Fairview Refinement Plan III, Case - City of Salem, Oregon

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DECISION OF THE
SALEM PLANNING COMMISSION
FAIRVIEW REFINEMENT PLAN Ill, Case No. FRP12-01
APPLICATION NO.: 12-101902-ZO
NOTICE OF DECISION & MAILING DATE: April3, 2012
REQUEST:· Proposal for Fairview Refinement Plan Ill, a refinement plan for a portion ofthe
former Fairview Training Center site, approximately 43.2 acres in size, pursuant to the
requirements of the FMU (Fairview Mixed Use) zone, SRC Chapter 143C, for property
designated inMixed Usein on the Salem Area Comprehensive Plan map, zoned FMU
(Fairview Mixed Use), and located NINE of Battle Creek Rd SE, NINW of Reed Rd SE, and
approximately 0.1 Omi SW of the terminus of Strong Rd SE (Marion County Assessorfts Map
and Tax Lot numbers: 083W11 I 00300 & 00400).
APPLICANT: SIMPSON HILLS LLC
LOCATION: 0 BATTLE CREEK RD SE
CRITERIA: Salem Revised Code Chapter 143C
FINDINGS: The facts and findings in the staff report dated March 20, 2012 and
supplemental staff reports dated March 20, 2012 and April 3, 2012, are incorporated herein
by this reference. The Salem Planning Commission found that the applicant adequately
demonstrated that the proposed refinement plan complies with the applicable goals and
policies of the Fairview Master Plan, Salem Area Comprehensive Plan, and the applicable
provisions of the Salem Revised Code (SRC).
DECISION:
The Planning Commission GRANTED Fairview Refinement Plan No. FRP12-01 subject to the
following conditions of approval:
Condition 1. For the portion of Lindburg Road SE that it is the responsibility of Simpson Hills
LLC to construct, provide "sharrows" striping and sigriage to accommodate and
direct bicycles in the travel lane of the street.
Condition 2: Street trees on public streets shall meet the requirements of SRC Chapter 86
Street Trees.
Condition 3: All stormwater facilities serving public rights-of-way shall be public and
maintained by the City.
Condition 4: Proposed "B" Street south of lots 2 and 3 shall be improved in accordance with
the 'local street' cross section of the TSP at the time Lot 4 or Lot 5 is developed.
The half-street improvement west of the centerline shall be improved with Lot 4;
and the half-street improvement east of the centerline shall be improved with Lot
5. Specific design elements of the street, such as drainage and street lighting,
shall be addressed at the time of construction plan approval.

The half-street improvement west of the centerline shall be improved with Lot 4;
and the half-street improvement east of the centerline shall be improved with Lot
5. Specific design elements of the street, such as drainage and street lighting,
shall be addressed at the time of construction plan approval.
APPLICATION PROCESSING
Subject Application
On January 13, 2012, J.Michael Poissant, on behalf of Matt Harrell of Simpson Hills, LLC., filed
a Fairview Refinement Plan application (Fairview Refinement Plan Ill [Attachment 2]) to develop
a 43.2-acre portion of the former Fairview Training Center site pursuant to SRC 143C.050(a).
The application was deemed complete for processing on February 8, 2012.
The public hearing on the proposed Fairview Refinement Plan is scheduled for March 20, 2012.
Notice of the public hearing was provided in accordance with SRC 300.620(b). An approval by
the Planning Commission shall not be construed to have granted a variance from the provisions
of any City ordinance unless the approval clearly states that a variance has been granted.
Public Notice
1. Notice was mailed to property owners within 250 feet of the subject property on February
29, 2012 (Attachment 3).
2. The property was posted in accordance with the posting provision outlined in SRC
300.620.
BACKGROUND/PROPOSAL
On September 24, 2003, the City Council adopted amendments to the Salem Area
Comprehensive Plan (SACP) and Salem Revised Code (SRC) establishing a "Mixed Use"
comprehensive plan designation and a "Fairview Mixed Use" (FMU) zone district. The adopted
amendments were applied to the former Fairview Training Center site to promote the
sustainable and mixed-use development of the 275-acre property.
The Fairview Mixed Use zone, SRC Chapter 143C, establishes both general overall
development standards for the site as well as the approval process that development of the
property must follow. The general overall development standards for the site are established
under Salem Revised Code Chapter 143C.070 and require that:
(a) The maximum number of dwelling units which shall be permitted in the FMU zone is
2,000;
(b) A minimum of 20 acres shall be reserved as natural open space;
(c) The perpetual maintenance of open space shall be required and described in any
Refinement Plan;
(d) All buildings or structures within the FMU zone shall be set back a minimum of twenty
(20) feet from the FMU zone boundary; and
FRP 12-01 Page2 March 20, 2012

(e) Except as may be otherwise permitted in the Chapter, a Refinement Plan covering the
area of proposed development must be submitted and approved pursuant to the
provisions of this Chapter prior to the occurrence of any new development.
In addition to the general development standards, the FMU zone establishes four overlay areas
that are applied to the site and intended generally to control development within the zone. A
master list of permitted uses (SRC Chapter 143C.060) and residential development density
requirements (SRC Chapter 143C.11 0) are established for each overlay area. The overlay
areas include:
1. Low-Intensity Residential (LI): Low-Intensity Residential is described as areas that,
"comprise residential uses with detached housing types typically sited on ·separate
parcels with private yards and street and/or alley access. Accessory dwelling units are
permitted, but any non-residential uses are prohibited."
2. Mixed-Intensity (MI): Mixed-Intensity is described as areas that, "comprises primarily
residential uses, along with a mix of small-scale, neighborhood commercial,
employment, and civic uses. Buildings will be a mix of one to three story detached,
attached, or stacked housing types that may be sited on smaller individually-owned
parcels with private yards and street access, or larger parcels under multiple or separate
ownership with shared street and alley access. Narrow rowhouse development is
appropriate at the higher density range. Accessory dwelling units are permitted."
3. Adaptive Use (AU): Adaptive Use areas are described as comprising, "the highest
concentration of existing buildings and historic development patterns. Residential and
non-residential development within these areas may occur within existing structures that
have been rehabilitated or within new structures."
4. Village Center (VC): The Village Center is described as comprising, "the most intense
and pedestrian-oriented residential, commercial, employment and civic uses.
Residential uses will have densities of no less than sixteen (16) dwelling units per net
acre. Non-residential uses include a mix of large and small scale commercial
enterprises, which will be limited to approximately 30,000 to 80,000 square feet of
pedestrian-oriented retail. Office uses are encouraged."
The Fairview Refinement Plan Ill site includes portions of the Ml (Mixed-Intensity) and Ll (Low­
Intensity Residential) overlay areas. The bulk of the development is proposed within the 'MI'
overlay, and the 'LI' overlay is applicable to a small portion of proposed right-of-way connecting
the refinement plan to Battle Creek Road SEat Independence Drive SE. To ensure the master
planned development of the property, the approval process established under the FMU zone
that development of the property must follow includes:
1. Adoption ofthe Fairview Plan (the master plan for the entire 275 acre site).
2. Adoption of Refinement Plan(s) (detailed regulatory plans that implement the
Fairview Plan and encompass areas of the site no less than 40 acres in area).
3. Subdivision Approval
4. Building Permits
FRP 12-01 Page 3 March 20, 2012

On April19, 2005, the Planning Commission adopted resolution No. PC 05-4 approving the
Fairview Plan, therefore, completing the first step in the approval process. Two refinement
plans have been approved on the property; 'Pringle Creek Community' in 2005, and 'Lindburg
Green' in 2009. On January 13, 2012, Fairview Refinement Plan Ill was submitted for the
subject site (Attachment 1 ). Salem Revised Code Chapter 143C.1 OO(e) establishes the
following required elements for refinement plans:
1. Illustrative site plan;
2. The general allocation and identification of major proposed land uses, including
residential (by density range), nonresidential, open space, and recreational land
uses;
3. Name, location, and extent of existing or proposed major streets located within the
Refinement Plan area or needed for servicing the Refinement Plan area;
4. Typical street cross-sections; ·
5. A detailed listing of the permitted land uses in the Refinement Plan area;
6. Detailed standards or regulations governing permitted uses, such as performance
standards and standards for development, regulations for development densities,
heights, floor area and FAR, open space, lot area and coverage, parking,
landscaping, and other site improvements;
7. Standards for the conservation, development, or utilization of natural resources,
including surface water, soils, vegetation, and wildlife;
8. An inventory and identification of all wetland and riparian resources, all intermittent
and perennial waterways, and all trees regulated under SRC Chapter 68;
9. Where applicable, the methods of protection or conservation for natural features,
historic structures, and viewsheds;
10. Standards and responsibilities for maintenance of infrastructure and whether the
infrastructure is to be public or private;
11. Standards for phasing and construction of streets proposed for the Refinement Plan
area or needed for servicing the project as identified in the required study(ies)
submitted with the Refinement Plan proposal;
12. Standards for the phasing and construction of sewage disposal, effluent use,
stormwater drainage, solid waste disposal, and public utilities as identified in the
required studies submitted with the Refinement Plan proposal;
13. A phasing schedule for the following, as applicable:
· (A) The preservation of site features established by the Fairview Plan;
(B) The development of the Refinement Plan area; and
(C) The construction, dedication, and provision of public services;
14. A draft form of financial assurances to be recorded prior to Refinement Plan
approval;
15. Specifications as to how and to what extent the Refinement Plan is to supplement or
supersede adopted City regulations;
16. Standards for the interpretation of the Refinement Plan regulations and
requirements;
17. Development design guidelines and applicable approval process;
18. General landscape plan;
19. General Drainage plan;
20. A traffic impact analysis (TIA) update or refinement from the Fairview Plan TIA that
includes trip generation factors for various modes, estimated trips per day by land
use, proposed vehicular access and circulation plan, and traffic impacts by mode on
adjacent development;
21. Impacts on existing structures and other development;
22. Impacts on existing infrastructure and public services;
FRP 12-01 Page4 March 20, 2012

23. Location and extent of proposed provision for sewage disposal, effluent use, storm
water drainage, and utilities;
24. Location of any buildings, structures or sites which are identified in the Fairview Plan
inventory of known archeological sites and buildings, structures or sites which
possess the criteria for historic resource designation under SRC Chapter 120A.040,
or which have been designated as historically significant in the Fairview Plan
inventory pursuant to SRC 143C.080{b){4)(0); and
25. Other information, as may be determined necessary by the Planning Administrator.
The owners of the subject property, Simpson Hills, LLC., have developed the proposed
refinement plan that is the subject of this public hearing before the Salem Planning Commission.
On February 29, 2012, notice of public hearing (Attachment 3) was sent to all property owners
within 250 feet of the subject property.
Neighborhood Association Comments
SRC 300.620{b){2)(B)(iii) requires public notice be sent to "any City-recognized neighborhood
association whose boundaries include, or are adjacent to, the subject property." The subject
property is located within the boundaries of the Morningside Neighborhood Association. At the
time of writing this staff report, no comments have been received from the neighborhood
association. However, the Morningside Neighborhood Board has indicated that they intend to
vote on the proposal at their March 14, 2012, meeting and may provide testimony at the March
20, 2012, public hearing.
Public Comments
Notice of the proposal was mailed to property owners within 250 feet of the subject property on
February 29, 2012. Comments were received from one adjacent property owner, Sustainable
Fairview Associates; and from one community organization, the Pringle Creek Watershed
Council.
Sustainable Fairview Associates LLC -Sustainable Fairview Associates LLC (SFA) was
notified of the proposal. Comments were submitted by Sam Hall, Managing Member of SFA
(Attachment 7). The SFA comments note conceptual support for the location of multi-family
housing in the FMU zone and preservation of open space detailed in the refinement plan;
however concerns are expressed with regard to overall conformance of the proposal with the
Fairview Master Plan. These concerns, and staff responses to them, are summarized below:
a .... the "A' street and "1't.' street of the plan appear to lie on the property lines with SFA
and straddle the property lines. There is not (yet) agreement with SFA about the
location of those streets nor the design of the streets... ·
Staff Response: The street layout proposed .in the refinement plan appears generally
consistent with the Fairview Master Plan. Implementation of the interconnected street network
contemplated in the Master Plan is predicated on cooperative efforts between property owners
within the FMU-zone, similar to the process that yielded the alignment of Lindburg Road SE
across portions of both the SFA and Simpson Hills LLC properties. However, if accordance
cannot be reached with regard to the alignment of proposed 'A' and '1"' streets, it is possible
that the proposal may need to be modified to shift the proposed 'A' and '1 '" street rights-of-way
further onto the Simpson Hills LLC property.
FRP 12-01 PageS March 20, 2012

. . .. Principle 6, Respect the Landscape ... The appearance visible from the perimeter and
from satellite of the earthwork already done in remediating the orchard .area and carving
out the bases for new streets causes us concern about adherence to the Master Plan
call to "work with, not against, the existing landscape. The natural slopes for the site are
preserved for recreational use, for habitat, and for storm water flow" and "wetlands are
preserved." One example of the work done is apparently a cut forB street across the
south edge of Lot 2. Also, the refinement plan reveals a mixed record on preservation of
wetlands ...
Staff Response: Based on the City's 2011 aerial photographs of the Simpson Hills LLC
property it is unclear the degree to which the above-referenced vehicle tracks, left by 2009 soil
remediation activities on the site, match the current refinement plan proposal, whether the track
layout was intended as a precursor to the current refinement plan proposal, or whether the track
locations work with the natural topography. Figure 18 of the applicant's proposal depicts the
sinuosity of the conceptual street layout relative to site elevation contours, and appears to show
the roadways generally conforming to rather than working against the natural topography of the
site. Regarding wetlands, the applicant indicates that a wetland delineation was approved for
the Fairview Hills property in 2010 by the Oregon Department of State Lands (DSL) and the
U.S. Army Corps of Engineers. The resulting removal/fill permit identifies the areas of
permanent and temporary impacts and outlines the mitigation requirements for the entire
Fairview Hills property, around which the refinement plan has been designed. Tneplanproposes
to preserve and integrate wetland and drainageway elements identified in the Fairview
Master Plan Natural Resources Inventory, into the open space, off-street pedestrian amenities
and stormwater management components of the plan area.
c. . .. Principle 7: Zero Impact to the Regional Watershed ... A key element of the Master
Plan calls for the use of best infiltration practices to retain (almost) all storm water near
where it lands. The refinement plan shows little attempt to infiltrate storm water across
the site. Instead, it appears to provide that the bulk of the water be piped to the
northeast corner and/or off site across Reed Road. We are concerned about the
volume, rate of discharge, and quality of the water leaving the property ... There seems to
be no acknowledgement of pending changes in Salem code and DEQ requirements for
stcirmwater. There are many available opportunities for better handling of the
stormwater ...
d. . .. the preliminary detailed site drawings for the first phase complex/compound of
apartments on Lot 2 has acres of large impermeable parking lots and no visible
accommodation for infiltration of water even around the edges ...
Staff Response: The applicant submitted a geotechnical investigation with the refinement plan
(Appendix 5) to assess among other things the stormwater infiltration capability of soils on the
subject property. Based on infiltration testing the report indicates that the site is characterized
by lateral migration of infiltrating water rather than vertical infiltration, and is poorly suited for
subsurface disposal of stormwater. In response to these findings, the applicant proposes a
stormwater attenuation area in the northeast corner of the refinement plan area allowing for
natural infiltration to the extent possible. The plan indicates that the stormwater facility will be
designed as an extended dry basin that provides both water quantity attenuation and water
quality treatment that is appropriate for this setting given the existing soils, hydrology,
topography, and surrounding environment. The facility will be designed in accordance with the
Low Impact Development Approaches Handbook adopted by Clean Water Services of
Washington County, which the Public Works Department has indicated is consistent with the
FRP 12-01 Page 6 March 20, 2012

stormwater and water quality standards being developed by the City of Salem.
e. Principle 10: Green Corridors for People and Other Living Things ... "Wide green
corridors with direct connection to hundreds of front doors and porches are a signature
feature of the new FTCR." To the extent there are "fronts" of the buildings for human
interaction in the neighborhood, they seem pointed to the interior of the property where
recreational space for tenants is provided. There seems to be no contribution to
neighborhood livability in the form of public gathering or recreational space or even
informal encounters ...
f. Principle 12: An Interconnected Street System ... The Master Plan envisions "a high
degree of connection to surrounding neighborhoods. In this way the FCTR avoids the
tendency toward 'gated community' planning." The development of Lots 1 and 2 looks
like two large apartment compounds with minimal access and no provision for
neighborhood traffic of any mode through the 10-12 acre complexes on 13·15 acre sites.
The only streets are around the perimeter of the entire 30 acres and those streets are
not well connected to the rest of the Fairview property or the surrounding community ...
Staff Response: According to Refinement Plan Figure 21 the proposed multi-family
developments will incorporate pedestrian connections to sidewalks within the adjacent
streetscape, and to off-street multi-use pathways and trails within .the western 'green corridor'
and the large open space located in the central and northeast portions of the site. The
applicant's submittal also demonstrates that the pedestrian and street connections within the
refinement plan area will integrate into the street and pedestrian network in the vicinity of the
site. The pedestrian amenities provided in the refinement plan area and the location of the plan
adjacent to the 'Village Center' approved in Fairview Refinement Plan II to the north of Lindburg
Road SE are anticipated to foster opportunities for interaction with the surrounding community.
In addition, at the time that development is proposed, the multi-family complexes will be subject
to the standards and guidelines of the City's Development Design Review Handbook, which
includes additional provisions for pedestrian connectivity with the streetscape.
g. Principle 5: Build Innovative Green Buildings; Principle 1: Build in Economic and Social
Diversity ... The refinement plan states "multi-family homes are by their very nature
'Green' buildings" and that they will be built to "meet and exceed current state and/or
model energy code requirements". However, the remainder of the refinement plan text
on these topics weakens whatever commitment is contained in those statements. The
innovative green buildings envisioned in the Master Plan would achieve the kind of
natural resource use and energy efficiency incorporated in standards such as Earth
Advantage or LEED ...
Staff Response: The purpose and intent statements of the FMU zone (SRC 143C.01 0), which
implements the principles of the Fairview Master Plan, encourage energy conservation and
resourceful land use and building placement While LEED-rated development is encouraged
within the Master Plan document it is not a requirement for FMU-zone development under SRC
Chapter 143C. The applicant indicates that the proposed multi-family developments will feature
energy efficient lighting in all common areas and dwelling units, and that multi-family units are
very energy efficient when compared to single family homes because the units are grouped
together and stacked to reduce the building's heat loss and air infiltration by minimizing the
percentage of exterior wall and roof area when compared with individual detached dwelling
units. The plan further points out that the primary building materials used in apartment
construction, such as wood, sand, gravel, gypsum, and water, are natural products that are
FRP 12-01 Page 7 March 20, 2012

locally found, and that the use of natural materials that are found locally is a well accepted
green building standard. The efficient use of land afforded by concentrating development in
high-density multi-family structures also allows the plan to minimize the land area devoted to
building footprints, preserve the 'green corridors' as contemplated in the Fairview Master Plan
and contribute significantly to the overall open space preservation goals of the FMU zone.
h. The Master Plan says: "To the maximum extent possible, [residential] units will be mixed
so that every block will have homes for different types of people at different stages of
lives and earning potentials." Lots 1 and 2 appear to have one type of building with one
type of rental (with 1-3 bedrooms) and, perhaps, one type of townhouse. In the words
of one of the original team for the Master Plan, the proposal provides a "relentless
repetition of single building type". In this respect, the refinement plan detracts from the
goal of a visually and socially diverse community in a variety of building types ...
Staff Response: The refinement plan calls for multi-family development to complement the
· existing single-family housing stock within the FMU zone and foster greater consistency of
development within the FMU-zone with the goals of the Fairview Master Plan. The plan
indicates that the multi-family developments will feature a variety of unit types to meet the needs
of tenants of diverse income levels, family types, and life stages as is called for in the Master
Plan. The proposed multi-family housing will result in mixed income and active neighborhoods
in the FMU zone designed to take advantage of the nearby retail and employment opportunities
within and adjacent to the refinement plan area.
i. Principle 2: Create a Center; The Center envisioned in the Master Plan lies on SFA
property directly north of Lot 2 of the refinement plan. The refinement plan does leave
intact most of the basic topography that orients the site toward that Center. The design
and layout of the apartment complexes, however, largely ignore the future Center. The
housing units on the north of Lot 2 could contribute to the Principles if they were mixeduse
or similarly designed to face and participate in the future development across the
street... ·
j. Principle 4: Create Local Employment. .. The commercial space shown on Lot 3 and Lot
5 appears to be designed for automobile traffic passing by on Reed Road and B street.
The location of the commercial space does not look conveniently accessible to other
kinds of transport. Depending on the type of business attracted, it might well detract
from the commercial viability of the Center. The location and layout work to elevate B
street from the (narrow) local street of the Master Plan to compete with Lindburg Street
as "Main Street" for the entrance to the entire development...
Staff Response: The multi-family housing and commercial areas depicted in the refinement
plan will be located across Lindburg Road SE from the 'Village Center' area approved in
Fairview Refinement Plan II, and are designed as an appropriate transition between the civic,
commercial, and mixed use developments contemplated in the Center and the future lowerintensity
housing to the south and west. The massing and design of the proposed multi-family
developments are intended to contribute toward an active and vibrant pedestrian environment
adjacent to the future 'Village Center;' with more intense development clustered adjacent to the
'Main Entry' at Lindburg Road SE as indicated in the Master Plan. Notwithstanding the intended
temporary nature of 'B' Street as a standalone connection to Battle Creek Road as the FMU
zone develops, the less intensive development anticipated in the 'LI' overlay zone adjacent to
Battle Creek Road SE will enhance the identity of Lindburg Road as a 'Main Street' in the FMU
zone.
FRP 12-01 PageS March 20, 2012

k. Principle 11 : Transit Close at Hand ... The refinement plan Figure 13 shows the probable
future extensions of public transit routes. In spite of the explanation in the plan, it is
difficult to see how the tenants on Lots 1 and 2 could easily get to the extended route 6.
It is also hard to see the promised "interconnected public street/sidewalk system that
blends with off-site properties". As noted earlier, the northern facades of the two
apartment compounds do not appear to encourage pedestrian or bicycle traffic from the
1 03-acre Simpson Hill site to the probable extension of route 7 on Lindburg Street.
Staff Response: The applicant has provided a transit plan (Figure 13) demonstrating that all
development within the refinement plan area will be located within Y. mile of existing and future
Salem-Keizer Transit District bus lines, which in concert with the proposed street and pedestrian
network ensures the availability of a variety of transportation options for future residents and
businesses within and surrounding the plan area. The refinement plan includes a conceptual
build-out plan for the remainder of the Simpson Hills LLC property (Figure 6) showing several
eventual street and pedestrian/multi-use pathway connections to Salem-Keizer Transit District
Bus Line 6 on Battle Creek Road SE. As an interim measure, the plan provides a direct street
connection from anticipated multi-dwelling developments to Battle Creek Road SE via proposed
'B' Street. With regard to access from the proposed multi-family development to future transit
service along Lindburg Road, Figure 21 of the plan depicts a number of sidewalk and multi-use
pathway pedestrian connections from the refinement plan area to the Lindburg Road right-ofway
to encourage multiple transportation options within the FMU zone.
Pringle Creek Watershed Council- The Pringle Creek Watershed Council (PCWC) was
notified of the proposal and submitted comments (Attachment 8). The PCWC comments note
concerns with regard to stormwater management and treatment. These concerns, and staff
responses to them, are summarized below:
... We are disappointed to see a centralized storm water detention basin for the runoff
from the full 1 00+ acre development. .. One of the central principles of the adopted
Fairview Master Plan is "zero impact to the watershed" through the use of "green
infrastructure" ... The Master Plan says the development will "protect nature and develop
new techniques for integrating the natural and built environments" ... and "incorporate the
best existing ideas and constructing infrastructure, including utilities, streets, energy
systems, water [and] stormwater'' while providing "opportunities to experiment with
leading edge technologies and to create the technologies that will guide future
infrastructure development" ...
. . . We do not see these criteria being met. Distributed systems, such as porous
pavements and rain gardens, more closely mimic the natural environment in terms of
natural infiltration, retention, and pollution control, as compared piping runoff to a large
detention pond ...
Staff Response: As discussed earlier in this report, the applicant submitted a geotechnical
investigation with the refinement plan (Appendix 5) to assess the stormwater infiltration
capability of soils on the subject property. Based on infiltration testing the report indicates that
the site is characterized by lateral migration of infiltrating water rather than vertical infiltration,
and is poorly suited for subsurface disposal of stormwater. The proposed stormwater
management infrastructure was designed in response to these findings, with a stormwater
attenuation area proposed in the northeast corner of the refinement plan area allowing for
natural infiltration to the extent possible. The plan indicates that the stormwater facility will
FRP 12-01 Page 9 March 20, 2012

provide both water quantity attenuation and water quality treatment. The facility will be
designed in accordance with the Low Impact Development Approaches Handbook adopted by
Clean Water Services of Washington County, which is consistent with the stormwater and water
quality standards being developed by the City of Salem.
City Department Comments
Public Works Department- The Public Works Department, Development Services Section,
reviewed the proposal and submitted comments (Attachment 4).
Community Development (Building and Safety Division)- The Building and Safety Division
has reviewed this proposal and indicated that they have no comments.
Police Department - The Salem Police Department reviewed the proposal and indicated they
have no comments.
Fire Department- The Salem Fire Department reviewed the proposal and submitted
comments (Attachment 5)
Public and Private Agency Comments
Salem-Keizer Public Schools- Salem Keizer Public Schools reviewed the proposal and
submitted comments (Attachment 6).
Northwest Natural (NW Natural) -A representative from NW Natural has reviewed the
proposal and indicated that they. have no comments on this case.
Portland General Electric (PGE)- PGE reviewed the proposal and submitted the following
comments: "Development cost per current tariff and service requirements. [A]1 0-foot PUE [is]
required on all front street lots."
Department of State Lands (DSL)- DSL was notified of the proposal.
Oregon State Historic Preservation Office (SHPO) - SHPO was notified of the proposal.
Salem Area Comprehensive Plan !SACP! Designation
Land Use: . The Salem Area Comprehensive Plan designates the subject property as "Mixed
Use". The Comprehensive Plan designation of all surrounding properties is as follows:
North:
South:
East:
West:
Zoning
"Mixed Use"
"Single-Family," "Developing Residential"
"Developing residential" and "Community Service, H-Hospital"
"Mixed Use"
The subject property is currently zoned Fairview Mixed Use (FMU). Zoning of surrounding
properties includes:
North: FMU (Fairview Mixed Use); former Fairview Training Center
FRP 12-01 Page 10 March 20, 2012

concurrent proposal to subdivide the property, which identifies a total of 47 trees on the subject
property; 15 of which are regulated as 'significant' or 'riparian' trees pursuant to SRC 68.050
and 68.060. The TCP identifies 15 of the 47 existing trees for removal. Under the city's tree
preservation ordinance (SRC Chapter 68), tree conservation plans are required to preserve a
minimum of 25 percent of the existing trees on the property. The applicant's tree plan preserves
68 percent of the existing trees, which includes the Oregon White Oaks identified as 'Significant
Tree Stand Number 16' in the Fairview Master Plan, Natural Resources Inventory. The TCP is
being reviewed by staff and, if approved, will be binding on the lots until final occupancy. The
site was also the subject of a 2009 Tree Regulation Variance (TRV Case 09-01), which
authorized the removal of 67 percent of the on-site trees to allow for the scraping and removal
of contaminated topsoil on the property.
Landslide Susceptibility: SRC Chapter 69 "Landslide Hazards" sets forth the mitigation
requirements that may be imposed if landslide hazards are present on a property. This is done
primarily through establishing the sum of landslide hazard points (a combination of the mapped
landslide hazard points and those points associated with the type of proposed development) in
order to determine what mitigation, if any, is required to ensure a safe and healthful
development. The subject property features three (3) mapped landslide hazard points and a
subdivision request incurs three (3) "activity" points. A total of six (6) points indicates a moderate
landslide risk; therefore, a gee-assessment is required. The applicant submitted a Geotechnical
Investigation (Appendix 5) and Archaeological Hazard Assessment Report (Appendix 6) with the
proposed refinement plan and subdivision applications.
According to SRC Chapter 143C.160(b), Refinement Plans shall also consider the following:
(1) The preservation of natural drainage patterns of the site;
(2) The existence and use of native plant species, where appropriate;
(3) The integrity of mature stands of trees that are in good health;
(4) The significant wildlife habitat; and
(5) The minimization of the amount of impervious surfaces near all waterways.
In order to address these additional guidelines, the proposed refinement plan includes a number
of elements that identify, inventory, and set goals and policies pertaining to the above identified
resources that can be found on pages 5-9, 32-37 and 46-50 of the plan. The applicant has
made substantial efforts to minimize impacts from the development on the natural site features
identified in the Fairview Master Plan. Natural drainage patterns are preserved on the site
through the designation of open space, the preservation of a substantial percentage of existing
trees, and the layering of storm water infiltration and onsite detention infrastructure within the
site's natural drainage systems.
An intermittent tributary of the West Middle Fork of Pringle Creek traverses the eastern portion
of the Simpson Hills LLC properties and intersects the eastern one-third of the refinement plan
area. The plan calls for this riparian area to be protected and enhanced through the designation
a 6.01-acre 'natural' open space area encompassing the existing wetlands near the terminus of
the waterway, and a stormwater attenuation area adjacent to several existing wetlands. The
proposal also provides for the protection of the Oregon White Oak grove identified as
'Significant Tree Stand Number 16' in the Fairview Master Plan, Natural Resources Inventory.
The refinement plan notes that ecologically sensitive areas will be landscaped with native and
non-invasive plant species to enhance the value of these resources as water quality amenities
and wildlife habitat. · The plan also calls for natural open space to be protected and maintained
in perpetuity pursuant to SRC 143C.070 through establishment of a Property Owners
Association (POA).
FRP 12-01 Page 12 March 20, 2012

Wetlands: According to the Salem-Keizer Local Wetland Inventory (LWI), the subject property
contains several areas of mapped wetlands in addition to an intermittent tributary.of the West
Middle Fork of Pringle Creek. As part of the Fairview Plan approval process, a wetland
delineation report, Delineation of Wetlands and Other Waters of the United States for
Sustainable Fairview Site, was prepared for the site and dated March 28, 2003. The report was
filed with the Oregon Department of State Lands (DSL) for their review and jurisdictional
determination. The LWI is general in nature. Removal-fill activities within waters of the state are
regulated by DSL and the U.S. Army Corps of Engineers. SRC Chapter 126 requires the City to
send a Wetland Land Use Notification to the Oregon Department of State Lands (DSL). A
Wetland Land Use Notification (WLUN) was submitted to DSL on February 23, 2012.
According to the applicant a wetland delineation was completed for the Fairview Hills property in
2009, submitted to DSL and the U.S. Army Corps of Engineers (USAGE) on September 1,
2009, and approved by DSL on June 1, 2010 and the USAGE on July 6, 2010. The resulting
DSL-issued a removal/fill permit (DSL 45110-RF) identifies the areas of permanent and
temporary impacts and outlines the mitigation requirements for the entire Fairview Hills property.
The refinement plan proposes to preserve and integrate wetland and drainageway elements of
'Area 1', 'Area 2', and 'Area 6,' as identified in the Fairview Master Plan Natural Resources
Inventory, into the open space, off-street pedestrian amenities and stormwater management
components of the plan area. Compliance with DSL requirements will be coordinated between
the applicant and DSL staff.
Transportation Planning ·
SRC Chapter 143C.165 requires refinement plans to identify whether the plan significantly
affects a transportation facility by: ·
1. Changing the level of service of an existing or planned transportation facility;
2. Changing standards implementing the street classification system;
3. Allowing types or levels of land uses which would result in levels of travel or
access which are inconsistent with the level of service of a transportation facility;
or
4. Reducing the level of service of the facility below the minimum acceptable level
identified in the City of Salem Transportation System Plan.
The proposed plan will not significantly affect a transportation facility. As required under the
Fairview Plan (SRC Chapter 143C.080(b)(4)(B}), a Traffic Impact Analysis (TIA) was submitted
to, and approved by, the Public Works Department identifying traffic impacts and necessary
mitigation measures to accommodate the proposed development of the entire Fairview site and
ensure that existing transportation facilities are not significantly affected. SRC Chapter
143C.100(e)(20) requires that for refinement plans, a TIA update of the Fairview Plan TIA be
submitted. The required TIA update has been submitted to the Public Works Department. It is
included as Appendix 3 of the refinement plan.
The Fairview Plan TIA predicts a total of approximately 17,000 trips when all275 acres are
developed. The TIA submitted by the applicant shows that the anticipated traffic fits into the
framework set by the Fairview Plan and associated Infrastructure agreement. The traffic
predicted from this refinement plan is about 3,880 trips generated by an anticipated 450 living
units and approximately 24,000 square feet of office and retail space. The Public Works
Department has identified that the first phase of the plan will result a net increase of
approximately 1 ,445 average daily trips.
FRP 12-01 Page 13 March 20, 2012

CRITERIA FOR APPROVAL.
A. SRC Chapter 143.1 OO(f) indicates that review and approval of refinement plans shall be
considered major amendments to the Fairview Plan and shall follow the provisions of
143C.090. Approval of refinement plans shall be based on the following:
FRP 12-01
1. The refinement plan shall be consistent with the Fairview Plan.
Finding: The proposed Fairview Refinement Plan Ill is consistent with the goals,
policies, and development objectives of the Fairview Master Plan. The plan calls
for the site to be developed as a pedestrian -and transit-friendly community
providing multi-family housing options to complement existing single-family
development in the FMU zone, neighborhood-scale commercial development,
substantial open spaces and 'green corridors' and recreational opportunities.
The plan preserves the significant natural features and topography of the site
through the layering of natural and development infrastructure, designating open
space, and site design and street layouts designed to foster efficient land use
development to make efficient street layout to preserve as many large trees as
possible. The plan is designed to facilitate the following:
• Preservation of 1 0 acres of open space,
• Opportunities for diverse housing suitable to tenants of a variety of
income levels and living styles,
• Standards and conditions to promote commercial development within the
framework of a walkable community that features attractive streetscapes
and open space, ·
• Innovative integration of natural features identified in the Fairview Master
Plan into pedestrian and stormwater systems.
The proposed plan encourages a mix of residential and commercial uses,
protects and integrates open spaces and natural features, provides for a greater
variety of housing options within the FMU zone and calls for re-use of on-site
materials where appropriate. This proposal therefore satisfies this criterion.
2. The refinement plan shall be in conformance with all applicable portions of
the Salem Revised Code unless alternative standards are proposed and
approved. ·
Finding: Pursuant to SRC 143C.11 0, refinement plans may establish alternative
development standards. Standards or processes stipulated in an approved
refinement plan shall supersede the standards or processes of the zoning code
and shall be used as review criteria for any specific development proposal within
the area covered by the Refinement Plan. Fairview Refinement Plan Ill proposes
alternative development standards geared toward maintaining the development
pattern envisioned in the Fairview Master Plan while providing flexibility to
accommodate wetland and open space preservation and topographic
constraints. The alternative standards are identified on pages 25-31 of the
refinement plan (Attachment 2). Where a specific alternative development
standard is not proposed, the development shall comply with the applicable
portion of the Salem Revised Code, therefore satisfying this criterion.
Page 14 March 20, 2012

B. Because refinement plans are major amendments to the Fairview Plan, approval of
major amendments shall be based on the following additional criteria:
FRP 12-01
1.
2.
3.
4.
Conformance with the Salem Area Comprehensive Plan;
The compatibility of the Fairview Plan with adjoining land uses;
The physical feasibility of the FaiNiew Plan with existing or proposed
infrastructure and seNices;
Conformance with the following goals:
A. To encourage mixed-use development, improved protection of open
spaces and natural features, and greater housing and transportation
options;
B. To encourage the innovative integration of park and school uses;
C. To encourage the principles of sustainable development and sustainable
business practices;
D. To support affordable housing options and mixed-income neighborhoods;
E. To facilitate the resourceful use of land through the efficient arrangement
of land uses, buildings, circulation systems, open space and
infrastructure;
F. To encourage economic opportunities that comply with and support
business practices;
G. To recognize the historic significance of buildings, structures and sites,
including archeological sites, through the appropriate means, including,
but not limited to, obtaining official historic resource designation; and
H. To encourage energy conseNation and improved air and water quality.
1. Conformance with the Salem Area Comprehensive Plan
The proposed Fairview Refinement Plan Ill is compatible and consistent with the
intent, goals, and policies of the SACP:
a. Mixed Use Intent and Purpose Statements: The Mixed Use
designation encompasses the qpportunity for a variety of housing
opportunities, including but not limited to, single-family detached,
single-family attached, garden apartment, apartment, communal living,
and rowhouses. The location, density, and style of housing is governed
by the zoning code. What differentiates this classification from
Single-Family and Multi-Family Residential categories is an expansion of
the types of uses deemed compatible with residential development. In
addition to non-residential uses (such as schools and other educational
facilities, parks, open space, and religious organizations), this
classification permits the mixing of shopping and seNices,-convenience
stores, commercial office (including live-work units) and compatible
commercial and/or industrial uses within neighborhoods and structures.
The purpose of this designation is to:
1. Allow a mixture of complementary land uses that may include
housing of all types, retail, office, commercial seNices, and civic
uses to create economic and social v11ality and the ability to meet
multiple needs in compact areas;
2. Develop mixed use areas that are safe, and attractive to
pedestrians;
Page 15 March 20, 2012

FRP 12-01
3. Provide flexibility in the siting and design of new development and
redevelopment to optimize the use of natural resources, energy
alternatives, improvements in development tools and tech[liques,
and changes in the marketplace;
4. Recognize streets as public places that encourage pedestrian,
bicycle, and transit use;
5. Facilitate efficient use of land by encouraging compact,
high-density development and minimizing the amount of land that
is needed for surface parking; and
6. Encourage and facilitate development that supports public transit
and the utilization of alternative modes of transportation.
Finding: The refinement plan is consistent with the intent and purpose
established for the "Mixed Use" designation under the Salem Area
Comprehensive Plan. The proposed plan calls for a pedestrian-friendly
development with a mix of high-density residential and neighborhood-scale
commercial development providing a range of housing options, significant open
space and natural resource protections, connections with existing transit and
integration with future development in the vicinity of the site. Residential densities
included in the plan are within the density requirements established for the
'Mixed-Intensity' (MI) overlay area of the FMU zone pursuant to SRC 143C.11 0.
b. Mixed Use Development Goal: To provide a mixture of complementary
land uses that may include housing, retail, offices, service, industrial and
civic uses, to create economic and social vitality.
Finding: The plan calls for a complementary mix of residential and nonresidential
uses and seeks to create a comfortable and attractive environment
and promote walkability by siting high-density residential uses within close
proximity to neighbor-scale commercial uses, and adjacent to the commercial
and mixed-use development contemplated in the 'Village Center' to the north of
the plan area. The refinement plan provides a high degree of economic flexibility
and potential for entrepreneurship by allowing the full range of FMU-zone uses
per SRC Table 143C-1.
The proposed residential development includes a variety of multi-family unit
options that will be priced to attract tenants of varied income levels, living styles
and family types. The applicant states that the proposed multi-family housing is
intended to complement existing single-family development in the FMU zone and
support development of a d.iverse community as envisioned in the Fairview
Master Plan. The multi-family housing and commercial areas will be located
across Lindburg Road SE from the 'Village Center' area approved in Fairview
Refinement Plan II, and are designed as a thoughtful transition between the civic,
commercial, and mixed use developments contemplated in the 'Village Center'
and the lower-intensity housing to the south and west as contemplated in the
Master Plan. The proposal therefore conforms to this comprehensive plan goal.
c. Mixed Use Development Policy 1 (Development/: Encourage efficient
use of land by facilitating compact, high-density development and
minimizing the amount of land that is needed to accommodate automobt7e
parking. ·
Page 16 March 20, 2012

. '
FRP 12-01
Mixed Use Development Policy 2 (Development!: Encourage
development that preserves open space.
Finding: The plan calls for residential densities of approximately 14-17 units per
acre, which is consistent with the range of 7-35 units per acre required for
development within the FMU zone in the 'Mixed Intensity' (MI) overlay under
SRC 143C.11 0 The applicant proposes an off-street parking ratio of 1.73 spaces
per residential unit. This ratio will result in on-site. parking substantially below the
maximum 2.6 spaces per unit that is allowable under SRC 133.100(b), thus
minimizing off street parking to practical levels necessary to make economic use
of the property.
The refinement plan design also protects nearly one quarter of the plan area
(approximately 10 acres) as open space. Regarding the preservation of open
space, the proposal draws upon the following key principles from the Fairview
Master Plan: Respect the Landscape; Eliminate Impact to the Regional
Watershed; Layer the Systems; Close the Cycle of Energy and Material Flows;
and establish Green Corridors for People and Other Living Things. In addition to
these principles the refinement plan will meet or exceed the City's provisions for
protecting trees and vegetation, addressing landslide hazards, and preserving
wetlands. According the Tree Conservation Plan submitted by the applicant, the
proposal preserves 68 percent of the existing trees on the site, and showcases
protections for the Oregon White Oaks identified as 'Significant Tree Stand
Number 16' in the Fairview Master Plan, Natural Resources Inventory. The
efficient use of land afforded by concentrating residential development in highdensity
multi-family structures, and the proposed layout of the streets and site
infrastructure allow the plan to preserve the 'green corridors' contemplated in the
Fairview Master Plan and contribute significantly to the overall residential density
and open space requirements of the FMU zone under to SRC 143C.070. The
plan preserves large areas of open space and significant natural features
identified in the Fairview Master Plan, and is consistent with the goals and
policies of the Comprehensive Plan.
d. Mixed Use Development Policy 3 (Priorities for Mobility and Access):
Facilitate development (land use mix, density, connectivity, design, and
orientation) that reduces the need for, and frequency of, SOV trips and
supports public transit where applicable.
Mixed Use Development Policy 4 (Priorities for Mobility and Access):
Reinforce streets as public places that encourage pedestrian and bicycle
travel.
Mixed Use Development Policy 5 (Priorities for Mobility and Access):
Provide roadway and pedestrian connections to residential areas.
Finding: The street system proposed in the plan provides roadway connections
to all residential, commercial and open space areas identified in the refinement
plan in addition to the 'Village Center' approved in Fairview Refinement Plan II to
the north. The plan also calls for a network of off-street, multi-use, pathways and
trails to provide diverse mobility options within the pedestrian network, greater
connectivity between the streetscape and residential, commercial and open
space areas, and promote non-SOV travel within the refinement plan area and
Page 17 March 20, 2012

surrounding land uses. In addition, the massing and design of the proposed
multi-family developments are intended to reinforce an active pedestrian
environment adjacent to the future 'Village Center;' with more intense
development clustered adjacent to the 'Main Entry' at Lindburg Road SE as
indicated in the Fairview Master Plan.
Furthermore, the applicant has provided a transit plan (page 24) demonstrating
that all development within the refinement plan area will be located within 14 mile
of existing and .future Salem-Keizer Transit District bus lines, which in concert
with the proposed street network ensures the availability of a variety of
transportation options for future residents and businesses within and surrounding
the plan area. The proposal provides for pedestrian and bicycle connectivity and
presents urban form, infrastructure and site design elements that promote a
community design that reduces dependency upon single-occupancy-vehicle
(SOV) trips, supports transit usage and allows efficient movement of people and
goods. The plan therefore conforms to these Comprehensive Plan policies.
With the exception of Lindburg Road SE bordering the property to the north,
streets within. the plan area are proposed to meet the cross-section for a 'local
street' as identified in the City's Transportation System Plan (TSP), which is
designed to promote neighborhood access and circulation. Lindburg Road SE
will be constructed to the standards of 'Collector Street 2' and 'Collector Street 3'
as approved in Fairview Refinement Plan II. The approval for Fairview
Refinement Plan II included a condition specifying that "sharrows" striping and
signage be provided to accommodate and direct bicycles in the travel lane of the
street. Simpson Hills LLC is responsible for construction of a portion of Lindburg
Road SE. Therefore, to maintain consistency in the street design for Lindburg
Road SE, the following condition of approval shall apply:
Condition 1: For the portion of Lindburg Road SE that it is the responsibility of
Simpson Hills LLC to construct, provide "sharrows" striping and
signage to accommodate and direct bicycles in the travel lane of
the street.
The 'local street' cross-section, to which all internal street will be constructed,
includes 5-foot wide pedestrian sidewalks buffered from vehicle traffic by an 8foot
wide planter strip and shade trees (page 20). The TSP also notes that onstreet
parking is allowed on 'local streets,' which promotes traffic calming and
may further buffer the pedestrian system from vehicle traffic. In addition, the
proposed pedestrian connections between the multi-family buildings and the
streetscape, and minimization of street setback where practical, reinforce the role
of streets as public places that encourage pedestrian and bicycle travel. The
plan is consistent with these policies of the Comprehensive Plan.
e. Mixed Use Development Policy 6 (Design!: Develop commercial and
mixed-use areas that are safe, comfortable and attractive to pedestrians.
Mixed Use Development Policy 7 (Design!: Provide flexibility in the
siting and design of new developments, facilities, and redevelopment to
respond to changes in the marketplace and infrastructure systems.
Finding: In keeping with the principles and vision of the Fairview Master Plan
the proposal seeks to promote walkability by siting high-density residential uses
Page 18 March 20, 2012

within close proximity to neighborhood-scale commercial uses, and adjacent to
the commercial and mixed-use development contemplated in the 'Village Center'
to the north of the plan area. The refinement plan maintains a high degree of
flexibility and potential for market responsiveness by allowing the full range of
FMU-zone uses per SRC Table 143C-1 and diversifying the housing stock within
the FMU zone to include high-density multi-family development. The applicant's
proposal maintains flexibility in infrastructure requirements for future
development in the FMU zone by layering stormwater systems within open space
and green corridor.s, thus minimizing impacts of future system upgrades,
maintenance and design modifications on the built environment, therefore
meeting these Comprehensive Plan policies. ·
f. Mixed Use Development Policy 8 (Development): Provide appropriate
transitions between mixed-use areas and adjacent single-use ·
neighborhoods.
Finding: The refinement plan area is not located adjacent to existing single-use
neighborhoods. The multi-family housing and commercial areas identified in the
plan will be located across Lindburg Road SE from the 'Village Center' area
approved in Fairview Refinement Plan II, and are designed as an appropriate
transition between the civic, commercial, and mixed use developments
contemplated in the Center and future lower-intensity housing to the south and
west of the site as contemplated in the Master Plan. Therefore, the proposed
plan conforms to this policy.
2. The compatibility of the Fairview Plan with adjoining land uses.
Finding: The mix of residential and commercial uses proposed within the
refinement plan area is not located adjacent to existing, incompatible land uses.
As stated previously, an Oregon Youth Authority correctional facility (Hillcrest
School) is located to the east of the site across Reed Road SE, undeveloped
portions of the FMU zone abut the plan area to the south and west, and property
immediately to the north of the site is approved for development as a portion of
the 'Village Center' envisioned in the Fairview Master Plan.
The refinement plan calls for predominantly high-density residential uses
adjacent to a limited-scale commercial area, within which the full range of uses
allowed in the FMU-zone may be established. The proposal is designed to
encourage commercial development adjacent to higher capacity streets and in
close proximity to more intensive commerciaL development in the future 'Village
Center' area to the north. The massing and design of the proposed multi-family
developments are intended to contribute toward an active pedestrian
environment adjacent to the future 'Village Center,' foster sense-of-place, and
provide an appropriate transition between the center and the lower-density
residential uses contemplated in the Fairview Master Plan to the south and west
of the refinement plan area. As discussed earlier in this report,. the plan provides
for street and pedestrian connectivity with adjoining portions of the FMU-zone
and surrounding land uses. The proposed development will complement
adjoining land uses as envisioned in the Fairview Master Plan. Therefore, the
proposed plan conforms to this policy.
3. The physical feasibility of the Fairview Plan with existing or proposed
infrastructure and services.
FRP 12-01 Page 19 March 20, 2012

FRP 12-01
Finding: The proposed development will be required to provide new
infrastructure including sewer, water, storm drainage, and a transportation
network to meet the needs of the development. The Public Works Department
has commented that the proposed water and sewer systems are addressed in
the Fairview Development District approval and are adequate to serve the
refinement plan area. The applicant proposes to construct and dedicate all
streets within the refinement plan area as public streets. With the exception of
Lindburg Road SE bordering the property to the north, all internal streets will be
improved as· proposed to meet the cross-section for a 'local street' as identified in
the City's Transportation System Plan (TSP). Lindburg Road SE will be
constructed to the standards of 'Collector Street 2' and 'Collector Street 3' as
approved in Fairview Refinement Plan II. To ensure feasibility with existing and
proposed infrastructure and services the following conditions of approval shall
apply:
Condition 2: . Street trees on public streets shall meet the requirements of SRC
Chapter 86 Street Trees.
Condition 3: All stormwater facilities serving public rights-of-way shall be public
and maintained by the City.
Condition 4: Proposed "B" Street south of lots 2 and 3 shall be improved in
accordance with the 'local street' cross section of the TSP at the
time Lot 4 or Lot 5 is developed. The half-street improvement
west of the centerline shall be improved with Lot 4; and the halfstreet
improvement east of the centerline shall be improved with
Lot 5. Specific design elements of the street, such as drainage
and street lighting, shall be addressed at the time of construction
plan approval.
4. Conformance with the following goals:
(A) To encourage innovative planning that results in more mixed-use
development, improved protection of open spaces and natural features,
and greater housing and transportation options.
Finding: The refinement plan calls for a mix of residential and non-residential
uses characterized by a variety of housing options, neighborhood-scale
commercial development and recreational opportunities. The plan preserves
significant natural features on the site as identified in the Fairview Master Plan
through the layering of natural, infrastructure, pedestrian and recreational
systems, protection of open space, urban design which preserves identified
viewsheds, and integration with surrounding and planned future development
consistent with the Master Plan. Specifically, the plan is designed to facilitate the
following:
1. Provide a mix of high-density residential and neighborhood-scale
commercial uses.
2. Preserve and showcase the Oregon White Oak grove identified as
'Significant Tree Stand Number 16' in the Fairview Master Plan
Page 20 March 20, 2012

FRP 12-01
3.
4.
5.
6.
Natural Resources Inventory as a 'Main Entry' feature at the
intersection of Lindburg Road SE and Reed Road SE.
Contribute substantially to the stated goals of the Fairview Master
Plan to provide 1,600-2,000 housing units (plan calls for 441
housing units) and 20 acres of natural open space (plan calls for
6.9 acres of natural open space) within the FMU-zone.
Facilitate the efficient use of land by encouraging compact
high-density development (14 to 17 dwelling units per acre) that is
supportive of mass transit.
Re-use on-site building materials to the maximum extent practical.
Provide for a neighborhood scale mix of office I commercial uses
that will enhance and encourage business and employment
opportunities that support the local economy.
The proposal plan encourages a mix of residential and commercial uses,
improved protection of open spaces and natural features, and diversifies housing
and transportation options within the FMU zone, therefore satisfying this goal.
(B) To encourage the innovative integration of park and school uses.
Finding: The Salem Keizer School District has reviewed the proposal and did
not indicate the need for a new elementary school in this location. However,
educational uses are allowable within the Ml overlay of the FMU zone pursuant
to SRC Table 143C-1, thus retaining the potential for future establishment of an
educational use within the refinement plan area.
Under UGA permit No. 04-8 the City of Salem Parks Department indicated that a
5 acre neighborhood park is needed within the entire Fairview site because it is
underserved. The applicant is providing a 10 acres of open space and green
corridor areas that will be privately owned and maintained, and publicly
accessible via a network of trails and multi-use pathways. The City Parks and
Transportation Division has reviewed this proposal, and the adopted Parks
Master Plan does indicate the need for a neighborhood, community and large
urban park in the southeast portion of the Morningside Neighborhood. However,
Parks and Transportation staff has indicated that the location of parks on the plan
is 'deliberately ambiguous' so as to depict opportunity areas while not
designating particular properties for parks acquisition. Parks and Transportation
staff has not indicated that the public parks contemplated in the Parks Master
Plan or UGA 04-8 would be required within the refinement plan area.
Because the refinement plan area has not been identified by the Salem-Keizer
School District and the City of Salem Parks and Transportation Division as a
desired location for a new school or public park, the goal of encouraging the
innovative integration of park and school uses is not applicable in this case.
(C) To encourage the principles of sustainable development and sustainable
business practices.
Finding: The proposed plan encourages the principles of sustainable
development and sustainable business practices by preserving open space and
significant natural features (wetlands, trees, viewsheds, and drainage ways),
promoting energy-efficient compact development, encouraging recycling, utilizing
Page 21 March 20, 2012

FRP 12-01
innovative 'layering' approaches to the management of stormwater and open
spaces, and the re-use of on-site building materials. This goal is therefore
satisfied.
(D) To support affordable housing options and mixed-income neighborhoods.
Finding: The refinement plan calls for high-density multi-family development to
complement the existing single-family housing stockwithin the FMU zone and
foster greater consistency of development within the FMU-zone with the housing
goals of the Fairview Master Plan. The applicant notes that the multi-family
developments will feature a variety of unit types to meet the needs of tenants of
diverse income levels, family types, and life stages as is called for in the Master
Plan. The proposed multi-family housing will result in mixed income and active
neighborhoods in the FMU zone designed to take advantage of the retail and
employment opportunities the development will create, therefore satisfying this
goal.
(E) To facilitate the resourceful use of land through the efficient arrangement
of land uses, buildings, circulation systems, open space and ·
infrastructure.
Finding: The proposed plan calls for a mix of residential and non-residential
uses characterized by a variety of housing options, neighborhood-scale
commercial development and recreational opportunities. The applicant notes
that the proposed multi-family development will minimize building footprints
relative to residential densities and maximize opportunities for open space and
natural resource preservation. As documented previously in this report, the
refinement plan also fosters efficient land use and utility infrastructure design
through the layering of open space, stormwater management infrastructure,
pedestrian facilities and recreational systems. Open space areas of the plan
provide recreation areas for future residents and promote the protection of West
Middle Fork of Pringle Creek and its associated wetlands and the existing mature
stands of trees. The plan facilitates the resourceful use of land through the
efficient arrangement of land uses, buildings, circulation systems, open space
and infrastructure, therefore satisfying this goal.
(F) To encourage economic opportunities that comply with and support
business practices.
Finding: The proposal encourages economic opportunities in the
FMU zone and the refinement plan area through the establishment of a
neighborhood-scale commercial center adjacent to housing and the higherintensity
civic, commercial and office uses envisioned in the 'Village Center'
overlay zone of the Fairview Master Plan. In order to maximize economic
flexibility within the plan area the proposal also allows the full range of FMU-zone
uses per SRCTable 143C-1. The inclusion of non-residential development in
close proximity to high-density residential uses and the higher-intensity
commercial 'core' of the Fairview Master Plan area encourages economic
opportunities that support business practices, therefore satisfying this goal.
(G) To recognize the historic significance of buildings, structures and sites,
including archaeological sites, through appropriate means, including, but
not limited to, obtaining official historic resource designation.
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FRP 12-01
Finding: The applicant's submittal includes documentation and standards for
above -and below-ground historic and archaeological resources on the property.
The submittal indicates that one existing structure, a well house, is located within
the refinement plan area. The Fairview Master Plan, Existing Building Reuse
Plan, categorizes this structure for "Deconstruction: Primarily for deconstruction
with the option for reuse." The applicant has indicated that this structure will be
retained, if possible, within the western 'green corridor' depicted in the plan
document. The proposal also documents that several structures were previously
removed from the Simpson Hills property. Permits were issued in 2009
authorizing demolition of Benton, Steel and Martin Halls on the subject site.
These structures, categorized for "Deconstruction: Primarily for deconstruction
with the option for reuse" on the Fairview Master Plan, Existing Building Reuse
Plan, were removed to facilitate future economic use of the properties. Pursuant
to Oregon State Historic Preservation Office (SHPO) standards the applicant has
included historical documentation for the demolished structures in Appendix 2 of
the submitted refinement plan.
The Simpson Hills, LLC property has also been the subject of 2004, 2009 and
2010 archeological investigations to assess above -and below-ground cultural
resources on the former Fairview Training Center site. The applicant has
included a copy of the 2010 Cultural Resources Investigation for the northern
portion of the site as Appendix 4 of the refinement plan submittal. Refinement
Plan Figure 17 (page 37) provides an overview of identified and potential
historical and archeological resources on the Simpson Hills property and within
the refinement plan area. Historical and archaeological investigations conducted
to-date have not indicated the presence of significant cultural resources on the
site. The applicant has included an 'Inadvertent Discovery Plan' as Appendix 1
of the refinement plan to ensure the protection of below-ground archaeological
resources within the plan area. A copy of Fairview Refinement Plan Ill was
submitted to SHPO on February 28, 2012.
The proposed plan includes required historical resource documentation for
review by SHPO, provides a detailed accounting of cultural resources identified
on the properties to-date, and specifies a protocol and standards. for the
inadvertent discovery of significant archaeological resources on the property.
Compliance with SHPO requirements will be coordinated between the applicant
and SHPO staff. The plan therefore complies with this goal.
(H) . To encourage energy conservation and improved air and water quality.
Finding: The proposed development provides for housing, commercial
development and recreational opportunities for the residents of the development
thus reducing the need for travel in terms of energy consumption. The applicant
notes that the proposed multi-family developments will feature energy efficient
lighting in all common areas and apartment units, and that multi-family units are
very energy efficient when compared to single family homes because the units
are grouped together and stacked to reduce the building's heat loss and air
infiltration by minimizing the percentage of exterior wall and roof area when
compared with individual detached dwelling units.
Stormwater will be managed through on-site infiltration the extent possible given
soil capacity constraints on the site. To accomplish this, the plan calls for a
stormwater attenuation area to be constructed adjacent to several existing
wetlands within a 6.01-acre 'natural' open space area. The proposed plan
Page 23 March 20, 2012

CONCLUSION
provides for energy-efficient development and designates open space and
preserves the environmental quality of the property by protecting natural features
on the site identified in the Fairview Master Plan, Natural Resource Inventory.
The plan therefore complies with this goal.
Based on the facts and findings presented herein, staff concludes that subject to satisfying the
proposed conditions of approval, the proposed refinement plan satisfies the criteria for approval.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the facts and findings of the staff report
and APPROVE, by resolution, the following action for the subject property located north of the
intersection of Battle Creek Road and Reed Road SE (Marion County Assessor's Map and Tax
Lot numbers: 083W11 I 00300 & 00400):
A. That the proposed Fairview Refinement Plan Ill, a refinement plan for a portion of the
Fairview Training Center property approximately 43.2 acres in size be APPROVED,
subject to the following conditions:
Condition 1: For the portion of Lindburg Road SE that it is the responsibility of
Simpson Hills LLC to construct, provide "sharrows" striping and signage
to accommodate and direct bicycles in the travel lane of the street.
Condition 2: Street trees on public streets shall meet the requirements of SRC Chapter
86 Street Trees.
Condition 3: All stormwater facilities serving public rights-of-way shall. be public and
maintained by the City.
Condition 4: Proposed "B" Street south of lots 2 and 3 shall be improved in
accordance with the 'local street' cross section of the TSP at the time Lot
4 or Lot 5 is developed. The half-street improvement west of the
centerline shall be improved with Lot 4; and the half-street improvement
· east of the centerline shall be improved with Lot 5. Specific design
elements of the street, such as drainage and street lighting, shall be
addressed at the time of construction plan approval.
Attachments: 1.
2.
FRP 12-01
3.
4.
5.
6.
7.
8.
Vicinity Map
Proposed Fairview Refinement Plan Ill (including appendices 1 and 3, all
other appendices available upon. request)
Public Hearing Notice and Map
Public Works memorandum, dated March 12, 2012
Salem Fire Department memorandum, dated March 12, 2012
Salem-Keizer School District memorandum, dated March 12, 2012
Comments from Sam Hall, Managing Member of Su)3tainable Fairview
Associates, dated March 12, 2012
Comments from the Pringle Creek Watershed Council, dated March 12,
2012
Page 24 March 20, 2012

F AIRVIEVV HILLS
REFINEMENT PLAN
Prepared for
SIMPSON HILLS, LLC
Revised February 17, 2012
ENGINEERING & FORESTRY
528 Cottage Street NE, Suite 204B
Salem, Oregon 97301
(503) 400-6028
ATTACHMENT 2

TABLE OF CONTENTS
Project Team ...................................................................... ..... ........................................ 4
Introduction .. .. .................................................................................................... .. .......... 5
Illustrative Site Plan (1) ................................................ ................ ...... ........................... 12
General Allocation & ldenfication of Major Proposed Land Uses (2) .. ......................... 15
Name, Location & Extent of Existing or Proposed Major Streets (3) ........................ .... 17
Typical Street Sections (4) ..................................................... ............. ....... ................... 19
Permitted Land Uses (5) .. .............................................. ............................................... 25
Development Standards for FMU Zones (6) .. .... .. .. .................................. ...... ............... 25
Standards for Conservation of Natural Resources (7) .... .................. ............................. 32
Wetland and Tree Inventory (8) ............ ........................................................ .. .. ........... 34
Methods of Protection for Natural Features (9) .. .. ...... .................. ............................... 36
Maintenance of Infrastructure (10) ...... .. .......... .. ...... .. .............. .................................... 39
Construction Phasing of Streets (11) .... .. ........ .. ...... .. .............................. ...................... 39
Standards for Phasing of Public Utilities (12) .......... ............ .......................................... 41
Phasing Schedule (13) .......................... ..... .............................................. ....... ............ ... 42
Financial Assurances (14) ...................................................... .... .............................. ...... 44
Extent the Refinement Plan Supplements & Supersedes
Adopted City Regulations (15) .......... .............................. ................ ........ ...................... 45
Standards for Interpreting the Refinement Plan (16) .......................... ....... .................. 45
Design Guidelines & Approval Process (17) ................................. ................................. 45
General Landscape Plan (18) .. ................................... .. ................................................. 46
General Drainage Plan (19) ................. .............................................. ............................ 49
Traffic Impact Analysis Report (20) .... ........................................................................... 51
Impacts on Existing Structures & Other Development (21) .......................................... 52
Impacts on Existing Infrastructure & Public Services (22) ............................................. 54
Location & Extent of Sanitary Sewer, Storm Drainage & Utilities (23) ......................... 54
Existing "Historically Significant" Resources (24) ...................... .................................... 56
(#)References Salem Revised Code (SRC} 143C.100(e) required elements of Refinement Plans.
Fairview Hills
Refinement Plan
February 17, 2012
2

Appendices
1. Inadvertent Discovery Plan
2. SHPO Letter & Documentation .
3. February 7, 2012- Kittelson & Associates Trip Generation Analysis
4. September 9, 2010- Applied Archeology Research Cultural Resources Investigation
5. February 3, 2012- GeoPacific Geotechnical Investigation
6. January 12, 2012- GeoPacific Geological Hazard Assessment Report
Fairview Hills
Refinement Plan
February 17, 2012
3

• Provisions for barrier free (accessibility) adaptability within all the ground floor units,
barrier free recreational amenities, and barrier free parking stalls to meet and/or
exceed federal and state regulations are planned.
• The anticipated recreational amenities in each development include indoor gathering
spaces and an exercise area and exterior gathering areas for celebrations and family
functions, swimming poot spa, tennis court, and play areas for children. These
amenities will appeal to all age groups and offer diverse recreational opportunities.
2. Create a Center
• The Refinement Plan creates a focal point "Main Entry" leading into the community at
the Lindburg Road SE and Reed Rd. intersection.
• Natural linkages including "Green Corridors" with multi-use trails are planned to
converge into the hollow "palm" located in the center of the former Fairview Training
Center site.
• The focal point "Main Entry, "Green Corridor" linkages, and public st reets/ sidewalks
connections included in the Refinement Plan help achieve t he Center that is
envisioned in t he adopted Master Plan .
3. Re-Use, Retrofit
• The Refinement Plan incorporates sustainable site development practices by reu se of
existing on-site materials such as rock I gravel t o minimize material import and haul
off.
4. Create Local Employment
• A small commercial node is included in the Refinement Plan area. The mix of land
uses included in the Refinement Plan is permitted and encouraged by the FMU Ml
Overlay zone. The proposed commercial node is conveniently located within walking
distance of the future multi-family residential areas. When the local population is
capable of supporting commercial land uses in the future, small scale office and retail
buisinesses can be established in the commercial node. This is supportive of the local
employment creation principle established in the adopted Fairview Plan.
5. Build Innovative Green Buildings
• The multi-family homes (apartment buildings) will be built to meet and exceed
current state and/or model energy code requirements. Energy efficient lighting will
be provided at all common areas and apartment units where possible within the
Refinement Plan area . Multi-family units are very energy efficient when compared to
single family homes because the apartment units are grouped together and stacked
to reduce the building's heat loss and air infiltration by minimizing the percentage of
exterior wall and roof area when compared with individual detached dwelling unit
'" Fairview Hills
Refinement Plan
February 17, 2012
6

allow for on-site infiltration to the extent possible, given soil capabilties. Multi-family
home (apartment) projects can have higher rates of recycling with lower volumes of
refuse when appropriate recycling areas and refuse compactors are provided. Each
project will be provided with a central refuse compactor system that reduces the
volume of refuse. Covered recycling areas conveniently located adjacent to the
compactor will be also be provided.
10. Green Corridors for People and Other Living Things
• As described herein and as illustrated in the figures found throughout this
Refinement Plan, the "Green Corridors" included in the adopted Fa irview Master Plan
are proposed in this application. These corridors include the complex layering of
habitat and wetland areas, drainage way preservation, passive open space, and
appropriate recreational use allowing for pedestrian I bicycle mobility that was
envisioned in the Master Plan.
11. Transit Close at Hand
• The Refinement Plan includes an interconnected public street I sidewalk system that
blends with off-site properties and follows existing on-site topography I contours to
the extent possible. As illustrated throughout this Refinement Plan document, this
system includes "B" Street which is proposed to serve as a connection to Transit
Service on Battlecreek Road SE. In addition, the multi-family projects include a
convenient system of pedestrian connections that allow for resident access to the
surrounding public street sytem. A transit plan is included as Figure 13 showing the
location of existing and potential future transit lines.
12.An Interconnected Street System
• The Refinement Plan includes an interconnected public street I sidewalk system that
blends with off-site properties and follows existing on-site topography I contours to
the extent possible. A shadow plan is included in the Refinment Plan. As envisioned
in the Master Plan, the shadow plan shows the high degree of connectivity that is
proposed within the Refinment Plan area and that is anticipated for the surrounding
area.
13. Walk Every Day
• As illustrated by the figures contained in this document, the Fairview Hills Refinement
Plan includes a multi-layered system of sidewalks, multi-use pathways, and
pedestrian connections. This ensures a very walkable community as envisioned in the
Master Plan.
Fairview Hills
Refinement Plan
February 17, 2012
8

In addition to being consistent with the Principles of the adopted Fairview Master Plan,
the Fairview Hills Refinement Plan is also compatible and consistent with the Salem Area
Comprehensive Plan. The Refinement Plan accomplishes this by:
• Allowing housing opportunities that support affordable housing for a diverse range of
incomes mixed with a complementary neighborhood scale commercial I office use;
• Developing the property in a manner that is convenient, safe, and attractive to
pedestrians;
• Providing public streets that allow for public pedestrian and bicycle circulation and
access to mass transit on the existing Battle Creek Road and Fairview Industrial Drive
routes;
• Faci litating the efficient use of land by encouraging compact high-density
development (13 to 17 dweling units per acre) that is supportive of mass transit;
• Large open space areas that protect significant trees, wetlands, and provide for
recreational opportunities;
• Compatibility with adjoining uses such as the Fairview Refinement Plan II through the
collaborative development of Lindburg Road SE;
• Implementation of necessary infrastructure and services such as transporation (as
described above), sanitary sewer, stormwater management, and water services, etc;
• Encourages high densities and sustainable site development practices and efficient
use of land as describe above, as well as utilization of construction techniques and
management practices that will control soil erosion and stream sedimentation;
• Providing for a neighborhood scale mix of office/commercial that will enhance and
encourage economic opportunities that support the local economy;
• Including energy efficient multi-family construction that meets modern energy codes
with comparatively reduced energy consumption needs;
• Improving air and water quality through preservation of significant trees and inclusion
of generous open space areas; and a substantial stormwater attenuation area;
• Complies with the requirements of the FMU zone and other applicable City standards
except where refinements to said standards are established herein; and
• Offers diverse recreational opportunities for residents such as childrens play areas,
recreation centers, sport-court, multi-use path, etc.
Fairview Hills
Refinement Plan
February 17, 2012
9

The development of the Refinement Plan area will occur over time in phases as outlined
in Sections (11) and (13).
GENERAL ALLOCATION AND IDENTIFICATION OF MAJOR
PROPOSED LAND USES (2)
The general allocation of major land uses follows the adopted Fairview Master Plan and
Figure 143C-2 of the SRC, with only one zone (MI) present in this Refinement Plan area as
shown on Figure 7 below.
• Mixed-Intensity (MI)
o Residential uses and neighborhood commercial, employment, and civic
uses.
o 7 to 35 dwelling units per gross acre for all residential development in the
FMU zone.
o No building used exclusively for a non-residential use shall have a building
footprint greater than 6,000 square feet for non-residential development.
The Refinement Plan area also includes several open space areas comprised of two
natural drainages, wetlands, trees, and stormwater quality/detention area .
The May 2011 Salem-Keizer Housing Needs Analysis 2012 to 2032 prepared for the Mid­
Willamette Valley Council of Governments states that "Salem has a deficit of multifamily
land" and needs approximately "3,283 dwelling units". The Refinement Plan density and
proposed uses outlined below help to reduce this multifamily deficit.
• Apartments I Multi-family Residential
o Lot 1 (15.43± gross acres): 219± units= 14± dwelling units per gross acre
o Lot 2 (13.40± g·ross acres): 222± units= 17± dwelling units per gross acre
• Neighborhood Commercial, Employment and/or Civic Uses
o Lot 3 (9.81± gross acres): 24,000± square feet of buildings including a mix
of parking, open space, natural areas, and a stormwater facility.
The above number of units and commercial building square footage are approximate as
the final numbers may vary depending on market demand.
This provides an overall residential use density of 15± units/acre with approximately
441± residential units on 28.83± gross acres of land; and no commercial building
footprint exceeding 6,000 square feet in conformance with Table 143C-1 "non-
' · Fairview Hills
Refinement Plan
February 17, 2012
15

NAME, LOCATION AND EXTENT OF EXISTING OR PROPOSED
MAJOR STREETS (3)
The refinement area street network consists of a series of local streets accessing the
principal collector street (Lindburg Road SE), approved as part of the Fairview
Refinement Plan II, as well as Battle Creek Road SE (minor arterial) and Reed Road SE
(minor arterial). All streets proposed within the Refinement Plan area will be dedicated
to the public and constructed in conformance with City of Sa lem local street standards
with the exception of Lindburg Road SE.
Lindburg Road SE will be constructed in accordance with the Fairview Refinement Plan II
from Reed Road west along the north Fairview Hills property line in a cooperative effort
between Simpson Hil ls, LLC and Sustainable Fairview Associates (SFA).
Development of Lot 2 will include construction of a local street ("B" Street") with a 30
foot wide paved street section from Lindburg Road SE south to Battle Creek Road . The
typical section for "B" Street along the Lot 2 frontage will include curbs, pavement, and
required utilities along with sidewalks, street trees, and lighting on the west side only
(Lot 2 frontage). The sidewalks, street trees, and lighting along the Lot 3 frontage on "B"
Street (east side) will be installed with the Lot 3 development (building permit). Figures 9
and 10 in Section (4) below provide further clarification on the "B" Street improvements
associated with Lot 2 development (building permit). Curbs, sidewalks, street trees,
lighting, and utilities for "B" Street south of "2nd" Street will be constructed as part of a
subsequent Refinement Plan and development (building permit) for the southern portion
of the Fairview Hills property.
The Lot 3 frontage on Reed Road from Lindburg Road SE south to "2nd" Street will be
improved and right-of-way dedicated in accordance with the Preliminary Declaration for
Urban Growth Area Development Permit No. 04-8 (UGA) approved by the City of Salem
on August 4, 2011 at the time of building construction on Lot 3.
The remainder of the future internal street network shown within the refinement area
will be built to City local street standards as required with development (building permit)
for each lot as outlined in Section (11).
Fairview Hills
Refinement Plan
February 17, 2012
17

TYPICAL STREET SECTIONS (4)
The streets within the Refinement Plan area are necessary and will serve many users,
including future residents within the site, existing and future residents surrounding the
site, service providers (including emergency vehicles, transit providers (including school
bus, Salem-Keizer transit}, etc. Public ownership and maintenance of streets providing
public access and benefits as described above provide the best public safety, provide
flexibility for transit shelters/ stops, allow for economical future maintenance, ensure a
minimum practical design life of 20 years, and handle the typical traffic needs of the City
of Salem.
Public streets will increase affordability to the future residents within the Refinement
Plan area. This is due to the fact that private road maintenance assessments and fees
that are necessary for private streets are not required for public streets. Such costs
result in increased rents or dues which are ultimately born by future residents.
Therefore, a system of publicly owned and maintained streets is supportive of the
Fairview Plan's stated goal of increased housing affordability. The City adopted typical
street sections call for a planter strip for ground cover and street trees with the goal of
providing shade tree lined streets. Traditional planter strips reduce on-going
maintenance costs and provide for a safe level area where pedestrian activity is
occurring. The Public Works Department would allow the planter strips to be storm
water facilities of some type but will not allow the standard curb and gutter to be
eliminated and still accept the streets as public. This makes the incorporation of storm
water facilities in the planter strip more challenging and creates a significant increase in
on-going maintenance for the already strained City maintenance budget. Without
regular maintenance planter strip storm water facilities tend to collect trash, debris,
become overgrown with noxious weeds, plug, cease to function as designed due to lack
of maintenance and then overflow across sidewalks and curbs. The depression of the
planter strip for storm water facilities also challenges pedestrian and pet activity due to
the wet nature of the planter and generally uneven ground. The traditional planter strips
in the City Transportation Master Plan provide for the safest, low maintenance, and most
cost effective long term solution while at the same time creating a usable pedestrian and
pet area .
The streets should be public City streets built to public City standards as illustrated in the
cross sections provided below. Multi-use pathways will generally conform to the typical
sections illustrated below. Together, the proposed street system (including public
sidewa lks) and multi-use path system supports a variety of transportation choices for
moving people that is safe, convenient, efficient, and economical.
Fairview Hills
Refinement Plan
February 17, 2012
19

.-
VARIES: 1 0' -15'
,f--- PAVED PATH - ------,r
MULll-USE PATH
NOT TO SCALE
Figure 11: Conceptual multi-use path cross section
Fairview Hills
Refinement Plan
February 17, 2012
22

Figure 12: Conceptual trail cross section
Fairview Hills
Refinement Plan
February 17, 2012
NOT TO SCALE
23

PERMilTED LAND USES (5)
The overlay designation within the Refinement Plan area is Mixed-Intensity (MI) as
designated on the FMU Overlay Pfan (Figure 143C-2) and generally described in SRC
143C.040.(b). Permitted uses are as identified in Table 143C-1 of Salem Revised Codes
(SRC) Chapter 143C, including refinements in Section (6), as of the date of submittal of
this Refinement Plan. The Ml overlay permitted uses include all typical residential uses
and a variety of neighborhood commercial, employment, and civic uses. Permitted uses
of land as well as applicable residential densities are described in Section (2). It is
understood that the City of Salem is currently in the process of developing a policyneutral
code re-write changing from SIC to 'use' based classifications. Based upon this
understanding, the uses currently permitted in the FMU zone (including those proposed
in this refinement plan) will continue to be permitted upon completion of the City Code
update. Please also refer to Sections (6) and (15) for additional information regarding
permitted uses.
DEVELOPMENT STANDARDS FOR FMU ZONES (6)
Development standards, regulations and guidelines in this Refinement Plan incorporate
the general intent of the adopted Fairview Master Plan and provide for development
consistent with the Fairview Mixed Use (FMU) zone per SRC Chapter 143C.
Development will comply with the pertinent sections of the SRC including, but not
limited to, Chapters 68, 69, 125, 126, 130, 131, 132, 133, and 143C, as well as the
Development Design Handbook (DOH), unless modified herein. Commercial
development within the Refinement Plan Area will comply with the development
standards of SRC 153 as well as other pertinent section of the SRC. A goal of the
Refinement Plan is to meet the existing standards except where deviations will result in
an improved project design, increased opportunities for economic development, and/or
compliance is otherwise impracticable due to existing conditions such as topographic
grade, tree preservation, wetlands, and finish grade transition requirements.
Multi-family development will either meet the standards contained in the City of Salem
Development Design Handbook (DOH) including compliance with the refinements below
or will be reviewed by the Planning Commission pursuant to the DOH guidelines and SRC
Chapter 120.
The following is a summary of the refinements to the Salem Revised Codes (SRC) and City
of Salem Development Design Handbook (DOH).
Fairview Hills
Refinement Plan
February 17, 2012
25

'
Figure 15A: Example Building Front Offset for refinement to DDH 2.E.4.b.1) as indicated
in the above table
Figure 15B: Example Building Back Offset for refinement to DDH 2.E.4.b.1) as indicated
in the above table
Fairview Hills
Refinement Plan
February 17, 2012
30

2' TO 4' DEEP OFFSETS
Figure 15C: Example Building Front Offset for refinement to DDH 2.E.4.b.1} as indicated
in the above table
Figure 15D: Example Building Back Offset for refinement to DDH 2.E.4.b.1} as indicated
in the above table
Fairview Hills
Refinement Plan
February 17, 2012
31

Surface Water
Two existing uphill drainage basins (shown on Figure 22) discharge to the Fairview Hills
property through existing culverts crossing underneath Battle Creek Road SE. Infiltration
testing has been performed by GeoPacific Engineering, Inc. in several areas throughout
the Fairview Hills property. This testing illustrates that infiltration rates vary from 0.1 to
0.5 inches per hour or less throughout the property, making the degree of infiltration
that was envisioned in the Fairview Master Plan impractical. The pertinent sections of
the GeoPacific Geotechnical Investigation report have been included in the Appendix.
Therefore, the Refinement Plan area incorporates a storm water attenuation area
allowing for natural infiltration to the extent possible, and that provides responsible onsite
storm water management that accommodates the existing off-site flows from across
Battle Creek Road.
The stormwat er facility will be designed as an extended dry basin that provides both
water quant ity attenuation and water quality treatment that is appropriate for this
setting given the existing soils, hydrology, topogra phy, and surrounding environment. It
will be designed in accord ance wit h t he Low Impact Development Approaches Handbook
adopted by Clean Water Services of Washington County.
The facility will be integrated into the surrounding landscaping and will appear as a
shallow landscaped depression wit h a flat bottom t hat collects and holds stormwater
runoff, allowing pollutants to settle and filter out as· the water infiltrates into the ground
(to the extent possible) prior to release. The entire facility area, including side slopes and
treatment area will feature vegetation that is appropriate for the varying conditions
within the extended dry basin. Vegetation will be established through dense plantings
which will include a variety of native plants as well as non-invasive ornamentals that
provide aesthetic and functional value. Species will be selected to assure successful
establishment based on climate, soil type, and moisture tolerance. Selections will be
made to ensure that they are harmonious with the surrounding sensitive areas and
existing vegetation.
Soils
Minimization of potential erosion of the on-site soils is critical to protecting local
streams, wetlands) and drainage cou rses. Development will comply with City of Salem
erosion control standards. Construction areas disturbing more than one (1) acre shall
obtain a National Pollutant Discharge Elimination System (NPD ES) 1200C permit from the
Oregon Department of Environmental Quality (DEQ). Proof of a valid DEQ permit must
be submitted to the City of Salem prior to issuance of building permits. GeoPacific
Engineering, Inc. has completed a Geological Hazard Assessment Report for the site
which has been included in the Appendix.
"' Fairview Hills
Refinement Plan
February 17, 2012
33

Reuse of on-site Materials
Construction will reuse the substantial amount of gravel and crushed rock piles that
currently exist from prior work on the property when feasible. Utilizing this material for
road bases, trenches and structural backfill will reduce the need for importing these
materials thereby reducing the impact of construction traffic on local roads and
infrastructure. The reuse of materials will also help reduce the carbon footprint.
Vegetation
Vegetative cover is crucial to the health of the soil structure and the animals that
traditionally inhabit the South Salem hills. Establishment and re-establishment of
vegetation native to the area is important to the successful maintenance of natural
areas. Re-establishment of vegetation within the limits of construction will also be
critical to minimizing the potential for erosion and shall be incorporated into
construction drawings for development within the Refinement Plan area.
Wildlife
The incorporation of open space and re-establishment of vegetation native to the
Willamette Valley will provide habitat inviting local wildlife to share in the diversity of the
site that is not typically present in other development projects.
WETLAND AND TREE INVENTORY (8)
Wetlands
The wetland map (Exhibit 4 - Figure 5) included in the Natural Resources Inventory of the
Fairview Master Plan is outdated. The wetland map prepared by W&H Pacific in 2003
and approved by the Department of State Lands (DSL) on July 15, 2004 expired July 15,
2009. PBS Engineering+ Environmental was retained to complete a wetland delineation
of the Fairview Hills property in 2009. The PBS wetland delineation was submitted to DSL
and the U.S. Army Corps of Engineers (USACE) on September 1, 2009 which was
approved by DSL on June 1, 2010 and the USACE on July 6, 2010. The DSL issued a
removal/fill permit for the site which identifies the areas of permanent and temporary
impacts and outlines the mitigation requirements for the entire Fairview Hills property.
Several wetlands will remain on the property and be incorporated into the site's open
space. The wetlands regulated by the current permit are shown on Figures 16 and 17.
Tree Inventory
A certified professional arborist evaluated the trees on the Fairview Hills property. Trees
were identified by species, type, size and general condition. The Refinement Plan area
has several existing trees that will be retained in accordance with the City approved May
"" Fairview Hills
Refinement Plan
February 17, 2012
34

, .
METHODS OF PROTECTION FOR NATURAL FEATURES (9)
Historic Structures
The site contains no designated historic structures. The State of Oregon Archaeologist
issued a letter dated July 7, 2009, a copy of which is included in the Appendix, stating
" ... the project will have no effect on any known cultural resources. No further
archaeological research is needed with this project." In order to further protect any
potential discovery of cultural resources and to comply with state law an inadvertent
discovery plan is included in the Appendix and shall be included as part of the
construction documents for every development on the property.
Natural Features
Mature trees existing at the property and existing wetland areas will be protected for
incorporation into open spaces where possible. A tree inventory for the property was
previously approved by the City of Salem as Tree Variance Case No. 09-1. Any
modifications to the previously approved tree conservation plan will be processed as
required by SRC Chapter 68.
Trees
During all clearing, grading and construction activities, protective fencing shall be
installed and maintained around all trees designated for retention by the approved tree
conservation plan for the property including any adjustments thereto. Any heritage or
significant tree shall have protective fencing at least seventy percent of a circular area
beneath the tree measuring one foot in radius for every one-inch of diameter at breast
height (dbh}, or as otherwise allowed by the project arborist.
View Sheds
The view sheds identified in the adopted Fairview Master Plan on the western portion of
the Refinement Plan area have natural topography that may provide for views to the
north and east. The layout and development of this area of the Refinement Plan
incorporates the natural topography into the site design to help maintain and/or
enhance views to the north and east where feasible. Figure 18 shows the Refinement
Plan area view sheds in the Fairview Master Plan context.
Fairview Hills
Refinement Plan
February 17, 2012
36

MAINTENANCE OF INFRASTRUCTURE ( 1 0)
Streets and infrastructure will be constructed to City local street standards, unless
modified herein, and dedicated to the City of Salem. The City will be responsible for
maintaining the public right-of-way, streets, sidewalks, lights, trees and public utility
infrastructure within the refinement area. The public utility infrastructure typically
includes, but is not limited to, public water, fire hydrants, valves, manholes, sanitary
sewer, cleanouts, storm drain mains, manholes & catch basins, public storm drain facility,
and public street furnishings/trash/recycling cans/etc.
A Property Owner Association (POA} will be created to own and manage privately owned
green corridors (drainages}, pedestrian/bike paths, private site furnishings/trash
cans/recycling, and open space within the refinement area. The POA will establish
operation and maintenance standards for the private infrastructure, perpetual
maintenance of any open space, and community amenities.
CONSTRUCTION PHASING OF STREETS ( 1 1)
Street construction phasing will be tied to building permits for development on each lot
within the refinement area. Lots 1, 2, and 3 are located within the Refinement Plan area.
Lots 4 and 5 are outside of the refinement area; however street improvements required
by the City as a condition of development on these two lots (Lots 4 & 5} is discussed
below to describe how the UGA permit conditions of approval are being implemented
and to provide a more complete picture of future improvements. We have also included
a discussion of anticipated phasing for the remainder of the future conceptual internal
street network shown within the Refinement Plan area.
Lot 1 (Inside of Refinement Plan area)
• Linking Street
Improve Lindburg Road SE from "1st" Street to "B" Street in cooperation with SFA and
improve "B" Street from Lindburg Road SE to Battle Creek Road SE.
• Boundary Street
• Improve "A" Street and "1st" Street in cooperation with SFA. (Note: Although "2nd"
Street is along the southern boundary of Lot 1, the development of Lot 4 will be
required to make the full street improvement.}
• Internal Street
None.
Fairview Hills
Refinement Plan
February 17, 2012
39

Lot 2 {Inside of Refinement Plan area)
• Linking Street
Improve "B" Street from "2nd" Street to Battle Creek Road SE.
• Boundary Street
Improve Lindburg Road SE in cooperation with SFA along the north property frontage
and up to a 3/4 street improvement along the property frontage on "B" Street.
(Note: Although "2nd" Street is along the southern boundary of Lot 2, the
development of Lot 4 will be required to make the full street improvement.}
• Internal Street
None.
Lot 3 {Inside of Refinement Plan area)
• Linking Street
Improve "B" Street from "2nd" Street to Battle Creek Road SE.
• Boundary Street
Improve Lindburg Road SE in cooperation with SFA along the north property frontage
and up to a 3/4 street improvement along the property frontage on "B" Street, "2nd"
Street, and Reed Road SE.
• Internal Street
None.
Lot 4 {Outside of Refinement Plan area)
• Linking Street
None.
• Boundary Street
Full street improvement to "2nd" Street from "A" Street to "B" Street. Up to 3/4
street improvement along property frontages on Battle Creek Road SE and "B" Street.
• Internal Street
Full street improvements with all internal streets shown on future plans, unless a
street is planned along the west property boundary as that improvement would be
completed in cooperation with SFA.
Lot 5 {Outside of Refinement Plan area)
• Linking Street
None.
• Boundary Street
Up to 3/4 street improvement along all property frontages of "2nd" Street, Battle
Creek Road SE, "B" Street, and Reed Road SE
• Internal Street
'" Fairview Hills
Refinement Plan
February 17, 2012
40

Phase 3 will preserve and expand the green corridor {drainage) along the east boundary
of Lot 1. The conceptual site plan for the planned apartments has incorporated the
natural topography of this hillside to capture the north and northeast views. The layout
is ringed following the natural contours of the view shed and steps up the hillside
allowing views from most of the planned units.
Phase 4 (Lot 1)
Phase 4 would consist of the second half of the total planned apartment units and final
multi-use path connections to complete the project.
This phase also preserves and expands the green corridor (drainage) along the east
boundary of Lot 1. The conceptual site plan for the planned apartments has
incorporated the natural topography of this hillside to capture the north and northeast
views. The layout is ringed following the natural contours of the view shed and steps up
the hillside allowing views from most of the planned units.
Phase 5, 6 and/or 7 (Lot 3)
These phases would consist of commercial building(sL parking area(sL possible
stormwater facility expansion/modification, supporting features such as landscaping and
other amenities, and construction of Reed Road frontage improvements, a portion of
"2nd" Street and "B" Street as explained in Section (11). This may occur with all the
buildings being constructed in one phase or with any combination of buildings depending
on market conditions at the time of development.
The existing wetlands and green corridor (drainage) located on Lot 3 will also be
preserved as part of the development. There are no significant view sheds identified
within the limits of Lot 3.
Each phase of development will stand alone with regards to streets and utilities. No
phase is to be developed without adequate streets and utilities available.
Fairview Hills
Refinement Plan
February 17, 2012
43

Fairview Training Center property. The Infrastructure Agreement is currently being
updated to insure changes in infrastructure project needs are addressed.
EXTENT THE REFINEMENT PLAN SUPPLEMENTS & SUPERSEDES
ADOPTED CITY REGULATIONS ( 1 5)
Specific standards that supplement and supersede City regulations are contained in this
Refinement Plan as outlined previously in the Development Standards for FMU Zones (6).
The provisions of the SRC shall apply unless specifically addressed in this Refinement
Plan.
STANDARDS FOR INTERPRETING THE REFINEMENT PLAN ( 16)
Development within the Refinement Plan area will be designed to meet the intent of the
adopted Fairview Master Plan and the Fairview Mixed Use (FMU ) zone code. The FMU
zone, Fairview Master Plan, and this Refinement Plan have land use regulations different
from the zoning regulations applicable to other zoning districts and therefore are subject
to the hierarchy established under SRC 143C.050.
DESIGN GUIDELINES AND APPROVAL PROCESS ( 1 7)
Future development will be designed to comply with this Refinement Plan, the Salem
Revised Code, and Development Design Handbook for multi-family developments,
including the modifications stated in t his document. The City of Salem will review plans
for conformance and issue approvals. This will occur through submittal of subdivision
and site plan review applications, subsequent Refinement Plan(s) and other standard City
requirements, as is customary and appropriate.
Fairview Hills
Refinement Plan
February 17, 2012
45

GENERAL LANDSCAPE PLAN ( 1 8)
Critical elements of the general landscape plan include: 1} retention of mature trees in
accordance with the City approved tree conservation plan, including any amendments
thereto; 2} preservation of existing wetlands; and 3} providing opportunities for passive
and active recreational activities. The layouts shown in the Refinement Plan have
carefully considered opportunities to protect existing trees and wetlands as well as
provide for active and passive recreational activities. Three main landscape types have
been included for the Refinement Plan area.
• Natural Open Space with wetlands and drainages. Native vegetation is
encouraged within these areas.
• Open Space includes multi-use path and trail areas where active and passive
recreational activities are provided.
• Private Landscape areas falling within the limits of private developments.
The multi-family developments will provide Common Open Space within each
development as required by the Development Design Handbook Section 2-Multiple
Family-Open Space A. 2.b (1} (d) (3} is 1,000 S. F. with an additional 250 S.F. for every 20
units. The anticipated Common Open Space for each development is about 4,000 S.F.
and will consist of exterior active play areas including children play structures and lawn
areas and swimming pool areas. In addition, Private Open Space will be provided for each
apartment unit as required by the Development Design Handbook Section 2-Multiple
Family-Open Space A.4.b. (1} (a} and (b) or at least 96 S.F. per grade unit in the form of
patio and adjacent lawn and at least 48 S.F. at units above grade in the form of a private
deck.
Common Open Space as required by the Development Design Handbook Section 2-
Multiple Family-Open Space A.2.b (1} (a } and (b) requirement will be at least 30% of the
site area. The anticipated amount of Common Open Space for each development is in
excess of 40% of the site area. Common open space includes landscaping, walkways,
play areas, swimming pools, and other areas which provide visual or recreational
amenities for the residents. The amount of this open space cannot exceed 15% of the
open space requirement when located on existing grade slopes with 25% or more grade
slope.
Natural Open Space will be provided in the two natural drainage areas located on the
property in order to adequately protect this natural resource.
Fairview Hills
Refinement Plan
February 17, 2012
46

Final delineation of the various types of open and natural spaces will occur during the
Site Plan Review and Design Review, if applicable.
Plant species tolerant of soil and hydrologic conditions without ongoing irrigation are
preferred for all landscaping within the refinement area . In addition to incorporation of
native drought tolerant plant and tree species, private development will be required to
comply with the applicable sections of the SRC for landscape standards. The multi-use
path between Lots 1 and 2 w ill include way finding sign age. The landscape plan for the
area surrounding the Oregon White Oak grove at the northeast corner of the property
will be designed to minimize impacts to the existing trees and/or retain in its current
natural state.
Street trees will be planted in accordance with SRC Chapter 86 to provide shade tree
lined public streets within the limits of the Refinement Plan.
The general landscape plan shown below further illust rat es these concepts. Detailed
landscape plans w ill be submitted when required as pa rt of the standard Cit y
requirements for development on each lot.
Fairview Hills
Refinement Plan
February 17, 2012
47

The City of Salem has not adopted storm water quality standards as of the date of this
Refinement Plan. Therefore, stormwater quality treatment of runoff from impervious
surfaces will be provided for all development within the Refinement Plan area (43.2±
acres) and the remaining 60.6± acres of the Fairview Hills property located outside of the
Refinement Plan area in conformance with the applicable policies and procedures of
Clean Water Services of Washington County (CWS) Design and Construction Standards
(R&O 07-20} as of the date of this Refinement Plan. This is an example of the innovative
solutions being implemented throughout this Refinement Plan.
Section II. B. of the City of Salem Public Works Department Design Standards for
Stormwater Management dated March 16, 2007 states that as interim design standards
for stormwater quality the City will accept stormwater quality facilities designed in
accordance with Clean Water Services (CWS} standards. Stormwater runoff originating
on the Fairview Hills property will be detained in conformance with the City of Salem
Public Works Department Design Standards for Stormwater Management dated March
16, 2007 and in effect as of the date of this Refinement Plan.
A public extended dry detention basin is planned for the northeast corner of the
refinement area (Lot 3} to serve public right-of-ways as well as private development
areas for the full build-out of the property currently owned by Simpson Hills, LLC (103.8±
acres). The basin will be designed and constructed in accordance with CWS standards to
provide stormwater quality treatment and stormwater quantity management (detentior))
per City of Salem standards as approved by the Public Works Department. The
stormwater discharge location is planned as a new public storm drain outfall to the West
Middle Fork Pringle Creek in the proximity of the Lindburg Road SE and Reed Road
intersection.
Fairview Hills
Refinement Plan
February 17, 2012
50

impact to approximately 12,000 trips. Subsequently, K&A prepared another update on
February 7, 2012 based on the Fairview Hills Refinement Plan which indicates that
approximately 3,390 new daily trips would be generated if the refinement area, upon full
development, matches the conceptual layouts shown. For further information a copy of
the K&A memorandum has been included in the Appendix.
IMPACTS ON EXISTING STRUCTURES AND OTHER
DEVELOPMENT (2 1)
The Refinement Plan area is bordered on the north and west by Sustainable Fairview
Associates {SFA) which is subject to SRC 143C FMU zoning; on the east by Hillcrest Youth
Correctional Facility operated by the Oregon Youth Authority {OVA); and on the south by
existing single-family residences. Multi-use pedestrian/bike pathways through the
property are important amenities that will increase recreational opportunities in the
neighborhood. The multi-use paths will coordinate with the Fairview Refinement Plan II.
Future SFA refinement plans and Fairview Hills refinement plans will be required to
coordinate with all City approved refinement plans and the general intent of t he adopted
Fairview Master Plan.
Fairview Hills
Refinement Plan
February 17, 2012
52

300 0
-- MULTI-USE PATH
----- CONCEPTUAL MULTI- USE PATH
- - TRAILS
,---, AREA SUBJECT TO
L__J REFINEMENT PLAN
FUTURE PATHWAYS
{FAIRVIEW MASTER PLAN)
FUTURE STREETS
(FAIRVIEW MASTER PLAN)
Figure 24: Conceptual Pedestrian Connectivity, Multi-Use Pathway, & Trail Plan
Fairview Hills
Refinement Plan
February 17, 2012
53

IMPACTS ON EXISTING INFRASTRUCTURE AND PUBLIC
SERVICES (22)
The Urban Growth Area (UGA) Development Permit (No. 04-8) coupled with the
Infrastructure Agreement (lA) entered into by Sustainable Fairview Associates, LLC and
the City of Sa lem on September 20, 2005 identify the infrastructure improvement needs
required due to the impacts on the existing infrastructure and public services that the
development of the former Fairview Training Center site will create. The lA provides for
the method of financing the infrastructure improvements as well as the timing for
construction based on triggers due to traffic impacts (K&A Memo) as the former Fairview
Training Center property develops. The refinement area shows development that is
consistent with the adopted Fairview Master Plan and the impacts to the off-site
infrastructure as outlined in the lA.
LOCATION AND EXTENT OF SANITARY SEWER, STORM
DRAINAGE AND UTILITIES (23)
Water, sanitary sewer, and storm drain main lines will be public and constructed within
street right-of-ways or easements as required by City standards. Separate public water,
sanitary sewer and storm drain easements outside of the right-of-ways may be necessary
to serve proposed development. Water, sanitary sewer, and storm drain lines will be
sized in accordance with City of Salem design standards. Power, telephone, gas and
cable lines will be installed within public utility easements following the alignment of
several of the public street right-of-ways.
Private sanitary sewer, domestic water, irrigation, fire, storm drains and utilities will be
constructed with development of each lot within the Refinement Plan area. Final designs
will be completed with construction plans for development of each lot and submitted to
the City of Sa lem for review and permitting as required.
Fairview Hills
Refinement Plan
February 17, 2012
54

------ EXISTING WATER
--NEW STORM DRAIN
--NEW SANITARY SEWER
------ EXISTING SANITARY SEWER
EXISTlNG STORM DRAIN
AREA SUBJECT TO
REFINEMENT PLAN
. j
/
)
)
Figure 25: General Public Utilities Conceptual Plan
Fairview Hills
Refinement Plan
February 17, 2012
LOT2
FAIRVIEW HILLS
BOUNDARY LINE
55

EXISTING "HISTORICALLY SIGNIFICANT" RESOURCES (24)
The adopted Fairview Master Plan inventory does not identify buildings, structures or
sites, which possess the criteria for historic resource designation under SRC Chapter
120A.040 or which have been designated as "historically significant", as being located
within the Refinement Plan area.
As stated in Section 7, there are several potential cultural sites identified in the
Archaeological Cultural Resources Inventory & Assessment {Exhibit 6) of the Fairview
Master Plan dated August 2004, as well as Appendix 'A' dated June 2004, which have
been shown on Figure 17. In order to more definitely determine the presence of any
cultural resources, two extensive cultural resource investigations that focused on the
103.8± acre Fairview Hills project site where conducted including background research,
pedestrian surveys, the excavation of 170 shovel test pits, and the use of a
magnetometer to locate evidence for historic-era burials. The report makes the
following statements.
"No evidence for burials or a cemetery was uncovered during the fieldwork."
"Despite intensive efforts to locate archaeological deposits, combined results of AAR's
surveys suggest that the development area contains very sparse archaeological
• II
remams ...
A copy of the September 9, 2010 AAR investigation has been included in the Appendix.
Fairview Hills
Refinement Plan
February 17, 2012
56

NOTICE:
THIS DOCUMENT MUST BE AVAILABLE ON SITE AND MUST BE REVIEWED
WITH ALL CONSTRUCTION MANAGERS AND EMPLOYEES INVOLVED IN ANY
EARTHWORK FOR THIS PROJECT.
Fairview Hills Development Project
Human Remains Protocol
Treatment of Native American and other Human Remains Discovered Inadvertently or
Through Criminal Investigations.
Native American burial sites are not simply artifacts of the tribe's cultural past, but are
considered sacred and represent a continuing connection with their ancestors. Native American
ancestral remains, funerary objects, sacred objects and objects of cultural patrimony associated
with Oregon Tribes are protected under state law, including criminal penalties (ORS 97.740-.994
and 358.905-.961). The laws recognize and codifY the Tribes' rights in the decision-making
process regarding ancestral remains and associated objects. Therefore both the discovered
ancestral remains and their associated objects should be treated in a sensitive and respectful
manner by all parties involved.
Identification of Human Remains
• Oregon laws (ORS 146.090 & .095) outline the types of deaths that require investigation
and the accompanying responsibilities for that investigation. The law enforcement
official, district medical examiner, and the district attorney for the county where the death
occurs are responsible for deaths requiring investigation. Deaths that require investigation
include those occurring under suspicious or unknown circumstances.
• If human remains that are inadvertently discovered or discovered through criminal
investigations are not clearly modern, then there is high probability that the remains are
Native American and therefore ORS 97.745(4) applies, which requires immediate
notification with State Police, State Historic Preservation Office, Commission on Indian
Services, and all appropriate Native American Tribes. To determine who the "appropriate
Native American Tribe" the responsible parties shonld contact the Legislative
Commission on Indian Services (CIS). To determine whether the human remains are
Native American the responsible parties should contact the appropriate Native American
• Tribes at the initial discovery. It shonld be noted that there may be more than one
appropriate Native American Tribe to be contacted.
• If the human remains are possibly Native American then the area should be secured from
further disturbance. The human remains and associated objects should not be disturbed,
manipulated, or transported from the original location until a plan is developed in
consultation with the above named parties. These actions will help ensure compliance
with Oregon state law that prohibits any person willfully removing human remains and/or
objects of cultural significance from its original location (ORS 97.745).
• All parties involved and the appropriate Native American Tribes shall implement a
culturally sensitive plan for reburial.

Notification
• State law [ORS 97.745 (4)] requires that any discovered human remains suspected to be
Native American shall be reported to-
1. State Police (current contact Lt. Steven R. Lane, Department of State Police,
office phone 503-934-0324, cell 503-931-7273
2. AKS Engineering & Forestry, LLC
• Primary Contact- J. Michael Poissant, office phone 503-400-6028, cell
phone 503-428-3469
• Secondary Contact- Alex Hurley, office phone 503-925-8799, cell phone
503-407-4536
3. State Historic Preservation Office (SHPO)
• Below-Ground Resources contact- John Pouley, office phone 503-986-
0675, email john.pouley@state.or.us
• Above-Ground Resources contact- Ian Johnson, office phone 503-986-
0678, email ian.johnson@,state.or.us
4. Commission on Indian Services (CIS)
• Current contact- Karen Quigley, Director, office phone 503-986-1067.
Karen will provide the list of appropriate Native American Tribes.
5. All appropriate Native American Tribes provided by CIS. This list includes but is
not limited to the following:
• Confederated Tribes of Grand Ronde- Eirik Thorsgard, 503-879-1630;
cell971-241-2696
• Confederated Tribes of Siletz - Robeli Kentta, 541-444-2532; cell 541-
351-0148
• Confederated Tribes of Warm Springs- Sally Bird 541-553-3555
6. Applied Archaeological Research, Inc.
• Primary contact- Bill Roulette, Principal Investigator, office phone 503-
281-9451
• Secondary contact -Jessica Hale, Project Archaeologist, office phone 503-
281-9451, cell phone 503-888-9399

1
i
KITTELSON & ASSOCIATES, INC.
TRANSPORTATION ENGINEERING I PLANNING
610 SW Alder Street, Suite 700, Portland, OR 97206 503.228.5230 503.273.8"1 69
MEMORANDUM
Date:
To:
From:
Project:
Subject:
February 7, 2012
Matt Harrell
Simpson Hills LLC
2260 McGilchrist Street SE
Salem, Oregon 97302
Chris Tiesler, P.E.
Sustainable Fairview Development- Fairview Hills
Phase II Trip Generation Analysis
This memorandum serves to update trip generation estimates for the Fairview Hills portion of
Phase II of the Sustainable Fairview development located between Battle Creek Road SE, Reed
Road SE, and Strong Road SE in Salem, Oregon. Simpson Hills has revised their land use plan
since the last trip generation analysis (memorandum prepared by Kittelson & Associates, Inc.!).
Phase II follows the first phase of development (Pringle Creek Community -September 2005) and
continues to follow the Sustainable Fairview Development Plan, previously submitted and
approved by the City of Salem.
The purpose of this memorandum is update the number of Phase II daily, weekday a.m., and
weekday p.m. peak hour net new site-generated trips generated by the new Fairview Hills plan,
and determine if any transportation improvements identified in the development's Area Facilities
Plan will be required as a result.
The Pringle Creek Community development (Phase I) generated 1,770 net new daily trips and did
not trigger any off-site transportation improvements according to the Area Facilities Plan (see
Attachment "A"). Phase II of the development is anticipated to generate approximately 5,190
additional net new daily trips. Based on the Area Facilities Plan, this will trigger two off-site
transportation improvements (sum of Phase I & Phase II net new daily trips).
DEVELOPMENT PlAN
Sustainable Fairview Associates LLC and Simpson Hill LLC propose to develop the next phase of
the Sustainable Fairview mixed-use development incorporating additional office and retail land
1 Kittelson & Associates, Inc. Sustainable Fairview Development - Phase Il Trip Generation Analysis. July 22,
2009.
FILENAME: K:\H_PORTLAND\PROJFILE\12243- SIMPSON HILLS TRIP GENERATION
LETTER\REPORT\FINAL \12243_MEMO_FINAL.DOC

Sustainable Fairview Development - Fairview Hills
February 7, 2012
Project#: 12243
Page2
uses, a private K-8 school, a public park, and a mixture of residential dwellings. An exact
breakdown of the size, number, and mixture of these land uses is presented in the next section of
this memorandum.
TRIP GENERATION
Kittelson & Associates, Inc. (KAI) prepared estimates of daily, weekday a.m., and weekday p.m.
peak hour vehicle trip ends for Phase II of site development based on empirical observations at
similar land uses. These observations are summarized in the standard reference Trip Generation,
Slh Edition, published by the Institute of Transportation Engineers (Reference 1 ). This
methodology is consistent with the methodology followed in the Sustainable Fairview
Development Plan.
As the data represented in the ITE trip generation manual is primarily collected at suburban
locations with little or no transit service and minimal pedestrian or bicycle facilities, the process
likely overestimates the trip generation of the proposed mixed-use development. To adjust for
this, trip generation estimates were reduced by ten percent to represent this multi-modal
development. The ten percent reduction is consistent with the Transportation Planning Rule
(TPR) policies and the City of Salem agreed to its application in this case.
The Trip Generation Handbook, published by the Institute of Transportation Engineers (Reference 2)
provides estimates for pass-by and internal trips. Internal trip reductions for each identified land
use were based on the mixed-use nature ·of the proposed development. The mix of land uses
proposed in Phase II is roughly equivalent and consistent with the original Sustainable Fairview
Development Plan; as such, the same internal trip reductions were applied accordingly. The passby
reduction is only applicable to the retail component of the development; as such, pass-by trips
were deducted from the total trips generated by the retail use. These reductions were subtracted
from the total site-generated trips to calculate the final net new trips attributable to the site.
Table 1 summarizes the estimated site trip generation during a typical weekday as well as during
the weekday a.m. and p.m. peak hours for Phase II of the development. Trip generation estimates
shown in the table below are rounded to the nearest five trips.
Kittelson & Associates, Inc. Portland, Oregon

Sustainable Fairview Development - Fairview Hills
February 7, 2012
Table 1
Estimated Trip Generation - Phase II
Project#: 12243
Page 3
ITE Size Daily
Weekday AM Peak Hour Weekday PM Peak Hour
Land Use Code (s.f./units) Trips Total In Out Total In Out
.
Fairview Hills
Apartment 2,850 225 45 180 280
220 450 units
Internal Trips (5%) (140) (10) (5) (5) (10)
Shopping Center 1,030 25 15 10 90
820 24,000 s.f.
Pass-By (34%} (350) (10) (5) (5) (30)
Sustainable Fairview
Private School (K-8)
500
1,3801 455 250 205 300
534
Internal Trips (4%)
students
(60} (20) (10) (10) (10)
General Office 550 80 70 10 75
710 50,000 s.f.
Internal Trips ( 4%) (20) (5) (5) (0) (5)
Specialty Retail 890 0 0 0 70
814 20,000 s.f.
Pass-By (34%}' (300} (0) (0) (0) (20)
City Park 3 10 0 0 0 0
411 5 acres
Internal Trips ( 4%) (0) (0) (0} (0) (0)
Total Site-Generated Trips (Phase II) 6,710 785 380 405 815
Total Internal Trips (220) (35) (20} (15) (25)
10% TPR Reduction (650) (75) (35) (40) (80)
Total Pass-By Trips (650) (10) (5) (5) (50)
NET NEW TRIPS (Phase II) 5,190 665 320 345 660
Phase I Net New Trips - September 2005
NET NEW TRIPS (Phase I) 1,770 140 40 100 160
TOTAL NET NEW TRIPS (Phase I + Phase II)
TOTAL NET NEW TRIPS 6,960 805 360 445 820
1 Dally trips estimated based on the relationship of p.m. peak hour trips to daily trips of ITE #530 (Elementary School). No daily
trip data is available for ITE #534.
2 Pass-by rate taken from ITE #820. No pass-by rate Is available for ITE #814.
3 No ITE data is provided for a.m. or p.m. peak hours. Given the relatively small size of the park and its central location within the
development, no net new vehicle trips are assumed to occur during the weekday a.m. or p.m. peak hours.
As shown in Table 1, Phase II of the development is anticipated to generate approximately 5,190
net new daily trips. Of these trips, 665 (320 in/345 out) are anticipated during the weekday a.m.
peak hour and 660 (335 in/325 out) are anticipated during the weekday p.m. peak hour. Overall,
Phases I and II combined are estimated to generate 6,960 net new daily trips.
Kittelson & Associates, Inc. Portland, Oregon
180
(5)
45
(15)
140
(5)
15
(0)
30
(10)
0
(0)
410
(10)
(40)
(25)
335
95
430
100
(5)
45
(15)
160
(5)
60
(5)
40
(10)
0
(0)
405
(15)
(40)
(25)
325
65
390

Sustainable Fairview Development - Fairview Hills
February 7, 2012
AREA FACILITIES PLAN
Project#: 12243
Page 4
The development team and City of Salem have collectively developed an Area Facilities Plan for
the entire Sustainable Fairview development to identify specific required public improvements
and the trigger for each improvement. Table 2 summarizes the improvements triggered by Phase
II.
Table 2
Area Facilities Plan - Anticipated Off-Site Improvements
Trigger
Required Public Improvement (Net New Daily Trips) Estimated Cost•
Battle Creek Road SE/Kuebler Boulevard SE
- Construct eastbound and westbound right-turn lanes
within the existing right-of-way. 2,000 $300,000
-Traffic signal modifications to allow protected
permissive left-turns and right-turn overlap phasing.
25th Street SE[Madrona Avenue SE
- Realign Mad rona Avenue SE with 25'" Street SE and
Airway Drive SE with Madrona Avenue SE. 6,000 $3,000,000 2
- Widen Madrona Avenue SE to a five-lane crosssection
east of the railroad to 25th Street SE.
Commercial Street SE[Madrona Avenue SE
- Construct a westbound right-turn lane within the 8,000 $175,000
existing right-of-way.
1 Cost estimates in year 2004 dollars.
2 Cost estimate includes right-of-way acquisition.
As shown in Table 2, two public improvements are triggered by the combined total of 6,960 net
new daily trips generated by Phases I and II. The next transportation improvement is not
triggered until the development reaches 8,000 net new daily trips per the Area Facilities Plan.
We trust this memorandum addresses the impacts of Phase II of the Sustainable Fairview
development. If you any questions, please call us at (503) 228-5230.
REFERENCES
1. Institute of Transportation Engineers. Trip Generation, S'h Edition. 2008.
2. Institute of Transportation Engineers. Trip Generation Handbook. 2004.
ATTACHMENTS
Attachment" A" -Sustainable Fairview Development Area Facilities Plan
Kittelson & Associates, Inc. Portland, Oregon

Attach.ment "A"
Area Facilities Plan

1. Water and sewer systems are addressed in the Fairview Development District approval and
are adequate to serve the proposed refinement plan.
TI.GJP:G:\GROUP\PUBWKS\PlAN_ACT\PAANAUl\MISC\FAIRVIEW HILLS REANEMENT PlAN NEW. DOC

To: Jason Richlihg, Case Manager • S RECEIVED
From: Jim Stewart, Deputy Fire Chief'...J b
MAR 1 2 2012 .
Date:
Marcl) 12, 2012
Subject: Fairview Refinement Plan Ill- FRP12-01
We have review the above-referenced project and have the following comments:
· CONlMUNITY DEVELOPMENT
1. Primary and secondary fire department access shall. be provided in accordance with the
Salem Fire Prevention Code and shall address phasing plans. Multi-family housing
access requirements Include secondary fire department access for projects having more
than 1 00 dwelling units, or more than 200 dwelling units when approved automatic fire
sprinkler systems are installed.
Please contact me if you have any questions.
ATTACHMENT 5

March 12, 2012
To: Jason Rich ling, City of Salem Community Developm·ent Department
cc. Matt Harrell, Simpson Hills, LLC; Michael Poissant, AKS Engineering
From: Sam Hall, Managing Member
Sustainable Fairview Associates, LLC
P.O. Box 144, Salem, OR, 97308
Subject: Comments on Fairview Training Site Refinement Plan Ill (Case No. FRP 12-01)
RECEIVED
MAR 1 2 2012
COMMUNITY DEVELOPMENT
SFA owns 140 acres of the former Fairview Training Center site adjacent north and west of the property
in this refinement plan. SFA bought the entire property from the State of Oregon in 2002, and we
worked with the City to create the Fairview Mixed-Use Zone and the Fairview Center Redevelopment
Plan (FCRP.). in.2004-2005. We continue to have an active interest in ensuring that any refinement plan
for the property honors the intent expressed by SFA and the City in the Master Plan(FCRP).
We are pleased that there are several aspects of the refinement plan that conform with the rezoning
and Master Plan. However, there are some aspects of the plan as submitted (and with what we know
about its elaboration in the draft subdivision plan, site plan, and design review plan that we understand
have also been submitted) that fall substantially short of conformance .. ·
We limit our comments here primarily to the subdivision plan, but can't avoid looking ahead some at
the.detailed plans that we know will come. We have conveyed several of our concerns to
representatives of Simpson Hills, LLC and continue to try to engage them in discussion that might
eliminate sciine of the issues we are raising. We are generally supportive of the plan to develop
apartments on the site, but there is little evidence that their plan for apartments at Fairview is different. '
from the projects they say they have done many times before on properties all over the country. We see
very little understanding or recognition of the goals of the Master Plan and the nature ofthe Fairview
site.
As a preliminary matter, the "A" street and "1 ""street of the plan appear to lie on the property lines
with SFA and straddle the property lines. There is not (yet) agreement with SFA about the location of
those streets nor the design of the streets.
The applicants address in the Introduction to the Refinement plan their response to the criteria and
Principles of the Master Plan. We think it appropriate to focus our comments and criticisms on those
statements. We will quote text (in italics) from the Master Plan and compare with the Simpson Hills
plan. Rather than address all12 Principles, we focus on those that seem most pressing as issues for the
refinement plan.
ATTACHMENT 7

Principle 5: Build Innovative Green Buildings; Principle 1: Build in Economic and Social Diversity
The refinement plan states "multi-family homes are by their very nature 'Green' buildings" and that they
will be built to "meet and exceed current state and/or model energy code requirements". However, the
remainder of the refinement plan text on these topics weakens whatever commitment is contained in
those statements. The innovative green buildings envisioned in the Master Plan would achieve the kind
of natural resource use and energy efficiency incorporated in standards such as Earth Advantage or
LEED.
SFA applauds the Simpson Hills plan for the urban density of housing it achieves and the apparent
intended affordability of the units. This is a part of the mix of types of housing units included in the
Master Plan. The plan falls short, however, in the uniformity of type over a relatively large area. The
Master Plan says: "To the maximum extent possible, these units will be mixed so that every block will
have homes for different types of people at different stages of lives and earning potentials." Lots 1 arid
2 appear to have one type of building with one type of rental (with 1-3 bedrooms) and, perhaps, one
type of townhouse. In the words of one of the original team for the Master Plan, the proposal provides
a "relentless repetition of single building type". In this respect, the refinement plan detracts from the
goal of a visually and socially diverse community in a variety of building types.
Principle 2: Create a Center; Principle 4: Create Local Employment
The Center envisioned in the Master Plan lies on SFA property directly north of Lot 2 of the refinement
plan. The refinement plan does. leave intact most of the basic topography that orients the site toward
that Center. The design and layout of the apartment complexes, however, largely ignore the future
Center. The housing units on the north of Lot 2 could contribute to the Principles if they were mixed­
use or similarly designed to face and participate in the future development across the street.
The commercial space shown on Lot 3 and Lot 5 appears to be designed for automobile traffic passing
by on Reed Road and B street. The location of the commercial space does not look conveniently
accessible to other kinds of transport. Depending on the type of business attracted, it might well detract
from the commercial viability of the Center. The location and layout work to elevate B street from the
(narrow) local street of the Master Plan to compete with Lindburg Street as "Main Street'' for the
entrance to the entire development.
Principle 11: Transit Close at Hand
The refinement plan Figure 13 shows the probable future extensions of public transit routes. In spite of
the explanation in the plan, it is difficult to see how the tenants on Lots 1 and 2 could easily get to the
extended route 6. It is also hard to see the promised "interconnected public street/sidewalk system
that blends with off-site properties". As noted earlier, the northern facades of the two apartment
compounds do not appear to encourage pedestrian or bicycle traffic from the 103-acre Simpson Hill site
to the probable extension of route 7 on Lindburg Street.

The consultant team that develpped the Master Plan for SFA assisted in preparing this memo
and much ofthe commentary originates from them. In addition, they have given SFA several
recommendations for changes in the Simpson Hills/AKS proposal that are doable and would
move this refinement plan much closer to the Principles of the Master Plan. SFA is willing to continue to
work with the Simpson Hills planners in the hope of obtaining a cooperative development of the former
FTC that meets the essential needs of both groups.

- 'Mar-12-12 11:53A P.Ol.
Pringle Creek Watershed Council
March 12, 2012 RECEIVED
Jason M. Richli ng MAR 1 2 2012
community Development Department
City of Salem
555 Liberty St SE I Room 305
Salem, OR 97301
Re: Fairview Hills Refinement Plan
COMMUNITY DEVELOPMENT
Pringle Creek Watershed Council has worked over the decades to promote
watershed health in our community. In partnership with many other organizations,
we've contributed thousands of volunteer hours removing invasive species and
enhancing riparian areas through native plant restoration. Our Board, which
consists of citizens from diverse backgrounds and professions, is also part of the
larger Salem-Keizer Watershed Alliance, working with the city to improve the health
of our watershed.
The Pringle Creek Watershed Council Board reviewed the Fairview Hills Refinement
Plan dated February 12, 2012. ·
We are disappointed to see a centralized storm water detention basin for the runoff
from the full 100+ acre development. ·
One of the central principles of the adopted Fairview Master Plan is "zero impact to
the watershed" through the use of "green infrastructure." The Master Plan says the
development "will protect nature and develop new techniques for integrating the
natural and built environments• and "encourage creative ideas, products, and
processes," and "incorporate the best existing ideas about designing and
constructing infrastructure, including utilities, streets, energy systems, water; [and]
stormwater" while providing "opportunities to experiment with .leading-edge
technologies and to create the technologies that will guide future infrastructure
development."
We do not see these criteria being met. Distributed systems, such as porous
pavements and rain-gardens, more closely mimic the natural environment in terms
of natural infiltration, retention, and pollution control, as compared to piping runoff
to a large detention pond. Natural infiltration and groundwater recharge is critical
for watershed health because groundwater percolates clean and cool water to our
streams and waterways throughout the year, particularly in the summer months,
when fish and other organisms need it most.
Jhere are hints within the Refinement Plan that more innovative approaches such
?S porous pavements and rain-gardens might be used, but for city of Salem street
ATTACHMENT 8

Natural Resources Inventory, consistent with Principle 6 of the Fairview Plan. With respect to
the design of the proposal working with rather than against the landscape, Figure 18 of the
refinement plan shows the proposed street alignments, vehicle accessways and building layouts
generally conforming to and preserving existing site topography.
Issues regarding the 2009 soil remediation work pre-date the proposed refinement plan, and the
applicant indicates that the current proposal is designed to respect the landscape in accordance
with the Fairview Master Plan. With regard to site disturbance resulting from 2009 soil
remediation activities, City aerial photographs and existing site elevation contours do show
excavation from the toe of the central ridge on the Simpson Hills property, which appears to
have significantly altered the topography of the site at that location from its natural disposition.
This area intersects a small portion of the refinement plan area in the vicinity of proposed '2"d'
Street. The 2009 grading activities referenced in the SFA comments appear to be inconsistent
with Principle 6 of the Fairview Master Plan. A stated previously, the current proposal appears
to incorporate existing site topography, and future development activities on the site will be
required to adhere to the principles of the Plan as required by SRC Chapter 143C.
Prepared by Jason Richling, Planner II
G:\CD\PLANNING\CASE APPLICATION FILES 2011-0n\FAIRVIEW PLAN- Refinement\1-Staff Reports\ FRP12-
01.SUPPLEMENTAL.jmr.docx

zone and foster greater consistency of development within the FMU-zone with the
diverse housing envisioned in the Fairview Plan. The applicant states that the multifamily
housing will include studio; 1 , 2 and 3 bedroom rental unit types that will
appeal to tenant groups such as single adults, students, couples, single parent
households, and couples with families of varying ages and income levels .. Therefore,
the proposal conforms to this principle.
2. Create a Center. The topography of the Fairview site is unique. It is like an upturned
right hand, with the palm in the center and five fingers spreading up and out toward the
edges of the site. The plan capitalizes on natural conditions. Since the human and
natural flows of the site converge in the hollow "palm" of the site, a new center is
envisioned there. This center will be the focus of the most intense urban activity, and it
will also be the place with the most dramatic green spaces. Several "central parks" will
include manicured play fields that are surrounded by naturalized zones to collect,
mitigate and celebrate occasional rainwater flows from the upper portions of the
community.
Finding: The refinement plan is located at a transition between the toe-slopes of
several. ridges and the 'palm' envisioned as the location for the new 'Center'. The
'Center' contemplated in the Fairview Plan is located within the 'Village Center (VC)
overlay zone which is immediately adjacent to the north of the refinement plan area.
A proposal for the 'Village Center' was approved as Fairview Refinement Plan II in
2009. The current plan capitalizes on natural site conditions by locating residential
development between the 'palm' and lower hill slopes; integrating viewsheds
identified in the Fairview Plan and including open spaces and 'green corridors'
leading to the VC overlay to the north. In the northeast portion of the site,
immediately adjacent to the 'Village Center', the plan includes a stormwater
attenuation area designed to collect rainwater and mitigate stormwater flows from the
upper portions of the property.
The multi-family housing and neighborhood-scale commercial area contained in the
refinement plan will be located across Lindburg Road SE from the 'Village Center'
and are designed as a thoughtful transition between the civic, commercial, and
mixed use developments contemplated in the 'Center' and the future lower-intensity
housing to the south and west as depicted in the Fairview Plan. Furthermore, the
massing of multi-family residential structures adjacent to the Lindburg Rd SE
streetscape, as depicted throughout the refinement plan document, will foster an
·active pedestrian environment adjacent to the future 'Village Center;' as anticipated
in the Fairview Plan. The proposal therefore conforms to this principal.
3. Re-use, retrofit The Fairview site has a large inventory of existing structures. SFA ·
intends to adapt and reuse as many existing buildings as possible, particularly older
buildings that presently form the "crescent". Buildings are not the only asset to be
reused and retrofitted. Existing infrastructure, particularly the existing water system,
may be an appropriate candidate for re-use and expansion, reducing the strain on the
municipal system, and providing a more distributed green infrastructure.
Finding: The refinement plan area does not encompass the older buildings
identified as priority candidates for potential adaption and re-use in the 'crescent.'
These structures are located approximately 600 feet to the northeast of the Simpson
Hills LLC property. Permits were issued in 2009 authorizing demolition of Benton,
Steel and Martin Halls on the subject site. These structures, categorized for
FRP 12-01 Supplemental Staff Report Page 2 of8

"Deconstruction: Primarily for deconstruction with the option for reuse" on the
Fairview Plan, Existing Building Reuse Plan, were removed to facilitate future
economic use of the properties .. The refinement plan indicates that one existing
structure, a well house, is located within the plan area. The Fairview Plan
categorizes this structure for "Deconstruction: Primarily for deconstruction with the
option for reuse." The applicant has indicated that this structure will be retained, if
possible, within the western 'green corridor' depicted in the plan document. The
refinement plan does not indicate the presence of viable existing infrastructure;
however, in an effort to reduce overall site water usage the plan states that plant
species tolerant of soil and hydrologic conditions without ongoing irrigation are
preferred for all landscaping within the refinement area. The proposal is therefore
consistent with this principal.
4. · Create Local Employment. Many of the existing buildings are suitable for conversion
to business and light industrial uses. New buildings in the center will also provide office
and commercial employment opportunities. Ultimately the objective is to provide one job
perhousehold. This does not imply that all residents will work at FTCR [Fairview
Training Center Redevelopment], but many may. Combined with home occupations,
allowed by right, these employment opportunities will reduce off-site transportation
impacts.
Finding: The refinement plan calls for approximately 24,000 square feet of office
and commercial space within a neighborhood-scale commercial center located
· adjacent to the proposed multi-family residential development, thereby creating
opportunities for local employment in close proximity to area residents and
contributing to the Fairview Plan goal of providing one job per household. In order to
maximize economic flexibility within the plan area the proposal also allows the full
range of FMU-zone uses per SRC Table 143C-1. By siting higher-density residential
uses within convenient walking distance from the proposed commercial area and
adjacent to the future commercial and civic uses in the 'Village Center' approved in
Fairview Refinement Plan II, the plan encourages local employment and fosters
potential reductions in off-site transportation impacts, therefore conforming to this
principle.
5. Build Innovative Gr.een Buildings. The site provides ample opportunities for green
building innovation. While SFA will not itself develop all buildings on the site, it is
committed to setting minimum energy standards and to seeking cost-effective ways to
reduce the resources and energy required by all new and retrofitted buildings.
Finding: According to the applicant, the multi-family structures will be designed to
meet and exceed current state and/or model energy code requirements, and will
incorporate cost-effective, energy-conserving, features such as energy efficient
lighting in all common areas and apartment units where possible and energy efficient
appliances, as well as low-VOC (volatile organic compound) interior finishes and
other recycled-content building materials. The applicant notes that modern
multi-family units stacked and grouped as proposed are very energy efficient when
compared to detached single family homes; resulting in reduced heat loss and air
infiltration rates by minimizing the percentage of exterior wall and roof area per unit;
and minimizing the resources necessary for unit construction and land area devoted
to foundation area per living unit. In addition, the plan calls for the implementation of
sustainable development practices including local sourcing of primary building
FRP 12-01 Supplemental Staff Report Page 3 ofB

materials used in apartment construction such as wood, sand, gravel, gypsum, and
water, which is a well accepted green building standard; and re-use of the existing
gravel and crushed rock stockpiles on the property for road bases, trenches and
structural backfill to the extent practical. According to the applicant, this will reduce
the need for off-site materials import and minimize overall fuel usage resulting from
associated construction traffic. The proposal is therefore consistent with this .
principle.
SUSTAINABLE ECOLOGICAL SYSTEMS PRINCIPLES OF THE PLAN
6. Respect the Landscape. The FTCR plan works with, not against, the existing
landscape. The natural slopes on the site are preserved for recreational use, for habitat,
. and for storm water flow. These slopes lead to the Village Green, which is both the
ecological and the social heart of the community. Large existing wetlands and forest
blocks are preserved, and, will be expanded over time.
Finding: According to the applicant, the plan proposes to preserve, integrate and
enhance existing drainage way and wetland elements identified in the Fairview
Master Plan Natural Resources Inventory. With respect to working the landscape,
Figure 18 of the refinement plan shows the proposed street alignments, vehicle
accessways and building layouts generally conforming to and preserving existing site
topography. The property does not contain any large forest blocks; however, a stand
of mature Oregon White Oak trees, identified as 'Significant Tree Stand No. 16' in
the Fairview Master Plan, Natural Resources Inventory, will be preserved and
showcased in the northeast corner of the site. Furthermore, the applicant has
submitted a tree conservation plan (TCP) application· in conjunction with a concurrent
proposal to subdivide the property, which identifies a total of 47 trees on the subject
property. Under the city's tree preservation ordinance (SRC Chapter 68), tree
conservation plans are required to preserve a minimum of 25 percent of the existing
trees on the property; however, the applicant proposes to exceed the minimum tree
retention requirements and preserve 68 percent of the existing trees on the site.
In the northeast portion of the refinement plan the natural stormwater containment,
infiltration and habitat functions of existing wetlands will be supplemented and
enhanced by the creation of a stormwater attenuation basin. To preserve and
enhance the water quality and habitat of the Pringle Creek watershed, the facility will
be designed and vegetated in accordance with the Low Impact Development
Approaches Handbook adopted by Clean Water Services of Washington County and
integrated into the surrounding landscaping as a shallow landscaped depression that
collects and holds stormwater runoff, allowing pollutants to settle and filter out as the
water infiltrates into Jl}e ground to the extent possible prior to release. The facility will
feature vegetation that is appropriate for the varying conditions within the extended
dry basin. Vegetation will be established through dense plantings and will include a
variety of native plants as well as non-invasive ornamentals that provide aesthetic
and functional value. Therefore the proposal is consistent with this principle.
7. Zero Impact to the Regional Watershed. The FTCR plan works with the natural
capacities of the site, particularly in respects to water flow. Low cost and reduced cost
infrastructure for parcels, road, and public green spaces will allow this new community to
exert zero impact on the regional watershed and will improve, rather than degrade, the
habitat of Pringle Creek.
FRP 12-01 Supplemental Staff Report Page4 ofB

Finding: In an effort to work with the natural capacities of the site, the refinement
plan incorporates a storm water attenuation area allowing for natural infiltration to the
extent possible, and to accommodate the existing off-site flows from across Battle
Creek Road. jnfiltration testing has been performed in several areas throughout the
Fairview Hills property. This testing illustrates that infiltration rates vary from 0.1 to
0.5 inches per hour or less, making the degree of infiltration that was envisioned in
the Fairview Plan impractical. The applicant indicates that the proposed storniwater
infrastructure is an optimal solution for the Simpson Hills LLC property based on
existing soils, hydrology, and site topography. In addition, and as previously stated,
in order to preserve and enhance the water quality and habitat of the Pringle Creek
watershed, the stormwater attenuation facility will be designed and vegetated in
accordance witl:l the Low Impact Development Approaches Handbook adopted by
Clean Water Services of Washington County and will allow pollutants to settle and
filter out as the water infiltrates into the ground to the extent possible prior to release.
Therefore the proposal is consistent with this principle.
8. Layer the Systems. FTCR is designed to integrate systems at all levels and across all
categories. For example, business and commerce will be integrated with residential
uses to create complete communities. Storm water mitigation strategies will be
integrated with recreational, habitat and transportation uses. The integrated green
infrastructure system will provide the framework for other sustainable site systems, such
a district heat and potentially distributed ecological sanitary systems.
Finding: Consistent with this principle, both residential and commercial land uses
are included in the refinement plan to contribute toward development of the FMU
zone as a 'complete' community. According to the applicant, the mix of land uses
and layering of infrastructure and pedestrian facilities within 'green corridors' and
open spaces represents a balanced approach to development of the site; one which
includes proper stormwater management measures and promotes wetland, natural
drainageway and habitat protection while fostering recreational opportunities and
connectivity. The large amount of open space preserved in the refinement plan,
accounting for nearly one-quarter of the plan area, allows sustainable site systems
including the location of the stormwater containment and infiltration facility in the
northeast corner of the property, which will enhance the habitat functions of existing
drainage ways and wetlands leading to Pringle Creek. In addition, the open space
areas designated within the plan foster opportunities for natural infiltration of rain
water throughout the refinement plan area. The proposal therefore conforms to this
principle.
9. Close the Cycle of Energy and Material Flows. The systems described above will
tighten the cycle of resources flows on the site. Rainwater that falls on the site will
recharge the aquifer below, freshening and supplying the drinking water wells with clean
water. Green wastes from the site will be composted and returned to enhance forest
growth. Ideally, waste heat from commercial activities will be used to heat residential
units in the same building or the same block. Geothermal energy from the ground may
provide a practical means to reduce building operating costs. SFA also hopes to
institute a state-of-the-art community recycling and composting facility.
Finding: As discussed previously, the 'green corridors' and open space preserved
on the site, together with the proposed stormwater attenuation system, allow for
FRP 12-01 Supplemental Staff Report Page 5 of 8

on-site infiltration of rainwater to the extent possible given soil capabilities. This will
contribute to recharge of the aquifer underlying the site as envisioned in the Fairview
Plan. As stated previously, the refinement plan does not incorporate any forested
areas in which green wastes converted to soil amendments may enhance growth;
however, the plan will promote recycling and reduce overall site refuse volumes by
incorporating central refuse compactor systems and covered recycling facilities
within each of the multi-family developments. In addition, the plan recognizes the
importance of erosion control measures to stabilize area soils and prevent topsoil
erosion. The applicant states that re-establishment of vegetation within the limits of
construction, a critical factor to minimizing the potential for erosion, will be
incorporated into construction drawings for all development within the refinement
plan area. The refinement plan is therefore consistent with this principle.
SUSTAINABLE TRANSPORTATION AND MOVEMENT PRINCIPLES EMBODIED IN THE
PLAN
10. Green Corridors for People and Other Living Things. Wide green corridors with
direct connection to hundreds of front doors and porches are a signature feature of the
new FTCR. Broad green swaths include a complex layering of habitat, drainage ways,
community garden sites, play areas, walking and bike trails, and narrow, low speed
vehicle ways.
Finding: The refinement plan designates approximately 10 acres as open space,
which includes the lower one-third of the central 'green corridor' depicted in the
Fairview Plan, and a 6.01-acre open space area in the northeast portion of the site.
The applicant's 'Pedestrian Plan' (Figure 8) and 'Illustrative Site Plan' (Figure 21)
show multi-use pathways and trials providing multiple direct connections from the
proposed multi-family developments to the green corridor. A pedestrian street
crossing at Lindburg Rd SE and proposed 'B' Street SE connects the eastern multifamily
development and the rest of the refinement plan area to a system of trails
within the large open space area in the northeast corner of the site. Figure 21 also
shows portions of the 'green corridor' and northeast open space area designated as
'natural open space,' which will be landscaped with native and non-invasive species
to enhance area wildlife habitat. All streets internal to the refinement plan are
proposed as narrow 'local' streets. With the exception of the interim cross-section for
'B' Street SE extending south of proposed •znd. Street SE, the local street network will
allow for on-street parking, which promotes low-speed vehicle travel within the plan
area. Therefore the plan is consistent with this principle.
11. Transit Close at Hand. SFA is committed to the value of public transit as a
fundamental of a more sustainable Fairview and a more sustainable Salem region. This
commitment is epitomized by the inclusion of a "Main Street" that crosses the site from
north to south. All homes will be within a six-minute walk of this central spine. The
street axis has been aligned in such a way as to be compatible with a future streetcar or
BRT (bus rapid transit), should such a system ever be developed in Salem. SFA hopes
that regional transit authorities will provide frequent bus connections between the village
center and region.
Finding: The northeast boundary of the refinement plan includes a portion of the
right-of-way for future Lindburg Rd SE, which is proposed as the 'Main Street'
bisecting the FMU zone from south-to-north as contemplated in the Fairview Plan.
FRP 12-01 Supplemental Staff Report Page 6 of 8

Consistent with this principle, the submitted 'Transit Plan' (Figure 13) demonstrates
that all development within the refinement plan will be located within Y. mile walking
distance of this 'Main Street' and the extension of future Salem-Keizer Transit District
bus line No. 7 that is anticipated to provide service along it. The proposal provides
for pedestrian and bicycle connectivity and supports transit usage, thereby
conforming to this principle.
12. An Interconnected Street System. FTCR's "Main Street" will be connected to the rest
of the site by an interconnected web of streets. The lack of cul-de-sac streets ensures ·
that all trips are made by the shortest possible route and that major streets are not
overburdened with congestion. The interconnected pattern extends out to the edges of
the site, insuring a high degree of connection to surrounding neighborhoods. In this
way, FTCR avoids the tendency toward "gated community" planning and provides,
instead, a prototype for integration with surrounding areas. This pattern, in concert with
the complete community pattern where everyday needs (school, shops, employment,
transit) are close at hand, will minimize auto dependence and lead to reduced driving by
residents.
Finding: The northeast boundary of the refinement plan includes a portion of the
right-of-way for the future 'Main Street' bisecting the FMU zone from south-to-north in
accordance with the Fairview Plan. The local street network depicted within the plan
area does not include any cul-de-sac streets, and generally conforms to the
conceptual street layout provided in the Fairview Plan. The street system, which
includes pedestrian walkways on both sides of all streets, provides roadway
connections to all residential, commercial and open space areas identified in the
refinement plan in addition to the 'Village Center' approved in Fairview Refinement
Plan II to the north and undeveloped portions of the FTCR site. The massing of
multi-family residential structures adjacent to the Lindburg Rd SE streetscape will
further reinforce an active pedestrian environment adjacent to the future 'Village
Center;' as anticipated in the Fairview Plan.
The plan also calls for off-street, multi-use, pathways and trails to provide diverse
travel options within the pedestrian network and foster greater connectivity between
the streetscape and residential, commercial and open space areas. In doing so, the
refinement plan reduces dependency upon single-occupancy-vehicle (SOV) trips,
supports transit usage and allows efficient movement of people within the plan area
and between the plan area and surrounding land uses. The plan is therefore
consistent with this principle.
13. Walk Every Day. FTCR will be a walkable community with plenty of places to explore.
The design promotes walking at all levels, from walkways on both sides of all streets, to
neighborhood parks, to broad greenways leading to village center shops, to bus stops
easily accessible from all homes. SFA hopes that by integrating walking· into the routine
of all residents, they will enjoy robust health and an improved quality of life.
Finding: The applicant states that the proposed refinement plan includes a
multi-layered system of sidewalks, multi-use pathways, and pedestrian connections
to ensure a walkablei community as envisioned in the Fairview Plan. Figure 8 of the
refinement plan depicts sidewalks on both sides of all streets, off-street multi-use
pathways and a system of trails within the green corridor and open space areas, in
addition to a system of pedestrian walkways within the multi-family residential
FRP 12-01 Supplemental Staff Report Page 7 ofB

developments. The pedestrian system illustrated in Figure 8 shows pedestrian
connections between the streetscape, open spaces and natural areas, and
residential and commercial uses within the plan area. In addition, Figure 21 shows
numerous direct pedestrian pathway connections to Lindburg Rd SE along the
northem refinement plan boundary, which connects the plan area to future transit
connections along this roadway in addition to the more intensive commercial and
civic uses envisioned in the 'Village Center' to the north of Lindburg Rd. The
pedestrian system, which includes pedestrian sidewalks and off-street multi-use
pathways and trails, provides connections to all residential, commercial and open
space areas identified in the refinement plan in addition to the 'Village Center'
approved in Fairview Refinement Plan II to the north and undeveloped portions of the
FTCR site. The plan is therefore consistent with this principle.
Prepared by Jason Richling, Planner ll'""(fe_
G:ICD\PLANNINGICASE APPLICATION FILES 2011-0n\FAIRVIEW PLAN- Refinement\1-Staff Reports\ FRP12-
01.SUPPLEMENTAL.4.3.12.jmr_1.docx
FRP 12-01 Supplemental Staff Report Page 8 of8

TO: PLANNING COMMIS
FROM: GLENN W. GROSS
URBAN PLANNIN AD
SUPPLEMENTAL REPORT
FOR MEETING OF: April3, 2012
AGENDA ITEM NO.:_§,!
SUBJECT: SUPPLEMENTAL STAFF REPORT REGARDING RECOMMENDED
CONDITIONS OF APPROVAL FOR FRP12-01
ISSUE
Request for approval of Fairview Refinement Plan Ill, a refinement plan for a portion of the
former Fairview Training Center site, approximately 43.2 acres in size, pursuant to the
requirements of the FMU (Fairview Mixed Use) zone, SRC Chapter 143C, for property
designated "Mixed Use" on the Salem Area Comprehensive Plan map, zoned FMU (Fairview
Mixed Use), and located north of the intersection of Battle Creek Road SE and Reed Road SE
(Marion County Assessor's Map and Tax Lot numbers: 083W11 I 00300 & 00400).
RECOMMENDATION
Staff recommends that the Planning Commission adopt the facts and findings of this
supplemental staff report and the original staff report and approve Fairview Refinement Plan Ill,
by resolution, with the addition of the condition of approval listed in this report.
FACTS AND FINDINGS
The staff report prepared for the March 20, 2012 Planning Commission meeting included
responses to concerns raised by the adjacent property owner, Sustainable Fairview Associates
(SFA) with regard to the alignments of proposed 'A' and '1st. streets. Specifically, SFA stated
" ... the "A" street and "1 st.• street of the plan appear to lie on the property lines with SFA and
straddle the property lines. There is not (yet) agreement with SFA about the location of those
streets nor the design of the streets ... " In response, staff noted that the refinement plan may
need to be modified to shift the proposed 'A' and '1st. street rights-of-way further onto the
Simpson Hills LLC property if accordance could not be reached.
In a subsequent conversation, Sam Hall, managing partner for SFA, indicated that agreement
has not been reached on the proposed alignment or design of 'A' and '1st. streets. Therefore, in
order to ensure conformance of the FRP12-01 street plan with the street cross-sections
provided in the Salem Transportation System Plan, while providing flexibility for future
negotiations between the applicant and SFA with regard to the alignment and design of
proposed 'A' and '1st. streets, staff recommends that the following condition of approval be
added to the Jist of conditions included in the original staff report:
Condition 5: Unless agreement can be reached with the adjacent property owner regarding
the proposed alignment and design of 'A' and '1st• streets, the 'A' and'1st. street
rights-of-way will need to be shifted onto the Simpson Hills LLC property.
FRP 12-01 Supplemental Staff Report Page 1 of 2