteristics
and the soil properties to determine the expected behavior of the soils under different
uses. Interpretations for all of the soils are field tested through observation of the soils
in different uses and under different levels of management. Some interpretations are
modified to fit local conditions, and some new interpretations are developed to meet
local needs. Data are assembled from other sources, such as research information,
production records, and field experience of specialists. For example, data on crop
yields under defined levels of management are assembled from farm records and from
field or plot experiments on the same kinds of soil.
Predictions about soil behavior are based not only on soil properties but also on such
variables as climate and biological activity. Soil conditions are predictable over long
periods of time, but they are not predictable from year to year. For example, soil
scientists can predict with a fairly high degree of accuracy that a given soil will have
a high water table within certain depths in most years, but they cannot predict that a
high water table will always be at a specific level in the soil on a specific date.
After soil scientists located and identified the significant natural bodies of soil in the
survey area, they drew the boundaries of these bOdies on aerial photographs and
identified each as a specific map unit. Aerial photographs show trees, buildings, fields,
roads, and rivers, all of which help in locating boundaries accurately.
6
PRE-SUBMITIAL REC'O
JAN - 3 ZO%il
.
.
Soil Map
The soil map section includes the soil map for the defined area of interest, a list of soil
map units on the map and extent of each map unit, and cartographic symbols
displayed on the map. Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
7
PRE.sum, :iTTAl REC'D
JAN - 3 ZOJ:]1
123'2'6"
>z
.
.
~
~
.
"
~
~
.
~
123"2'6"
0 0 f
~
~
~ ii
~
i<l 0; .
~
,
.
.
S
>
.
l!l ~
7i
N "
0
-
i
i<l~
.
3
;;; C1
0
c:
en
0
3
00
00&
&;0
;:m
"'0
-oc:
;:;
~~ '"
~ ;0
'"
-0
0
;:l
'23"2""
.
~
is
.
~
~
8
123'2""
~
~
.
"
h C"JIJ JI
l ~
.1, t,~L.'D ~
~
320%"
JAN
.
.
u~ ..
.. u ~
~ .
", "I '" '0' 0 ~I .. + < @ @ >e ~ ;> 6 :. X . * 181 (; ~
!: ,
.. ..
en en en en en en en en :0 .. ;: ;: ;: r r Gl Gl 0 0 '" r 0 en .. ~
<; g 8- ;;: 5- 0 . !>. ~ 0 [ j . . . ~ ~ If ~ 0 a g, ii :l
~ < ~ ~ < ~ i
.. <; 0 0 .. ~ . ~ ~ 3- ...
5 ~ 0 , ~ en ;: .
,. ~ 0 , ~ ... 0 !l.
en en .. en en .- Q ~ ~ ~ . . g
~ ~ .. "" < !: .. 0 ~ ..
. a ~ m ~ ~ ~ ~ 0 ~ en ~ 0 i1 c ..
i5 8- ~ ~ ~ ; ~ , Ii
.. .. . . ~ ~
i!. if . 3 . . !>. :!:
~ .. .
0 .
en , ~
~ if g "tl
r
m
-t :E .. G)
< ~ ~ i ~ 0 . !!l 0 ..
, ~ . "' .. m
. n ~ ?' ~ . B z
.. ... !>. ..
0 0 !: C
il :l ...
0 r
r C :0 '" .. en < 0 0 en ,
;: .. 0 0 ~ i1 0 Gl 0 ~ ;;:
~ . en Ii . , b i ~ ~ Of ~ < 0 Of
<i- .. . . i 0 ~ ... '"
:0 . '" 0 . ~ " ~
0 .. ~ ii , 0 en en
:0 :0 < :? . en !!l ~ <;
0 2 Ii Ii f ~ ()
i!. . 0. . .. C
0. r il. .. 0
. . ,r a en . en en
~ g 0 <; ~ Ci
~ .
~ ,,. ~ 1i 3
. c .- en
2
" [
;0
~
en
0
c
n
~
;0
~
-0
0
::>
a38~ 0 UlUl -.... ~~g' 3 -c .... ;:
3" 3 " C 0 l=. " .. ~ "
.. < = < .. a.0"~ " " " "
.g ~~. 0 ~ " Ul "" .. .. .. Ul
'< C ~8. :r g' g C " g,
c: -< ii" ~ )>< ,,- I)
:::J Q. a. 0 " o C QI =0 3 " ..
" - " iicn~ !if
::;; (is' ~-g. ~- "'< ~~ ,,'< C
o-"E. a. 0 !>. ")> Ulc" ~ 0 <
g:9:o !!.Ui" '<<", ,,~ "
3 0- '< u.
"" "'" (1:1 ~ .. - 5' .. '"
il.lt<g~ " -" -" ;;'< 0
'" ~ .. ~~ ~~z " 5' :!:
QI 0 ;:;' 0 " -" "" !!l '"
~':::J III g- .. <I;" ii"a; ....!!l ~ " ~
u:I _ Q.11l ~ me .. C 8 ~-
3~"C ; 3iii c @ .. ~ "tl
Q.Q. I) 3 ;;
III (II a I:lI .. -t _
c)' n l!:a- ~a::tl .. " Q. Z
'< CD cr {jO " ~- 0
CT3~CD ~o o 3 N~ II 0 ..
~ ",c " ~ "TI
CDQI-.<3 0 . ~ ~ - o ~o ~ '< )>
~ ~ 9:~ <; .,,'< ~ ~ c " 0
" " - 0 ..
'" " )> -o-lil " ~
0:)>;:0 @ C g. ,.- ::tl
""- 0.... "
gUl;':::J '" "," Ul zg,() )> :!:
r"".~ ~ - " ~ 3 Q 0>
" ~o Z"o " ~
Ci 0 _. "- z )>c~ " ~ ~
~3g. -.. 0<" .. -l
0", ;0 ","" ii .. . 0
i"5'/i :! 0 () w":< :2
.." ~ Ul ~ ~ !Po 3
0,," .. ~ lil go- Q " J Z
~~~ '" ..
'" - ~ "
" ~Ul ~
,..- 0 ~ " " II
~a ~- 0 Q." Ii Q.
U. " !" < !!l
~ c .. Q.
o ~ ~ Q. cg ~. @
;;:Q. .. ;; "
0; <
~ .. 0
:;; " 3 0
5- .. .. 0
'" a " 0
~kE-SUBl'yil-;-r'\L REC'D
JAN 3 20Yl!
.
.
Custom Soil Resource Report
Map Unit Legend
Lane County Area, Oregon (OR637)
Map Unn Symbol I Map Unit Name I Acres in AOI I Percent of AOt
~f 'Malabon-Urban land complex I _~21 100.0%
-- ~- - - . .- ~
Totals for Area ~f Interest 0.2 100.0%
~ -- - ----
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the soils
or miscellaneous areas in the survey area. The map unit descriptions, along with the
maps, can be used to determine the composition and properties of a unit
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the landscape,
however, the soils are natural phenomena, and they have the characteristic variability
of all natural phenomena. Thus, the range of some observed properties may extend
beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic
class rarely, if ever, can be mapped without including areas of other taxonomic
classes. Consequently, every map unit is made up of the soils or miscellaneous areas
for which it is named and some minor components that belong to taxonomic classes
other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management These are called
noncontrasting, or similar, components. They mayor may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management These are called contrasting, or dissimilar, components. They generally
are in small areas and could not be mapped separately because of the scale used.
Some small areas of strongly contrasting soils or miscellaneous areas are identified
by a special symbol on the maps. If included in the database for a given area, the
contrasting minor components are identified in the map unit descriptions along with
some characteristics of each. A few areas of minor components may not have been
observed, and consequently they are not mentioned in the descriptions, especially
where the pattern was so complex that it was impractical to make enough observations
to identify all the soils and miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the usefulness
or accuracy of the data. The objective of mapping is not to delineate pure taxonomic
classes but rather to separate the landscape into landforms or landform segments that
have similar use and management requirements. The delineation of such segments
on the map provides sufficient information for the development of resource plans. If
intensive use of small areas is planned, however, onsite investigation is needed to
define and locate the soils and miscellaneous areas.
I ('III'" rr'l r:-, 'D
h[-"v, H'I, J.' IL'I",
10
JAN
3 ZO~\
.
.
Custom Soil Resource Report
An identifying symbol precedes the map unit name in the map unit descriptions. Each
description includes general facts about the unit and gives important soil properties
and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major horizons
that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity,
degree of erosion, and other characteristics that affect their use. On the basis of such
differences, a soil series is divided into soil phases. Most of the areas shown on the
detailed soil maps are phases of soil series. The name of a soil phase commonly
indicates a feature that affects use or management. For example, Alpha silt loam, 0
to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps. The
pattern and proportion of the soils or miscellaneous areas are somewhat similar in all
areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present or
anticipated uses of the map units in the survey area, it was not considered practical
or necessary to map the soils or miscellaneous areas separately. The pattern and
relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-
Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas that
could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion of
the soils or miscellaneous areas in a mapped area are not uniform. An area can be
made up of only one of the major soils or miscellaneous areas, or it can be made up
of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil material
and support little or no vegetation. Rock outcrop is an example.
11
"""r".C"BMITT'1 ['\-''''D
~C , , . ~ t ~
JAN - 3 20%11
.
.
Custom Soil Resource Report
Lane County Area, Oregon
76-Malabon-Urban land complex
Map Unit Setting
Elevation: 300 to 650 feet
Mean annual precipitation: 40 to 60 inches
Mean annual air temperature: 52 to 54 degrees F
Frost-free period: 165 to 210 days
Map Unit Composition
Malabon and similar soils: 50 percent
Urban land: 45 percent
Description of Malabon
Setting
Landform: Terraces
Landform position (three-dimensional): Tread
Down-slope shape: Linear
Across-slope shape: Linear
Parent material: Silty and clayey alluvium
Properties and qualities
Slope: 0 to 3 percent
Depth to restrictive feature: More than 80 inches
Drainage class: Well drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to
0.57 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Available water capacity: High (about 11.4 inches)
Interpretive groups
Land capability classification (irrigated): 1
Land capability (nonirrigated): 1
Typical profile
o to 12 inches: Silty clay loam
12 to 42 inches: Silty clay
42 to 60 inches: Clay loam
Description of Urban land
Interpretive groups
Land capability (non irrigated): 8
- "\11,..
-.
r_jl "'.:'D
12
JAN - 3 20J.(
il
.
.
Soil Information for All Uses
Soil Reports
The Soil Reports section includes various formatted tabular and narrative reports
(tables) containing data for each selected soil map unit and each component of each
unit. No aggregation of data has occurred as is done in reports in the Soil Properties
and Qualities and Suitabilities and Limitations sections.
The reports contain soil interpretive information as well as basic soil properties and
qualities. A description of each report (table) is included.
Soil Physical Properties
This folder contains a collection of tabular reports that present soil physical properties.
The reports (tables) include all selected map units and components for each map unit.
Soil physical properties are measured or inferred from direct observations in the field
or laboratory. Examples of soil physical properties include percent clay, organic
matter, saturated hydraulic conductivity, available water capacity, and bulk density.
Physical Soil Properties (TL 20801)
This table shows estimates of some physical characteristics and features that affect
soil behavior. These estimates are given for the layers of each soil in the survey area.
The estimates are based on field observations and on test data for these and similar
soils.
Depth to the upper and lower boundaries of each layer is indicated.
Particle size is the effective diameter of a soil particle as measured by sedimentation,
sieving, or micrometric methods. Particle sizes are expressed as classes with specific
effective diameter class limits. The broad classes are sand, silt, and clay, ranging from
the larger to the smaller.
Sand as a soil separate consists of mineral soil particles that are 0.05 millimeter to 2
millimeters in diameter. In this table, the estimated sand content of each soil layer is
given as a percentage, by weight, of the soil material that is less than 2 millimeters in
diameter.
Silt as a soil separate consists of mineral soil particles that are 0.002 to 0.05 millimeter
in diameter. In this table, the estimated silt content of each soil layer is given as a
percentage, by weight, of the soil material that is less than 2 millimeters in diameter.
13
~.\I
JAN - 3 zor"
I: I rEC'D
.
.
Custom Soil Resource Report
Clay as a soil separate consists of mineral soil particles that are less than 0.002
millimeter in diameter. In this table, the estimated clay content of each soil layer is
given as a percentage, by weight, of the soil material that is less than 2 millimeters in
diameter.
The content of sand, silt, and clay affects the physical behavior of a soil. Particle size
is important for engineering and agronomic interpretations, for determination of soil
hydrologic qualities, and for soil classification.
The amount and kind of clay affect the fertility and physical condition of the soil and
the ability of the soil to adsorb cations and to retain moisture. They influence shrink-
swell potential, saturated hydraulic conductivity (Ksat), plasticity, the ease of soil
dispersion, and other soil properties. The amount and kind of clay in a soil also affect
tillage and earthmoving operations.
Moist bulk density is the weight of soil (ovendry) per unit volume. Volume is measured
when the soil is at field moisture capacity, that is, the moisture content at 1/3- or 1/10-
bar (33kPa or 10kPa) moisture tension. Weight is determined after the soil is dried at
105 degrees C. In the table, the estimated moist bulk density of each soil horizon is
expressed in grams per cubic centimeter of soil material that is less than 2 millimeters
in diameter. Bulk density data are used to compute linear extensibility, shrink-swell
potential, available water capacity, total pore space, and other soil properties. The
moist bulk density of a soil indicates the pore space available for water and roots.
Depending on soil texture, a bulk density of more than 1.4 can restrict water storage
and root penetration. Moist bulk density is influenced by texture, kind of clay, content
of organic matter, and soil structure.
Saturated hydraulic conductivity (Ksaf) refers to the ease with which pores in a
saturated soil transmit water. The estimates in the table are expressed in terms of
micrometers per second. They are based on soil characteristics observed in the field,
particularly structure, porosity, and texture. Saturated hydraulic conductivity (Ksat) is
considered in the design of soil drainage systems and septic tank absorption fields.
Available water capacity refers to the quantity of water that the soil is capable of storing
for use by plants. The capacity for water storage is given in inches of water per inch
of soil for each soil layer. The capacity varies, depending on soil properties that affect
retention of water. The most important properties are the content of organic matter,
soil texture, bulk density, and soil structure. Available water capacity is an important
factor in the choice of plants or crops to be grown and in the design and management
of irrigation systems. Available water capacity is not an estimate of the quantity of
water actually available to plants at any given time.
Linear extensibility refers to the change in length of an unconfined clod as moisture
content is decreased from a moist to a dry state. It is an expression of the volume
change between the water content of the clod at 1/3- or 1/10-bar tension (33kPa or
1 OkPa tension) and oven dryness. The volume change is reported in the table as
percent change for the whole soil. The amount and type of clay minerals in the soil
influence volume change.
Linear extensibility is used to determine the shrink-swell potential of soils. The shrink-
swell potential is low if the soil has a linear extensibility of less than 3 percent; moderate
if 3 to 6 percent; high if 6 to 9 percent; and very high if more than 9 percent. If the
linear extensibility is more than 3, shrinking and swelling can cause damage to
buildings, roads, and other structures and to plant roots. Special design commonly is
needed.
Organic matter is the plant and animal residue in the soil at various stages of
decomposition. In this table, the estimated content of organic matter is expressed as
14
I"~. "II'" ... ll"~L..""I-
,.,~t.", I~ till.. I ~ '" u
JAN - 3 20z( I'
.
.
Custom Soil Resource Report
a percentage, by weight, of the soil material that is less than 2 millimeters in diameter.
The content of organic matter in a soil can be maintained by returning crop residue to
the soil.
Organic matter has a positive effect on available water capacity, water infiltration, soil
organism activity, and tilth. It is a source of nitrogen and other nutrients for crops and
soil organisms.
Erosion factors are shown in the table as the K factor (Kw and Kf) and the T factor.
Erosion factor K indicates the susceptibility of a soil to sheet and rill erosion by water.
Factor K is one of six factors used in the Universal Soil Loss Equation (USLE) and the
Revised Universal Soil Loss Equation (RUSLE) to predict the average annual rate of
soil loss by sheet and rill erosion in tons per acre per year. The estimates are based
primarily on percentage of sill, sand, and organic matter and on soil structure and Ksat.
Values of K range from 0.02 to 0.69. Other factors being equal, the higher the value,
the more susceptible the soil is to sheet and rill erosion by water.
Erosion factor Kw indicates the erodibility of the whole soil. The estimates are modified
by the presence of rock fragments.
Erosion factor Kfindicates the erodibility of the fine-earth fraction, or the material less
than 2 millimeters in size.
Erosion factor Tis an estimate of the maximum average annual rate of soil erosion by
wind and/or water that can occur without affecting crop productivity over a sustained
period. The rate is in tons per acre per year.
Wind erodibility groups are made up of soils that have similar properties affecting their
susceptibility to wind erosion in cultivated areas. The soils assigned to group 1 are the
most susceptible to wind erosion, and those assigned to group 8 are the least
susceptible. The groups are described in the "National Soil Survey Handbook:
Wind erodibility index is a numerical value indicating the susceptibility of soil to wind
erosion, or the tons per acre per year that can be expected to be lost to wind erosion.
There is a close correlation between wind erosion and the texture of the surface layer,
the size and durability of surface clods, rock fragments, organic matter, and a
calcareous reaction. Soil moisture and frozen soil layers also influence wind erosion.
Reference:
United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430-VI. (http://soils.usda.gov)
15
PRi"3Ur.; iiITIL REC'O
JAN - 3 2n)1\1
c
0
0>
m
0
'" ..
0 !
a. <(
Ql 1>
a:: c
Ql ~
~ 0
0
:0 m
0 c
'" ~
Ql
a:: 0
~
'0 m
t
en :!.
E 0
0 0:
iii
:0 '0
U '"
..
u
'ii
,.,
z:
Q.
1>
"tJ=)(
c.a m
--"
"'''c
:>E-
m
1>
'l:I= a.
c.a ~
-.- 0
"'".
"'00>
:;;
~ ....
S
u 1---
.j! ::;:
c
0
"ii J
0
W "
.
.
r
'"
M
f~
I
I",
I
'" '"
~ ~ ~ i I
:~ ~~I
...
.2. I 01", I
u & 0 I
O>~ '" ~Ic;i
OE 0 '" 0 I
... 0 0 ,
, I
..~ I
I
~.a <;.
m-
c ~ Q.'
_ c '" '" '"
...JJ!! .,.; .,.; .,.; I
M 16 6 6
m L
M M M
..------.-----1--______
~..~
~! ~ ~
~ 3: ~
<( u
."u~ ~I
Cl: > ~
-:);1
l!! III \.l
~ . ~ ~
-""
~ ,., c
",Z:o E
U
;.:ll:~ ~
.- - .
o ~ c
::;;.am
"
,.,
~
u
-
iij
"
c
~
'"
z:
Q.
m
c
m
'0 E
.a ~
E c
,.,=
~ 0
o.~
~"
:E c
~
&
.- -
&
&
.s
000
N <"! C\l
c;i 9 c;i
~ ~I~
ci ci ci I
;-
I
~ ~ ~I
. ~_l,~~ ~1
000
~ ~ ~.
~. ~ ~~-.~-L' I
M .. M
. . .
- - '"
M "'I N
~ 10 0 I
N,M N
-+ .......~+
,
to
~
a, ;;;; ~ I I
"'I 'j~
I
6 '" .;, I
"I '7
N 0
N .. '"
6 0- N I
..
,
c"
o c
~..m ~ c
HI j
...
"
c
~
c
~
-e
:0
po" 1'1011,..-
'I'
'( r~""D
0' .,
IAN - 3 2010
.
.
Custom Soil Resource Report
Engineering Properties (TL 20801)
This table gives the engineering classifications and the range of engineering
properties for the layers of each soil in the survey area.
Depth to the upper and lower boundaries of each layer is indicated.
Texture is given in the standard terms used by the U.S. Department of Agriculture.
These terms are defined according to percentages of sand, silt, and clay in the fraction
of the soil that is less than 2 millimeters in diameter. "Loam," for example, is soil that
is 7 to 27 percent clay, 28 to 50 percent silt, and less than 52 percent sand. If the
content of particles coarser than sand is 15 percent or more, an appropriate modifier
is added, for example, "gravelly."
Classification of the soils is determined according to the Unified soil classification
system (ASTM, 2005) and the system adopted by the American Association of State
Highway and Transportation Officials (AASHTO, 2004).
The Unified system classifies soils according to properties that affect their use as
construction material. Soils are classified according to particle-size distribution of the
fraction less than 3 inches in diameter and according to plasticity index, liquid limit,
and organic matter content. Sandy and gravelly soils are identified as GW, GP, GM,
GC, SW, SP, SM, and SC; silty and clayey soils as ML, CL, OL, MH, CH, and OH;
and highly organic soils as PT. Soils exhibiting engineering properties of two groups
can have a dual classification, for example, CL-ML.
The AASHTO system classifies soils according to those properties that affect roadway
construction and maintenance. In this system, the fraction of a mineral soil that is less
than 3 inches in diameter is classified in one of seven groups from A-1 through A-7
on the basis of particle-size distribution, liquid limit, and plasticity index. Soils in group
A-1 are coarse grained and low in content of fines (silt and clay). At the other extreme,
soils in group A-7 are fine grained. Highly organic soils are classified in group A-8 on
the basis of visual inspection.
If laboratory data are available, the A-1, A-2, and A-7 groups are further classified as
A-1-a, A-1-b, A-2-4, A-2-5, A-2-6, A-2-7, A-7-5, or A-7-6. As an additional refinement,
the suitability of a soil as subgrade material can be indicated by a group index number.
Group index numbers range from 0 for the best subgrade material to 20 or higher for
the poorest.
Rock fragments larger than 10 inches in diameter and 3 to 10 inches in diameter are
indicated as a percentage of the total soil on a dry-weight basis. The percentages are
estimates determined mainly by converting volume percentage in the field to weight
percentage.
Percentage (of soil particles) passing designated sieves is the percentage of the soil
fraction less than 3 inches in diameter based on an ovendry weight. The sieves,
numbers 4, 10, 40, and 200 (USA Standard Series), have openings of 4.76, 2.00,
0.420, and 0.074 millimeters, respectively. Estimates are based on laboratory tests of
soils sampled in the survey area and in nearby areas and on estimates made in the
field.
Liquid limit and plasticity index (Atterberg limits) indicate the plasticity characteristics
of a soil. The estimates are based on test data from the survey area or from nearby
areas and on field examination.
17
PRE.SUBMITTAl REC'D
JAN - 3 20%,1
References:
.
.
Custom Soil Resource Report
American Association of State Highway and Transportation Officials (AASHTO). 2004.
Standard specifications for transportation materials and methods of sampling and
testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard 02487-00.
18
PRE-5UBMITT,\L REC'D
JAN - 3 ZOril
<Il
:a
'in
Ul
0
0-
iD
.<:
"5
~
::l
X
2
<Il
,~
iii
E
<Il
Ul
<Il
~
0-
~
<Il
,s
Ul e
<Il 0
01
"5 ~
c: c5
<Il
'" "0 .;
0 ! ~
0- ~ .'i
<Il Ul i!>
0:: 'C e
<Il <Il ~
~ Ui 0
'" 0
::l
0 <Il ~
e
II) .J:: G
<Il I- -'
0:: -ci I
.
'0 <Il ~
en iii t:
E ~
E 0.
~ 0
0 D:
Ui <Il
::l "5 01
U .=
c: ;;;
<Il ~
iD e
~ '51
e
'" w
iii
"0
<Il
,s
iii
,s
on
<Il
iii
.~ .J::
"0 on
.~ m
~"O
_ <Il
C:.<:
<Il-
c: ~
'" 0
as
<Il on
0 "
c:
<Il :;
Ul X
.0
<t: 2
i!>
~~
-"0
. e
G_
1i:
~~
tJ'.~
::;-
o
o
N
!
z
E
~
e
~
>
~
0;
go-
';;;
.
G
0.
~
01
l!l
e
~
~
~
0.
o
...
o
~
...
.
O~
~J::
."
"'.=
J!I
e
~
E-
01
G
ot
.
o~
~J::
^ "
e
o
l-
e :I:
o .,
~ 0(
" ..
"'-
0; "0
= ~
u ~
:::>
~
5
x
s
..
c
.,
:::>
.
.
'" '"
~ N '"
6 2> '"-;-
~ N '"
.,.---,--t-
I
,
I
I
-~
&
o 0 0
't "i 't
~I~!g
Ij
I
I
:g ,I ~ ~
~ 016
"" '" '"
Ii
i
000
010 0
6 :b,6
a'J1COIl'-
I
101010
10'O!0
'-I~ ";'
!~.~!:i5
, ' I
, ,
'0 ala
000
...... ......!.....
,! I ,
~i~i~
Ii
I,
~i
&
,010 0 I
I -,
i
I I I
o 0 10 I!
I I '", i
.J: 1
~__~~;~1 ;fi~ I'
-' --' --'
::;;,t) ::;;
E
~I
EI
i~
," E
E! ~ ~ I
~im,~
>'1 >.11 ~
~ 7j .9
~ ~ E
U5 (j) u
- ~ h,. r~'- f-
J:: I
-c. oS NIO
~ i ~ 't '9
c 6 N N
~ ..
"
'0 "0
. e
"0 .!l'
e e
G ~
'0 ~ -e
.c E OJ
E G i:.
i:;'e 0
Dx e
- ~ ~
'" tOo. 0
D
~ ~~ ~
0. m
G "," ::;;
:;; ""
"0
I~
~
D
:5
m
PRE.SUBMITTAl REC'O
JAN - 3 201\\
.
.
Custom Soil Resource Report
Soil Qualities and Features
This folder contains tabular reports that present various soil qualities and features.
The reports (tables) include all selected map units and components for each map unit.
Soil qualities are behavior and performance attributes that are not directly measured,
but are inferred from observations of dynamic conditions and from soil properties.
Example soil qualities include natural drainage, and frost action. Soil features are
attributes that are not directly part of the soil. Example soil features include slope and
depth to restrictive layer. These features can greatly impact the use and management
of the soil.
Soil Features (TL 20801)
This table gives estimates of various soil features. The estimates are used in land use
planning that involves engineering considerations.
A restrictive layer is a nearly continuous layer that has one or more physical, chemical,
or thermal properties that significantly impede the movement of water and air through
the sailor that restrict roots or otherwise provide an unfavorable root environment.
Examples are bedrock, cemented layers, dense layers, and frozen layers. The table
indicates the hardness and thickness of the restrictive layer, both of which significantly
affect the ease of excavation. Depth to top is the vertical distance from the soil surface
to the upper boundary of the restrictive layer.
Subsidence is the settlement of organic soils or of saturated mineral soils of very low
density. Subsidence generally results from either desiccation and shrinkage, or
oxidation of organic material, or both, following drainage. Subsidence takes place
gradually, usually over a period of several years. The table shows the expected initial
subsidence, which usually is a result of drainage, and total subsidence, which results
from a combination of factors.
Potential for frost action is the likelihood of upward or lateral expansion of the soil
caused by the formation of segregated ice lenses (frost heave) and the subsequent
collapse ofthe soil and loss of strength on thawing. Frost action occurs when moisture
moves into the freezing zone of the soil. Temperature, texture, density, saturated
hydraulic conductivity (Ksat), content of organic matter, and depth to the water table
are the most important factors considered in evaluating the potential for frost action.
It is assumed that the soil is not insulated by vegetation or snow and is not artificially
drained. Silty and highly structured, clayey soils that have a high water table in winter
are the most susceptible to frost action. Well drained, very gravelly, or very sandy soils
are the least susceptible. Frost heave and low soil strength during thawing cause
damage to pavements and other rigid structures.
Risk of corrosion pertains to potential soil-induced electrochemical or chemical action
that corrodes or weakens uncoated steel or concrete. The rate of corrosion of
uncoated steel is related to such factors as soil moisture, particle-size distribution,
acidity, and electrical conductivity of the soil. The rate of corrosion of concrete is based
mainly on the sulfate and sodium content, texture, moisture content, and acidity of the
soil. Special site examination and design may be needed if the combination of factors
results in a severe hazard of corrosion. The steel or concrete in installations that
intersect soil boundaries or soil layers is more susceptible to corrosion than the steel
20
PRE.SUBfviii7N REC'O
JAN - 3 201'/
y;i),
.
.
Custom Soil Resource Report
or concrete in installations that are entirely within one kind of sailor within one soil
layer.
For uncoated steel, the risk of corrosion, expressed as low, moderale, or high, is based
on soil drainage class, total acidity, electrical resistivity near field capacity, and
electrical conductivity of the saturation extract
For concrete, the risk of corrosion also is expressed as low, moderate, or high. It is
based on soil texture, acidity, and amount of sulfates in the saturation extract
P'"'P"" "'I''''.'
I(t-~ULJI' ,I"
"D
'l.
JAN - 3 2011/
Y' /i
21
.
.
t
e
G-
o::
r I
I
S I I
f ~
u T!
0
0 0 ~
0 CJ "C
0
;; T~+- I
0 l
~ ~ -
0
u I
'0 ;;
'" s
- .. I
~ "C sl
.
;; E I
0 ~ ,
U "C
0 0
::J ::;
I
-
-
,g I
~ 0 I
=-8
G u ~I
~ III ~
. I 0
'0 -'
a. ,
. ] .!; I I
c 0
u I- -1
0 0
Cl ~
.
0 Ui
.0 'ii
.. ~ ., .!;
'" . '" " 0,0
.:(
'" l:'
u
~ 0
'" ~ I
e 0
'" CJ ..
'" . ..
.
0:: 0 0
G
'0 -' "E
I G I
en - :I:
E f j
~ ,-
e ;; ,-
w .
'" u.
U '0
'" .. I
..
~ . .!;
c I
>- '"
~ u
:c
. l- II I
>
~ I
.,. 0
.
'" ~o. .!;
as I I I
~
0
r-
I
"C I
0
;;:
I
I
"C
0
G . g~ "C
oE 0
.0",. C '"
.QG "'- ~ 0
E 0 -co. DI:6
>-= '" '" E ~ -e
_ 0 ~€o
0.- OJ U ::; ::J
G "'
:e ~
N
N
r- "II
1\'-"
JAN - 3 ZO~I
If.ll
I r
I
L\"o
I,
.
.
Custom Soil Resource Report
Water Features
This folder contains tabular reports that present soil hydrology information. The reports
(tables) include all selected map units and components for each map unit. Water
Features include ponding frequency, flooding frequency, and depth to water table.
Water Features (TL 20801)
This table gives estimates of various soil water features. The estimates are used in
land use planning that involves engineering considerations.
Hydr%gic soil groups are based on estimates of runoff potential. Soils are assigned
to one of four groups according to the rate of water infiltration when the soils are not
protected by vegetation, are thoroughly wet, and receive precipitation from long-
duration storms.
The four hydrologic soil groups are:
Group A. Soils having a high infiltration rate (low runoff potential) when thoroughly
wet. These consist mainly of deep, well drained to excessively drained sands or
gravelly sands. These soils have a high rate of water transmission.
Group B. Soils having a moderate infiltration rate when thoroughly wet. These consist
chiefly of moderately deep or deep, moderately well drained or well drained soils that
have moderately fine texture to moderately coarse texture. These soils have a
moderate rate of water transmission.
Group C. Soils having a slow infiltration rate when thoroughly wet. These consist
chiefly of soils having a layer that impedes the downward movement of water or soils
of moderately fine texture or fine texture. These soils have a slow rate of water
transmission.
Group O. Soils having a very slow infiltration rate (high runoff potential) when
thoroughly wet. These consist chiefly of clays that have a high shrink-swell potential,
soils that have a high water table, soils that have a c1aypan or clay layer at or near the
surface, and soils that are shallow over nearly impervious material. These soils have
a very slow rate of water transmission.
If a soil is assigned to a dual hydrologic group (NO, B/O, or C/O), the first letter is for
drained areas and the second is for undrained areas.
Surface runoff refers to the loss of water from an area by flow over the land surface.
Surface runoff classes are based on slope, climate, and vegetative cover. The concept
indicates relative runoff for very specific conditions. It is assumed that the surface of
the soil is bare and that the retention of surface water resulting from irregularities in
the ground surface is minimal. The classes are negligible, very low, low, medium, high,
and very high.
The months in the table indicate the portion of the year in which a water table, ponding,
andlor flooding is most likely to be a concern.
Water table refers to a saturated zone in the soil. The water features table indicates,
by month, depth to the top (upper limit) and base (lower limit) of the saturated zone in
most years. Estimates of the upper and lower limits are based mainly on observations
of the water table at selected sites and on evidence of a saturated zone, namely
23
FhE.SUo""ITJ r":C'D
JAN - 3 ZO~I
.
.
Custom Soil Resource Report
grayish colors or mottles (redoximorphic features) in the soil. A saturated zone that
lasts for less than a month is not considered a water table.
Ponding is standing water in a closed depression. Unless a drainage system is
installed, the water is removed only by percolation, transpiration, or evaporation. The
table indicates surface water depth and the duration and frequency of ponding.
Duration is expressed as very brief if less than 2 days, brief if 2 to 7 days, long if 7 to
30 days, and very long if more than 30 days. Frequency is expressed as none, rare,
occasional, and frequent. None means that ponding is not probable; rare that it is
unlikely but possible under unusual weather conditions (the chance of ponding is
nearly 0 percent to 5 percent in any year); occasional that it occurs, on the average,
once or less in 2 years (the chance of ponding is 5 to 50 percent in any year); and
frequent that it occurs, on the average, more than once in 2 years (the chance of
ponding is more than 50 percent in any year).
Flooding is the temporary inundation of an area caused by overflowing streams, by
runoff from adjacent slopes, or by tides. Water standing for short periods after rainfall
or snowmelt is not considered flooding, and water standing in swamps and marshes
is considered ponding rather than flooding.
Duration and frequency are estimated. Duration is expressed as extremely brief if 0.1
hour to 4 hours, very brief if 4 hours to 2 days, brief if 2 to 7 days, long if 7 to 30 days,
and very long if more than 30 days. Frequency is expressed as none, very rare, rare,
occasional, frequent, and very frequent. None means that flooding is not probable;
very rare that it is very unlikely but possible under extremely unusual weather
conditions (the chance of flooding is less than 1 percent in any year); rare that it is
unlikely but possible under unusual weather conditions (the chance of flooding is 1 to
5 percent in any year); occasional that it occurs infrequently under nonmal weather
conditions (the chance of flooding is 5 to 50 percent in any year); frequent that it is
likely to occur often under nonmal weather conditions (the chance of flooding is more
than 50 percent in any year but is less than 50 percent in all months in any year); and
very frequent that it is likely to occur very often under nonmal weather conditions (the
chance of flooding is more than 50 percent in all months of any year).
The infonmation is based on evidence in the soil profile, namely thin strata of gravel,
sand, silt, or clay deposited by floodwater; irregular decrease in organic matter content
with increasing depth; and little or no horizon development.
Also considered are local infonmation about the extent and levels of flooding and the
relation of each soil on the landscape to historic floods. Infonmation on the extent of
flooding based on soil data is less specific than that provided by detailed engineering
surveys that delineate flood-prone areas at specific flood frequency levels.
24
PRE.SUBMITTAl DfC'D
IAN - ~ 20r
,\
~
0
01
t:: m
0 0
a. .;
'" f
OC ...
'" ~
l:! ~
" :>
0 0
'" u
'" m
OC ~
'0 j
,
If) m
E m
0 1i
"'iii m
m
" LL
<..l S
m
~
.
.
,.,
U
~
m
:>
0-
01 f
~ LL I I
'D
0
0
u: ~ I
~
m
~ I
0 I I
,., I I
u I
~
m
:>
0- m m
m ~ ~
u: 0 o.
--.- -~rI
01 ~
~ 0
'D ..
m
~ ~
0
Q. 0 I, II
--I---t
I
B.s
~o. it I
:> m II
en" I
I
I
-
~
i it
m -~
:E 0 OJ)
:l -' N
S -
m ~
~ I
8. it I
0. I
:l I I
I
.<:
"
o
~
~ ~I
o 0
C. C
j ~: ~ I
I I
I I!
5=
m 0
't: ~
:> :>
en-
U
0>0.
!i! :>
o 0
-o~
,.,
:I:
I
() 0
--Tl
'0
m
"
~
m
Om
~ ~
~~
-
"
:>
0.
m
~
"
~
~
~
m
-e
:l
c
o
~ ~ c:
1ii Q. 0
I ~ !
....
l-g
~
~
m
-e
:l
r ".:' ~, I~l;lt Il REC'O
JAN - 3 zoy},
.
.
References
American Association of State Highway and Transportation Officials (AASHTO). 2004.
Standard specifications for transportation materials and methods of sampling and
testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard 02487-00.
Cowardin, L.M., V. Carter, F.C. Golet, and E.T. laRoe. 1979. Classification of
wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife Service
FWS/OBS-79/31.
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the United States.
Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils
in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S.
Department of Agriculture Handbook 18. hllp:/lsoils.usda.gov/
Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making
and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service,
U.S. Department of Agriculture Handbook 436. htlp:/lsoils.usda.gov/
Soil Survey Staff. 2006. Keys to soil taxonomy. 10th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. http://soils.usda.gov/
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engineers, Environmental laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station TeChnical
Report Y-87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. hllp:/lsoils.usda.gov/
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. hllp://www.glti.nrcs.usda.gov/
United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430-VI. http://soils.usda.gov/
United States Department of Agriculture, Natural Resources Conservation Service.
2006. land resource regions and major land resource areas of the United States, the
Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296.
http://soils.usda.gov/
26
PRE-SUBMIITAl REC'D
JAN - 3 ZOYrI\
.
.
Custom Soil Resource Report
.
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210.
27
PRE.SU"MITt'll r,c'D
JAN - 3 20r
It
,
\
--4
I:'"
-~
.
.
~',
Recorded at the request of and
after recording return to:
.~~
~~~.,.
Sycan B Corp.
840 Beltline Road, Suite 202
Springfield, OR 97477
Declaration of Private Access and Utility Easement
The true and actual consideration for this declaration is other than monetary.
RECITALS:
1. SYCAN B CORP., AN OREGON CORPORATION, Grantor, is the owner of that certain
tract ofland as described in Exhibit 'A', attached hereto.
2. The owner is dividing said real property into three parcels as shown on Land Partition Plat
No. 2011- as partitioned and recorded in Lane County Oregon Deed
Records.
3. The owner desires to create easements and define maintenance responsibility on certain areas
and facilities for the benefit of future owners of the parcels as described below.
DECLARATION OF EASEMENTS:
A Easement Created: Grantor hereby creates a perpetual easement for the benefit of Parcels
1, 2 and 3 over that certain area designed as "Private Access and Utility Easement" on said
partition plan and shown in Exhibit 'B' as attached hereto and made a part hereof as said
easement lies in Parcels 1, 2 and 3 for private utility purposes.
B. Exclusion of PUEs: Notwithstanding any other language herein, these easements do not
allow the placement of private utilities within any Public Utility Easement except for
crossmgs.
C. Use of the Burdened Property: The owners or occupiers of the parcels affected by these
easements shall have the right to use their property, including the areas described as the
easements, for any purpose as long as the owners or occupiers do not interfere with the use
of the easements as granted by this instrument. No vehicle parking or storage of vehicles
shall be allowed by any party within the access easement areas, including the agents,
employees, tenants, and invitees of said owners.
D. Maintenance and Repairs: The cost of any maintenance or repair of the access driveway
or private utilities lying within the easement areas will be the responsibility of the owner of
the respective facility where the facility serves one owner and shall be split equally between
the owners of the Parcels served by the respective facility where the facility serves multiple
owners.
E. Successors in Interest: The provisions of this instrument touch and concern, and relate to
the use of Parcels 1, 2 and 3 of said partition, and are intended to be covenants and
restrictions running with the land. All provisions of this instrument, including the benefits
and burdens, are binding and inure to the heirs, successors, assigns, transferees, and personal
representatives of all owners of any of the aforementioned parcels.
Delcaration of Private Access and Utility Easement - SPROW- 17-03-22-13-20801 - Page 1 of 2
N:\PUB-DA TA\00130-07\ACC_ + UTIL_EASMT _12-10.wpd
PRE-SUBMITTAL REC'O
JAN - 3 zr;.ull
Exhibit 'C'
>.;0
5::-';"""
.
.
IN WITNESS WHEREOF, I have executed this Declaration of Private Access and Utility
Easement on this _ day of , 2011 >
SYCAN B CORP., an Oregon corporation
By:
Richard Boyles, President
STATE OF OREGON
COUNTY OF LANE
} 55
BE IT REMEMBERED that on this_day of ,2011, before me, the undersigned, a
notary public in and for said County and State, personally appeared the within named Richard Boyles, who,
being sworn, stated that he is the President of said corporation, and that this conveyance was voluntarily
signed on behalf of the corporation by authority of its board of directors, before me. ,
IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my official seal the day and year last
above written>
Notary Public for Oregon
My Commission expires:
BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE
ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11,
CHAPTER 424, OREGON LAWS 2007. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING
FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT
TO VERIFY THAT THE UNIT OF LAND BEING TRANSFERRED IS A LAWFULLY ESTABLISHED LOT OR PARCEL, AS
DEFINED IN ORS 92.010 OR 215,010, TO VERIFY THE APPROVED USES OF THE LOT OR PARCEL, TO VERIFY THE
EXISTENCE OF FIRE PROTECTION FOR STRUCTURES AND TO INQUIRE>ABOUT THE RIGHTS OF NEIGHBORING
PROPERTY OWNERS, IF ANY, UNDER ORS 195.300, 195.301 AND 195.305 TO 195.336 AND SECTIONS 5 TO 11, CHAPTER
424, OREGON LAWS 2007.
Delcaration of Private Access and Utility Easement. SPROW. 17.03.22.13.20801 . Page 2 of 2
N:\PUB-DA T A\00130-07\ACC_ + UTIL_EASMT _12-10.wpd
PRE-SUBMITTAL REC'O
JAN - 3 ZOA1J 11 .
.
.
,
".
. Fidelity National Title of Oregon
STATUS OF RECORD TITLE REPORT
200 Hawthorre Ave., Ste. A-100, Salem, OR 97301
(503)315-2000 FAX: (503)315-2012
December 29, 2010
TO: Sycan Development
840 Be~line Rd Ste 202
Springfield, OR 97477
County:
DATED AS OF:
4610018913-FTEUG25
17 -03-22-13-20801
17-03-22-13 TL#20801
, Oregon
Lane
December 22, 2010, 08:00-AM
Title Number:
Regarding:
Property Address:
PROPERTY
We have searched our Tract Incices as to the following described real property:
See Exhibit A Attached Hereto
VESTING
Kapka, Inc. who acquired title as Sycan B Corp. by merger dated March 26, 1992
RECORDED INFORMATION
Said property is subject to the following on record matter(s):
1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes
or assessments on real property or by the Public Records; proceedings by a public agency which may result in taxes
or assessments, or notices of such proceedings, whether or not shown by t1he 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 exception~ 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. The term "encroachmenf' includes encroachments
of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing
improvements located on adjoining land.
5. Any lien for services, labor or material heretofore or hereafter furnished, or for contributions due to the State of
Oregon for unemployment compensation or workers compensation, Imposed by law and not shown by the Public
Records.
SPECIFIC ITEMS AND EXCEPTIONS:
6.
Existing utility lines, if any, crossing the herein described property.
END OF EXCEPTIONS
NOTES:
PRE-SUBMITTAL REC'O
JAN - 3 20%"
STATUS OF RECORDTJTLE REPORT
FDOR0546.rdw
Exhibit 'B'
.
.
"
STA TUS OF RECORD TITLE REPORT
(Continued)
A
Note: Property taxes for the fiscal year shown below are paid in fulL
Fiscal Year: 2010-2011
Amount: $437.84
Levy Code: 00462
Account No.: 1255460
Map No.: 17-03-22-13-20801
(Land Only)
Note: There are no malters against the party(ies) shown below which would appear as exceptions to
coverage in a title insurance product:
B
Parties: Sycan B Corp.
Note: Please send any documents for recordng to the following address:
Fidelity National TiUe Company
Attention: Recording Department
800 Willamelte St., Ste. 500
Eugene, OR 97401
THIS REPORT IS TO BE UTILIZED FOR INFORMATION ONLY.
Any use of this repcrt as a basis for transferring, encumbering or foreclosing the real property described will require payment
in an amount equivalent to applicable tiUe insurance premium as required by the rating schedule on file with the Oregon
Insurance Division.
C
The liatility for Fidelity National Title of Oregon is lirrited to the addressee and shall not exceed the $400.00 paid hereunder.
Fidelity National Title of Oregon
Patty Smith
Pattv. Smith!ii>TitleGroup. FNTG.com
PRE.SUBMITTAL RECID
JAN - 3 lOW Ii
STATUS OF RECORD nTLE REPORT
FDOR0546.rdw
.
.
Order No.: 4610018913-FTEUG25
EXHIBIT "A"
That certain parcel of land situated in Section 22, Township 17 South, Range 3 West, Willamette Base and Meridian, County
of Lane, State of Oregon, as described, in Deed recordedSeplember 13,1980, Book 25, Page 182 and recorded
September 1890, Book 25, Page 185, Lane County Oregon Deed Records, lying Southerly of the Easterly extension of the
South line of SYCAN COMMERCIAL PARK, as platted and recorded in File 73, Slide 614, Lane County Oregon Plat
Records, and Northerly of the North right-of-way line of Harlow Road, County Road No. 439.
EXCEPTING THEREFROM the Westerly 30 feet of Southern Pacific Transportation Company's Main Track
(Woodburn-Springfield Branch, now abandoned) lying between the Easterly prolongation of the North and South lines of that
parcel of land described in the deed dated May 6, 1965, from Robert T. Lewis Bliss and Georgia Wanda Bliss, husband and
wife, to Kenneth C. Hodgin and Ida Hodgin, husband and wife, recorded April 20, f 973, in Reel 634, Reception No.
73-17462, Lane County Records.
EXCEPT: that portion of Southern Pacific Railroad Main Tract, (Woodburn-Springfield Branch, now abandoned) lying
Easterly of East right-of-way of Co. Rd. #3, Game Farm Road.
EXCEPT any portion in Parcel 8402 on 17 032244.
PRE-SUBMlrrAL REC'O
JAN - 3 20Jtf 1/
FDOR0553.rdw
. .
NEI/4 Sec.22 T.17S R.3W.W.
.
LANE COUNTY
,
___SECOND
RALEIG
/
.
\' 0
,,0
THIS MAP IS FURNISHED AS A CONVENIENCE BY MID-W1LLAMETTE VALLEY TITLE GROUP N
This sketch is made solely for the purpose of assisting in locating said premises and ~
the Company assumes no liability for variations, if any, in dimensions and location ascertainepI<E:5u~Mr~l REC'D
MAP # 17 03 22 13 20801 000 II ,
JAN - 3 20Wl\
.
.
Legal Description
That certain parcel of land situated in Section 22, Township 17 South, Range 3 West, Willamette Base and Meridian, County
of Lane, State of Oregon, as described, in Deed recorded September 13, 1980, Book 25, Page 182 and recorded
September 1890, Book 25, Page 185, Lane County Oregon Deed Records, lying Southerly of the Easterly extension of the
South line of SYCAN COMMERCIAL PARK, as patted and recorded in File 73, Slide 614, Lane County Oregon Plat
Records, and Northerly of the North right-aI-way line of Harlow Road, County Road No. 439.
EXCEPTING THEREFROM the Westeriy 30 feet of Southern Pacific Transportaijon Company's Main Track
(Woodburn-Springfield Branch, now abandoned) lying between the Easterly prolongation of the North and South lines 01 that
parcel of land described in the deed dated May 6, 1965, from Robert T Lewis Bliss and Georgia Wanda Bliss, husband and
wife, to Kenneth C. Hodgin and Ida Hodgin, husband and wife, recorded April 20, 1973, in Reel 634, Reception No.
73-17462, Lane County Records.
EXCEPT that portion of Southern Pacific Railroad Main Tract, (Woodburn-Splingfield Branch, now abandoned) lying
Easterly of East right-of-way of Co. Rd. #3, Game Farm Road.
EXCEPT any portion in Parcel 8402 on 17 032244.
PRE.SUBMITTAl REC'O
JAN - 3 20)8'11
-_..:.... ~.--:.o..,... :.J
Exhibit 'A '
I
'It."'"....":,, ".L'O"''''''Enny
,
''0',
/,", ''''''
..-'-.-......~
<;.,d 'JI'," ,f~h~.-_~s
"...o':",r_N "ECOROED'."'''_ ro
:I~j>"
88385<1Z
ELr 9?.7S?
I
',.,., ,
K'"'pit", I \'\ I
3</"<; 801<11 L:;......, i.."",...
c e ("'~''),'~:~ I" , 0>"':1 t--
'i" '1;>'.~
""y
~'.'.
;;0
L
I
.--1
;;'"ACEAflO\lEn""LoN( FOil ""-lOORO""''''''SE
Approved As To Form
By General Coun,sel
June IS, 1991
BARGAIN AND SALE DEED
I
I
KtlOW ALL MEN BY THESE PRESENTS: That souniER~ PACIFIC TRANSf'OKIATION
COMPANY, a Delaware corporation, Grantor, in consideration of $73,200 paio to
,it, does hereby grant, bargatn. sell and convey unto KAPKA, - INC., a
'corpora:t1on. Grantee. and its successors and assigns, that certain 'rear
. property. wi th the tenements, hereditaments, anoj appurtenances thereunto'
belonging or appertaining, situated at. or near Springfield, in the County of
Lane, State of Oregon, "'nd more particularly described 1n ElIhlbh A. attached
and hereby made a part hereof, subject to easements, covenants. conditions,
reservations and restrictions of record.
Grantor ellcepts. from the property hereby conveyed and reserves unto itsel f,
1ts successors and assigns, all sand and gravel and all m1nerals and m1neral
rights, interests, and royalties, including without limiting the generality
thereof, 011, gas, and other hydrocarbon substances, as well as me:tallic or
other so11d minerals, in and under said property; however, Grantor or its
successors and ass1gns, shall not have the right for any purpose whatsoever to
enter upon, into or through the surfaCe of said property 1n connection
therewith.
TO HAVE AND TO HOLO said property unto Grantee, and its successors and
assigns, forever.
In construing this deed, ttle singular inCludes the plural as the
circumsta~ces may require.
The foregoing recital of consideration is true as Grantor verily believes,
and is the true and actual consider~t1on paid.
"THIS INSTRUMENT WILL NOT AllOW USE OF THE PROPERTY DESCRIBED. IN THIS
I~STRUtmn IN VIOlAHON OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE.
SIGNING OR ACCEPTING THIS lNSTRUMENT, THE PERSON ACQUIRING FEE TITlE TO THE
PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO
V~RIFY APPROVED USES." [ORS 93.040{l))
,
,
,
,
,
these presents to be el'.ecuted this
Iij WITNESS WHE~OF. Gra!Jtor has caused
-EzL day _of 4-~-..hA- . 19B'(.
SOUTHERN:PACIFlC TRANSPORTATION CO!1P;"NY
BY' ',~~~~a;f-i "'.,,,
THle: .~~ TJtle:
2155AOOl 09!15!...~~.E~L.
lHIOOll2u ......,"~:....;.:;._..~~....
'--1'i4od if ;'-';"
'59~riar~~'~ ,-,:.l- :-- J-~~i;
.,
. CAPKA!RNM
or0808B8
,~S
L
I
I
I
I
.F7r~-.'-c. ~. J .'.'-..;.",,:.. r-'. ...,:_"._.....
'~~;~~~~~~~
Oocument 0075
L
Exhibit 'G'
,<~,
'I
~
I
i
i
I
I
[..
i
I
I,.
,
,
! .~~
. r~ '
I
I
I,
~
PRE-SUBMITTAL REC'O
JAN - 3 20%11
I
~
I
88385/12
~:rl;' 'j .....!.;
r
I
STATE OF CALWORSIA }
C;1,.and('"a""'"'nfS""F",,,~i=' .".
On '''is~_~da...af _S~~_d~6f:.f:_-,,..-----i"II'~.I"~a~O"''' n'a"""'<lNirJ,'fiu"<f"d'MdE:it/o1r:.i~i61-l"--_ .
b~/"'~ '"', DAIlDARA J. SLADE. a ""ma0' P"hlk in artdfar 11" 0'-' ami C"""'y of ,0;"" Franc;ttl1. S"'" "fCalifornia, p"r$tJn,,'I)' ap{U!GmI
_Y:!' ~. CL......+i:, MI> \. r,:=. O'D-<<,'JrJel...t
.1
OfFlClM.St:J\L
~\-:- {lARBh.IIAI,$lAnE
", _ ,.,,,~,,,wour;;.c"'.",OI.r~
,'~f ,; c"'Olltt!ll",,",~~,......,:ro
. ".; ..,(_".~d.."",""
~"J"71I"n1Cf"'P~O"'d'''m'o'' Ilu,han5oj,ali$jo<lar).,..ir/c,<<:r:)lobuhc V/c, f1-("Il<J€n"t-
-~\R..~.mo.r: ANo ,$.ELR~~
af/!..mrp<l"'"o"___dmI1brd;n"/JdlholCX"""",llhc"-il"jllimlrllm,,n',"nriabolc""M'"
/" me 10 bct""f'C"""S__ k-lo"c.,'""".-dilo"~a1Jofllr"mq>Otn'iOd_'h."..i,,,nam<!d
a"'I~M'f-_M~nO""('(/frd/(''''''''QI'''''lrr",parallo''~C='''''M'~~..''m~,
\
i
11
1
I
1
I
J
,
. .1
.
'" ~
q
C~_...'I"M
IN InrNE5S Wf/EREOF. f ha,'~h~.~mo ><' IM}'lIanrfandafftudmyaffidal..".,!al ",.."f-
fk,IM ,h. Ci'!" .,Id C"~nl", "I S<1n F",,,riu:fl. ,he ria} "ndycaritl ,ha ccrl(fk<llt fir..' ,;1x>'"C ~Tjll"',
.&~~
NO'31}'Publkinnndfo'lh.
.,
l-lrCornml...,onE,pirr.Stpl.mb.....:i9, 19M
, "r~ !('
-'.1'
I!,
"" " : ,~:'" 0
i....
Il.I~;, ~f UHA :,i~'1 ,.,
;. ;"- i, ~
". , ~, .
~'.
, I ' .
1
.!.
-'I.
.,
. ,!I ';~(IlI\J ~ ~:111l I; '.!
"j
j
,
L
~! I','
L
1
I
1
1
...
.,
.,
I .
j,~~~~
. ~:ll~!d :...e.a - iii~~ti"~~:'
:1.,:'-
"-",':'
""'''''J''\
L
-1
PRE.SUBMITTAL REC'O
JAN - 3 20.m II