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Home My WebLink AboutAPPLICATION COMPLETENESS REVIEW (6-26-17)AM 1W Planning June 26, 2017 Carol Schirmer Schirmer Satre Group 375 West 4th, Ste 201 Eugene OR, 97401 RE: Capital Hill PUD (PDT 17-3) Atrium Building 99 west 10'h Avenue Eugene, Oregon 97401 Phone: 541-682-5453 Fax: 541-682-5572 www.eugene-or.gov/planning On March 31, 2017 staff deemed the Capital Hill PUD application incomplete. On June 19, 2017, you resubmitted application materials in response to staff comments. Staff has conducted a review of the resubmitted materials. With the resubmittal you requested that "if you [staff] don't find anything missing or that you have concerns about and I don't hear from you by June 26th, 2017 please deem this application complete". Staff is informing you that the application is still deemed incomplete as of June 26, 2017. Please see the following issues and concerns for more information: Completeness Review by Public Works - Eric Favreau • The narrative references that slope easements have been added to the site plans, but staff cannot locate any reference for such easments on the plans. • The Traffic Safety and Street Connectivity Study will need to be updated to reflect the currently proposed number of lots for the PUD. • The stormwater criteria was not adequately addressed as follows: o Pervious asphalt is not allowed for public streets, especially in heavily sloped areas. o How are flood control standards being addressed for the individual lots? Specifically the lots that are east of the private street and drain away from the street. (Lots 5, 7-18) Where will runoff go in large events? o Flood and flow control standards require consideration for ALL impervious area, including future buildings, driveways, and other impervious areas. According to Table 2 in the Stormwater Management Plan, they aren't including the runoff from the buildings when determining peak discharge rates. What happens in a large event? Will the proposed mechanical system have adequate capacity to handle the runoff from the additional impervious surfaces on individual lots? o The applicant has not adequately addressed the destination requirements, particularly with respect to Capital Drive. As of now, it appears as though they will be collecting surface runoff, concentrating it, and directing it away from their property, which isn't acceptable. Where will this water go once it leaves the site? City of Eugene • 99 W- l gth Ave, a Eugene, OR 97401 . 541-682-5481 • 541-682-5572 l=ax www,eugene-or.gov/°planning Are there ditches or a public system in the area? They must display that the downstream system has capacity to handle concentrated flow. Bubbler systems are no longer accepted in the City. o Applicant does not include any discussion about the portion of Capital Drive on the south side of the site, where lots 17 and 18 take access from. Please address. Informational Items by Public Works • There will likely need to be an additional inlet of some sort between the two proposed intersections. Spacing between inlets is too far. • Capital Drive will need to be fully reconstructed to meet City standards. Simply adding additional asphalt to widen will not be accepted as Capital Drive is in poor condition and likely does not meet the City's standards for AC or base thickness. That means that a full 21' wide street reconstruct will be necessary. Completeness Review by Planning - Nicholas Gioello • Two (and possibly three) lots identified as potential lots for attached single-family homes appear to be located within the Fairmont Neighbors boundary (see attached Map). Attached housing in the R-1 zone on the same lot is defined as either duplex or triplex. Please refer to EC 9.2741 Special Use Limitations for Table 9.2740 which clearly prohibits duplexes and triplexes within the City defined boundary of the Fairmount Neighbors. • Page 9 of the written narrative indicates bike parking for lots 7, 18 and 34. Is this in reference to the old plan set? There is no lot 34 in the new plan set. Is the reference to bike parking related to the attached housing? • There seems to be some confusion and discrepancy regarding several boundaries referenced in the narrative. Please review the following, the first three maps were generated from our GIS data, the fourth map is codified in the Eugene Code: o South Hills Plan boundary; o Laurel Hill Plan boundary; o Fairmont Neighbors boundary. o EC 9.8010 Adopted Plans Map and Legend; In summary, a portion of the site is within the South Hills Study and is codified in EC 9.8010 Adopted Plans (see attached South Hills Plan map and EC 9.8010 Adopted Plans Map and Legend). The narrative indicates that only tax lots 100 and 201 are within the Laurel Hill Plan boundardy, however the entire site, except tax lot 300, is located within the boundary. Tax lots 200 and 400, which are located within the Laurel Hill Plan boundary are also located within the Fairmount Neighbors neighborhood. As well, all of tax lot 300 and small portions of tax lots 100 and 201 are located within the Fairmount Neighbors neighborhood. Please revise the narrative accordingly. • Staff has concerns that several lots show large trees within the conservation area that would be potential technical fellings. Staff believes it is feasible to slightly adjust the conservation areas and buildable lot areas in order to preserve for example the 30 inch maple south of lot 15 (tree no. 2169) while still yielding a sizable building area for lots 15 and 14. Other examples include lots. Please review all lots have conservation areas and assess the possibility of further adjsuments in order to preserve additional trees. • Regarding elevation drawings to show how the site will be viewed from off site and to ensure how the development will be viewed in terms of scale, bulk and height to ensure that the development blends with the South Hills area. Even though your response indicates that the site cannot be seen, except by the existing residences directly across Capital Drive, photographic or other evidence is needed to show this is correct. Staff points out that during our past site visit, from the existing points on Capital Drive, part of downtown and other parts of the city were visible, which presumes that those parts of the city may be able to see portions of the development. Whether, portions of the site are visible or not visible from off site, staff is requesting (either elevation drawings or photographic) evidence to support your claim. If you have any questions, please contact me at (541) 682-5453 or via e-mail at: nick.r.gioello@ci.eugene.or.us Sincerely, Nicholas R. Gioello Associate Planner Enclosures: South Hills Plan boundary vo ~ 2 ~RD .LLD -'T E Q 0 CPJ F CO C7 Z O ~ ~ Q z O J J E 26TH AVE U = J z m < a 0 J LL ~L v ~l LO E 29TH AVE N South Hills Plan Caution This map is based on imprecise source data, subject to change, and for general reference only. r , Ft 0 160 320 640 Date: 6/23/2017 Fairmount Neighbors boundary ~ NTe - 4 Miss Ae-9 /p R f ~ ,Q D LLI g OAK GROVE DR o L w O WOODLAWN AVE U = ! - i E 26TH AVE f 3 r _ I P t T ~ E.27 HAVE z 'y 1 1 + p ~ I C t - ~ W 4 b - f S s ~1 r ; l _ p jl o r 28TH AVER 7 p ~1 * ' N ~~t ^t ~ 4 , , Y r rP y E ~ u;r I N Fairmount Neighbors J Caution: This map is based on imprecise source data, subject to change, and for general reference only. w` . Ft 0 160 320 640 Date: 6/23/2017 Map 9.8010 Adopted Plans Q N Miles 0 0.5 1 Map: 4101/14 Map 9.8010 Adopted Plans Legend `Eugene " 1 Eugene Downtown Plan 2 0 EWER Downtown Riverfront Specific Area Plan 3 Riverfront Park Study Area 4 ® West University Refinement Plan 5 19th & Agate Special Area Study 6 ® Fairmount/University Special Area Plan 7 Walnut Station Specific Area Plan 8 ® Laurel Hill Plan 9 South Hills Study 10 South Willamette Subarea Study 11 D Jefferson/Far West Refinement Plan 12 Westside Neighborhood Plan 13 ® Whiteaker Plan 14 Willakenzie Area Plan 15 D River Road -Santa Clara Urban Facilities Plan 16 Bethel-Danebo Refinement Plan 17 Bethel-Danebo Neighborhood Refinement Plan, Phase II, West Eugene Industrial Study 18 ® Willow Creek Special Area Study 19 D West Eugene Wetlands Plan City or Metropolitan Area Plans Urban Growth Boundary (UGB) Comprehensive Stormwater Management Plan = City Limits (not shown) Eugene Commercial Lands Study = UGB Eugene Parks & Recreation Plan = UGB Metro Plan = Metro Area TransPlan = Metro Area This map is intended as general reference for the boundaries of plans adopted by the Eugene City Council. For specific boundaries, please refer to the plan. Map prepared by Eugene Planning and Development Department. (Some plans have overlapping boundaries.)