Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

Fairview Hills
Fairview Hills is a current proposal by a developer for the southern ownership [portion of the Fairview property, i.e. the old Fairview Training Center, that was sold by the State of Oregon in 2008, and is supposed (by ordinance) to be a Sustainable, Green, and Low Impact Development. Unfortunately, conventional apartments are currently proposed, with conventional parking lots. A public hearing on this is before Salem City Council on Monday, May 14. Morningside Neighborhood Association is the neighborhood, and the Executive Board passed a motion unanimously, that is opposed to this development.

CONTENTS
Page 1: Page 4: Page 5: Page 6: Page 7: Some Questions and Answers Some Positive Suggestions (from the neighbors) for Compliance A Check List of Fairview Plan policies, that must be complied with, but are not. The official (unanimous) vote of the Morningside N.A. Executive Board Appendix: Links to Relevant Documents

Some Questions and Answers: About the Fairview Hills proposal

Here are my views, as Land Use committee chair. Morningside Neighborhood Association is opposed to this conventional development. Attached is a check list of about 32 policies in the Fairview Plan, none of which are being complied with. Also attached is a sheet we gave to the planning commission with four positive suggestions for compliance. City Council will be holding a hearing on this on May 14. 1) Why was the area described by the Fairview Master plan meant to be different than other areas of Salem? What is the value of a "sustainable" community or neighborhood? It is intended to be a new kind of neighborhood for those who live and work in Salem, that will foster innovative land development and transportation practices. create a strong yet dynamic sense of community, stimulate and create new employment opportunities, demonstrate the efficient use of both natural and human resources, preserve a healthy environment for people, nature, and business, protect nature and develop new techniques for integrating the natural and built environments, use resources to meet the needs of this generation while conserving them for future generations, encourage creative ideas, products, and processes, and share them with other communities and developments, and be a focal point for the growing effort to achieve a balanced, sustainable future The distinction of the project is it is becoming a magnet for people out of state wanting to relocate to a community that values sustainability. Protecting the standards of the project will ensure a differentiated project that would attract new people and new talent to Salem, in particular young professionals from out of state. Additionally, for recruitment, such a distinct housing offering will help our large employers attract top talent to Salem, rather than lose workers to other cities or to Portland. Several thousands of workers live in Portland and commute to Salem each day because they believe Portland has a better quality of life. Offering a welldesigned housing option in Salem may lure these workers to live in Salem, and spend their money here rather than in Portland. 1

Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

2) What can ordinary citizens gain from having a sustainable neighborhood in their midst? Those who will live in Fairview and those who will learn, create, work, and play in Fairview, and those in the surrounding neighborhood, will all experience the joy of being in a human environment that respects and sustains the natural environment of which it is a part. Having a nationally-significant, award-winning development in Salem benefits the entire city by bringing positive press and attention to Salem. It puts Salem on the map as a wonderful and award-winning place to live. The positive press that Pringle Creek Community has brought to Salem on an international scale has helped attract positive attention to Salem, which attracts visitors and talented employees, further driving the economy. 3) Do you believe the standards set for this area are impossibly high? (Why has the project been stalled so long? Doesn't that mean something is fundamentally wrong with it? etc.) The standards are readily achievable. The single-family housing market is at its lowest point in more than 50 years, as everyone knows. Pringle Creek demonstrates the full implementation of the Fairview Master Plan, so yes, the standards are achievable, in fact there are many other projects around the country and the world that have done the same. The first phase was planned and developed to those standards, and is a model for the nation, and has received many awards. The homes are not mansions, but are designed to be extremely energy efficient, have porches and front on friendly neighborhood streets. Storm water is handled on site by bioswales and pervious paving, so Pringle Creek is protected from polluted runoff. This southern phase has been in site preparation for some time and offers the same level of professional, thoughtful design and commitment to the vision established by the Salem community years ago. The economy and recession has meant there has been little home building for years, so it is not fair to judge yet. If anything, you could ask the 18 residents of Pringle Creek Community how they feel about living there they love it and that is an indicator of success. The developer of Fairview Hills does not plan to build single-family homes at this time. The market for rental apartments is at its highest right now, commanding high prices and a historically low vacancy. We do not believe that exceptions should be made because of the economic climate because the developer is building in the best possible economic conditions for their type of housing. 4) Why have neighborhood associations opposed development here? The Morningside Neighborhood has always supported development here. They were involved in the original master planning in 2008. They are enthusiastic and delighted with what has been developed. It is just this particular plan that the neighbors have opposed, because it does not meet the requirements of SRC 143C and the Fairview Master Plan policies. What is proposed are 400+ apartment units, typical in large blocks with big parking lots, similar to what you see all over Salem. The storm water is to be piped to Pringle Creek. The master plan and the first phase involved the neighbors and were designed by skilled world class architects. Maybe the problem could be that the engineering firm hired by the developer has no such skilled architects, or skilled low impact development consultants.

Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

5) What explanation can you offer for why the Planning Commission would vote in favor of ordinary development in a special and restricted area? (I've read the quotes, of course, this is asking for your opinion.) I used to chair the Planning Commission. The rule is that one member (of the 7) can be from the real estate industry. Currently, the chair is in the industry. Currently several others are real estate folks or from the development industry, and I include real estate appraisers in that. So, because of that weighted make up a development proposal always tends to get approved if it just meets the basic zone code requirements. What they missed here however is that SRC 143C is a special zone and it requires adherence to the Fairview Master Plan policies, which this submitted proposal does not. This apartment complex may be fine on Liberty Rd S or Wallace Road, but not at this very special property that has a special Fairview zone applied to it. The Planning Commission obviously felt compelled to put it in the public arena to decide. If the citizens of Salem support the Fairview Master Plan and want to see the standards for sustainable development created by the community at large, now is the time to voice that support. Citizens need to contact their city council members by writing to Citycouncil@cityofsalem.net or testifying in person on May 14th. If there is not citizen support for the Fairview Master Plan, City Council will have little choice but to allow this conventional development to go through, effectively dismantling the standards of the project for all future development on the site. It is critical that Salem citizens get involved at this juncture. 6) What information would you propose interested folks bring to the May 14 meeting? What do you imagine might put the brakes on this project at this point? Interested citizens should stress to the Council the history of this community generated plan, the adopted Fairview Master Plan, and the SRC 143C chapter that requires green buildings, low impact development, and a sustainable community, like the wonderful first phase is. Citizens can simply quote the requirements of the plan. Morningside has reprinted these requirements as a 32 point check list. Currently none of the 32 items are being complied with in this proposal. Another concern of the neighborhood association is the developers aim to avoid improving roads like dangerous Reed Road, which all those 1000 apartment dwellers will use to go to Kuebler or heading downtown.

Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

Fairview Hills / Simpsons Hills Proposal SUMMARY OF MNA RECOMMENDATIONS FOR COMPLIANCE
Four positive suggestions from MNA for how this proposal can be brought into compliance with the UGA Permit, with SRC 143C, and the Fairview Master Plan MNA #1 SAFE TRAFFIC
Install perimeter road improvements per the UGA Permit Reed and Battle Creek and connections to them, for a safe traffic solution, as required by UGA Permit Timing: half street improvements complete prior to the first building occupancy permit is issued. EXPLANATION: The UGA Permit calls for presently unsafe Reed Rd. and also Battle Creek Road (and Pringle) to be improved as part of the development. It does not specify exactly when. MNA demands that the improvement should come before the 450 apartment unit traffic is created. The refinement plan does not yet do that. . The applicant should build more connections out from the site now to spread the load on and off site. Summary: Improve Reed and Battle Creek by the time the apartments are occupied.

MNA #2 GREEN INFRASTRUCTURE

The Fairview Master Plan policy clearly requires no negative impact on watershed. The study done most recently is of dubious quality, and even MNA noticed the discrepancies. Even if infiltration is not good enough to completely avoid pipes, it is good practice (much less best practice) to try to handle storm water close to where it falls. MNA insists upon swales and permeable paving for parking lots and around structures. Emphasize green infrastructure, green building, community values with respect to livability, NOTE: These 40 acres are part of a bigger development, not an isolated project with no responsibility to contribute and participate. Retain the existing natural drainage, habitat, Encourage low impact design.

MNA#3

GREEN BUILDING The developer shall commit to a high standard, e.g. LEED Certification: something higher than code. Diversity of use (live/work, condos, are needed) as described and contained in the master plan, etc. Include Housing type diversity, live/work, fronts on the streets, pedestrian friendly, etc. MNA #4 GREEN CONNECTIVITY
Improve landscape, pedestrian, bike path and street connectivity which is lacking in what has been submitted. This means traffic connectivity, walk ability, bicycle paths, Connectivity of pedestrian trails, and make them open to the public, like Pringle Creek Community.

Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

Fairview Hills / Simpsons Hills Proposal MNA CHECKLIST FOR COMPLIANCE

For compliance with the UGA Permit, with SRC 143C, and the Fairview Master Plan MNA will use this check list of Fairview Plan requirements in evaluating refinement plan proposals.
(a) Install perimeter road improvements per the UGA Permit, triggered by subdivision. Summary: Improve Reed and Battle Creek (half street) by the time the apartments are occupied. (b) Swales and permeable paving for parking lots and around structures. (c) Emphasize green infrastructure, green building. (d) Retain the existing natural drainage, and habitat (e) Encourage low impact design. Green Building standards, e.g. LEED Certification (f) Diversity of use: live/work, condos etc. (g) Housing type diversity, live/work, front units on the streets, pedestrian friendly, etc. (h) Landscape connectivity (i) Pedestrian, bike path and street connectivity (j) Pedestrian trails open to the public, like Pringle Creek Community. (k) Connect open spaces, parks, and riparian corridors (l) Protect native habitat, (m) Foster natural storm water filtration, (n) Create walking and jogging paths (o) Preserve the aesthetic pleasure of natural spaces. (p) Wide range of housing types, including single family homes, cottages, townhomes, row homes, apartments, condominiums and opportunities for co-housing. (q) Housing will blend in with the natural surroundings and incorporate energy saving technologies and recyclable materials, from the local area where possible. (r) Natural areas will be linked together throughout the development. (s) Existing steep slopes, wetlands, and watersheds will be protected and enhanced. (t) FTCR will incorporate the best existing ideas about designing and constructing infrastructure, including utilities, streets, energy systems, water, storm water, and sewage treatment. (u) Emphasis on environmentally-sustainable buildings, walkable environments, aesthetic open spaces, nature preserves, social, cultural, and artistic diversity, lifelong learning, economic vitality, and a strong sense of community (v) Zero impact to the regional watershed (w) The plan works with the natural capacities of the site, particularly in respects to water flow. (x) Low cost and reduced cost infrastructure for parcels, roads, 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. (y) Storm water mitigation strategies will be integrated with recreational, habitat, and transportation uses. (z) The integrated green infrastructure system will provide the framework for other sustainable site systems, such as district heat and potentially distributed ecological sanitary systems. (aa) Green Corridors for People and Other Living Things (bb) Wide green corridors with direct connection to hundreds of front doors and porches (cc) 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. (dd) Wetlands serve an essential ecological function in natural and built environments. Wetland areas will be protected, enhanced, and managed to facilitate storm water runoff, provide water filtration, create wildlife habitat, and protect native species. (ee) The southeastern corner of the property once served as an orchard that generated fruit and nut products for former residents, and it will be memorialized and continued. (ff) The opportunity afforded by these natural drainage patterns is amplified by storm water-sensitive planning, design and engineering practices throughout the plans developed areas. These practices will reduce runoff from developed areas and create additional opportunities to naturally cleanse and infiltrate runoff before it enters natural drainages.

Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

OFFICIAL MNA VOTE

FAIRVIEW HILLS / SIMPSONS HILLS
At the April 11 monthly board meeting of the Morningside Neighborhood Association, a motion, made by Lloyd Chapman, was passed by the Board. There were 13 board members present, and 12 voted (1 abstained) to approve this Motion regarding the proposed Fairview Hills proposal and the related land use applications. 1 board member was absent.

Morningside Neighborhood Association 1. Reiterates MNA support for the Fairview Master Plan and section 143C of the code requiring adherence to the master plan; 2. Reiterates its support for the specific issues raised about the Fairview Hills development by the association's land use committee; 3. Requests that, if significant changes are made to the refinement plan, the developer agree to extend the "120-day deadline" to allow for full neighborhood review of the proposed changes; 4. If the development cannot be made consistent with the Fairview Master Plan, an amendment to the master plan, or of section 143C of the code, should be sought; and 5. Improvements to Reed Road to Battle Creek need to be made a part of any phase 1 development

Geoffrey James A.I.A.

MEMBER: AMERICAN INSTITUTE OF ARCHITECTS

TELEPHONE: 503-931-4120

geoffreyjames@comcast.net

APPENDIX: RELEVANT DOCUMENTS

The following are links to all the relevant documents... Salem Revised Code 143C: http://www.cityofsalem.net/Departments/Legal/Salem%20Revised%20Codes/Fairvie w%20Mixed-Use%20Zone.pdf Fairview Masterplan: http://www.cityofsalem.net/Departments/CommunityDevelopment/Planning/morning side360/Documents/Sustainable%20Fairview%20Plan.pdf The developer's proposed Refinement Plan http://dl.dropbox.com/u/5896446/2-1712%20%20FAIRVIEW%20HILLLS%20FINAL%20REF INEMENT%20PLAN.pdf City Staff Report (includes some testimony) http://dl.dropbox.com/u/5896446/FAIRVIEW%20HILLS%20STAFF%20REPORT%5B4%5D.pdf Developers rebuttal to testimony http://dl.dropbox.com/u/5896446/AKS%2040312%20Hearing%20Rebuttal%20Document% 28FINAL%291.pdf GeoPacifics Rebuttal to testimony http://dl.dropbox.com/u/5896446/Pages%20from%20AKS%2040312%20Hearing%20Rebut tal%20Document%28FINAL%291.pdf Supplemental Staff Report http://dl.dropbox.com/u/5896446/City%20of%20Salem%20Supplemental%20Staff%20R eport%203-20-12.pdf Morningside Vote http://dl.dropbox.com/u/5896446/Morningside%20to%20City%20re%20SUB%2012-01%2 0Fairview%20Hills%20Subdivision%2004-17-2012.pdf Morningside suggestions http://dl.dropbox.com/u/5896446/Fairview%20Hills%20Suggestions.pdf The big document that has it all.... http://dl.dropbox.com/u/5896446/Fairview%20Hills%20SPC%20Decision.pdf