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HomeMy WebLinkAboutREFERRAL COMMENTS (EWEB & PW)_ Eugene Water & Electric Board 4200 Roosevelt Blvd. P.O. 10148 ugene, , Be Eugene, OR R 97440-2148 EWEB E September 12, 2017 City of Eugene Planning Division Attn: Nick Gioello 99 W 10th Ave. Eugene, OR 97401 Re: PDT-17-1 Capital Drive Dear Nick, EWEB staff has reviewed the Land Use Referral: PDT-17-1 Capital Drive Map: 18-03-04-31, TL 00100, 00200, 00201, 00300, 00400, and have no objections to the proposed land-use action assuming the following comments and conditions are required to be addressed by the applicant prior to obtaining electric, water, and/or Fiber services from EWEB. General Comments: Utility services for development are provided in accordance with EWEB policies and procedures which are available at our main office or online at http://www.eweb.orq/policies. Electric Comments: Overhead electric distribution facilities along the west side of the propose development could pose a conflict during construction. An electric service extension is required to serve the proposed development. Extension of electric facilities will be designed to meet the City of Eugene Utility Permitting ordinances, land use ordinances, EWEB standards, and other applicable codes. The cost of facility extensions and relocations will be borne by the requesting customer and executed under EWEB policies and procedures at the time request for electric service is made. Electric facilities extending across tax lots to serve adjacent properties require easement. The applicant's representative should coordinate early in design with EWEB Electric Distribution Engineering to confirm the specific locations and sizes of EWEB easements or required relocation by calling 541-685-7521 or email at DistributionEngineering@eweb.org. EWEB Utility Easements or PUE's required to serve these properties must be noted on the plat prior to EWEB's approval of the Final Subdivision. Electric facilities under storm water treatment facilities or any open drainage structure should be avoided. EWEB standards and extension design will require additional measures if water treatment facilities are unavoidable. Additional information pertaining to new electric service is available at EWEB's website at http://www.eweb.org/contractors-and-developers/building-and- renovations/facility-extension. EWEB owns and maintains service conduit and conductors. R_~ all U& _ Eugene Water & Electric Board 4200 Roosevelt Blvd. P.O. 1048 ugene, Box Eugene, OR R 97 9744x2148 EWEB E Electric comments or questions can be directed to: Jon Thomas Planner IV Eugene Water & Electric Board Office/Fax 541-685-7472; ion.thomasCa2eweb.org Water Comments: EWEB's existing water infrastructure in the area is insufficient to serve the proposed development. Contact EWEB's water engineering department so options for a distribution system design can be looked at. The Applicant is advised to contact the Fire Marshall's office about fire protection requirements for building permits. EWEB water does not allow installation of any water facilities under proposed "rain gardens" or any open drainage structure within the right-of-way. Provisions within the design must be made to accommodate the installation of water facilities (services & hydrants) at common lot corners. A minimum S wide "utility corridor" at service crossing and hydrant locations is required. State Drinking Water regulations (OAR 333-061-0050(10)) require a minimum separation between water and sewer lines of 10' where they run parallel to each other, or 5' if the sewer line is located at least 1.5' below the water main. EWEB owned water facilities will be located in the right-of-way or a minimum 7' public utility easement (PUE) adjacent to the right-of-way, or in a 14'. PUE when not located adjacent to the right-of-way. Water comments or questions can be directed to: Bill Johnson Water Engineering Technician IV Eugene Water & Electric Board Office/Fax 541-685-7377; bill.iohnson(&-eweb.org Right-of-Way Comments: Those EWEB utility easements Instrument Nos. 18885 & 18881, recorded on December 12, 1953, on Reel 29' 53D, Lane County Deeds & Records, (EWEB doc. #1574) may affect the development's northerly boundary and should be referenced on the plat. There are existing electric facilities crossing Tax Lot 400 to serve Tax Lots 200 and 300. Either Public Utility Easement(s) dedicated on the plat or EWEB Utility Easement(s) recorded simultaneously with and referenced on the plat will be necessary to cover any existing or new electric service(s) that cross any parcel(s) to serve another parcel(s). Contact EWEB Electric Distribution who will design electric extension to sere the development and determine the width and length necessary for any necessary utilitiy easements. If a Public Utility Easement (PUE) is dedicated on the plat, the plat should include the customary Note for PUEs: "No building, structure, trees, shrubbery or other obstruction shall be placed or located on or in a public utility easement." Or, at the customer's request, EWEB can arct_'. Eugene Water 8 Electric hoard 4200 Roosevelt Blvd. EWEB Eugene, ,OR OR 97e 97 Eugen440.2,48 prepare a separate EWEB Utility Easement document for recording simultaneously with the plat to satisfy EWEB's needs. Right-of-Way comments or questions can be directed to: Carol Eggleston Right-of-Way Associate Eugene Water & Electric Board Office/Fax 541-685-7144; carol. eggleston(cD_eweb.org As always, EWEB recommends property owners and contractors call for locates before digging for installation of any underground supports to verify that no utility facilities will be affected by this construction. Sincerely, Richard Fatooh Digitally signed by Richard Fatooh Date: 2017.09. 12 09:38:24 -0700' Rich Fatooh Wallace McCullough Distribution Engineering Supervisor Water Engineering Supervisor Eugene Water & Electric Board Eugene Water & Electric Board (541) 685-7596; _r_ichard.fatooha-eweb.org (541) 685-7435; wallace.mccullough(&eweb.org Eugene Water & Electric Board - 500 East 4th Avenue/Post Office Box 10148 EWEB Eugene. Oregon 97"0-2148 541-685.7000 www.eweb.org January 15, 2018 Ms. Carol Schirmer Schirmer Satre Group 375 West 4th Avenue, Suite 201, Eugene, Oregon 97401 Subject: Capital Hill PUD Water Service Requirements Dear Ms. Schirmer: As discussed at our January 4, 2018 meeting, EWEB has sufficient water to supply the proposed Capital Hill PUD, however the water system in that area is restricted by the existing infrastructure (Fainnount 975 Pump Station) which does not have adequate capacity to provide the required domestic and fire flows to the proposed development. The proposed development will require significant upgrades to the water system which would include a new pump station and associated piping. There are options available for constructing a new pump station which vary in complexity and cost. High level preliminary cost estimates for these options range in price between $1 million and $3 million. There may, however, be cost sharing opportunities with EWEB, which would be allocated based on a percentage of the lots served. In addition, EWEB will need to budget for any such improvements and incorporate them into the EWEB Water Capital Improvement Plan (CIP). This could affect the timing of the development as the improvements would need to be scheduled along with other projects in the CIP based on the resources available. A Restrictive Covenant making development contingent on the new infrastructure being funded and operational will also need to be executed and recorded prior to issuance of a water availability letter, in accordance with ORS 92.090 4(b). If you have additional questions, please contact me at 541-685-7464 or via email at 1 aura. farthingLa;eweb. org. Sincer Laura Farthing, Senior Engineer - Wate Cc; Wally McCullough, Water Engineering Supervisor Eric DeFreest, Luvas Cobb Bill Kloos, Attorney Nick Gioello, City of Eugene Planner Page 1 of 1 Public Works Referral Response Tentative Planned nit Development - General Criteria Date: November 3, 2017 - Revised February 28, 2018 To: Nick Gioello, PD Planning From: Eric Favreau, Public !Works Engineering Subject: Capital Full PUD (PDT 17-1) Disclaimer: The following referral comments from Public Works staff reflect a preliminary evaluation of compliance with applicable approval standards and criteria - specific to Public Works issues; the criteria not included in the below are presumed to be evaluated by Planning staff. These' referral comments include draft findings and recommended conditions of approval as well as related informational items, relevant to surveying, engineering, transportation, and maintenance issues identified by Public Works staff in the context of the applicable standards and criteria. These referral comments are intended for review by planning staff, for incorporation into the City's written decision on the subject application; however, they do not represent a final determination of compliance with the applicable approval standards and criteria. It is acknowledged that these referral comments are subject to revision upon further coordination with other affected City departments and utility providers. Summary: Public Works staff recommends conditional approval of the proposed tentative planned unit development based on the following evaluation. Evaluation: Eugene Code (EC) 9.8320 Tentative Planned Unit Development Approval Criteria - General (4) The PUD is designed and sited to minimize impacts to the natural environment by addressing the following: (d) Street Trees. If the proposal includes removal of any street tree(s), removal of those street tree(s) has been approved, or approved with conditions according to the process at EC 6.305. As noted in the written statement, existing street trees are proposed to be removed as part of the proposed improvements to Capital Drive. Removal of these trees will be authorized through the Privately Engineered Public Improvement (PEPI) permit process, along with payment of appraised values. To ensure that street trees are removed and replaced in accordance with City standards, the following condition is warranted: ® The final PUD plans shall note that street tree removals must meet the permit and replacement value requirements of EC 6.305. Capital Hill PUD (PDT 17-1) Page 1 of 22 (5) The PUD provides safe and adequate transportation systems through compliance with the following: (5)(a) EC 9.6800 through 9.6875 Standards for Streets, Alleys, and Other Public Ways (not subject to modifications set forth in subsection (11) below). EC 9.6805 Dedication of Public Ways Pursuant to EC 9.6805, as a condition of any development, the City may require dedication of public ways for bicycle and/or pedestrian use as well as for streets and alleys, provided the City makes findings to demonstrate consistency with constitutional requirements. The public ways for streets to be dedicated to the public by the applicant shall conform to the adopted right-of-way map and EC Table 9.6870. Per the findings at EC 9.6870 below, there is no requirement for additional right-of-way dedication or special setbacks as a result of the development. EC 9.6810 Block Length Block length requirements are inapplicable in this instance because no new public local streets are proposed or required, and an exception to the requirement for a connecting street between Capital Drive and Floral Hill Drive is recommended below, per the findings at EC 9.6815. EC 9.6815 Connectivity for Streets In order to meet Street Connectivity standards, the proposed development must, at a minimum, provide extensions of the public way which are consistent with subsections (2)(b), (2)(c) and (2)(d). EC 9.6815(2)(b) requires street connections in the direction of any planned or existing streets within X mile of the development site and connections to any streets that abut, are adjacent to, or terminate at the development site. EC 9.6815(2)(c)) requires that the proposed development include streets that extend to undeveloped or partially developed land adjacent to the development site in locations that will enable adjoining properties to connect to the proposed development's street system. EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles. EC 9.6815(2)(g)(1) allows for an exception to these standards if the applicant provides a local street connection study which demonstrates that the proposed street system meets the intent of street connectivity provisions of the land use code as expressed in the purpose and intent statement at EC 9.6815(1), and also shows how undeveloped or partially developed properties within a quarter mile can be adequately served by alternative street layouts. Additionally, EC 9.6815(2)(g)(2) provides that the City shall grant an exception to these requirements if it is demonstrated that a connection cannot be made due to existing physical conditions, buildings and other development on adjacent lands. Capital Hill PUD (PDT 17-1) Page 2 of 22 EC 9.6815(2)(x) precludes private streets unless the developer can demonstrate that a public street is not necessary to meet other street connectivity standards. The applicant's proposed private street (Cupola Drive) is permissible in this case because a public street connection is not required per the findings of subsections (b) through (f) below. EC 9.6815(2)(b) requires the development to include street connections in the direction of existing or planned streets, and to extend streets that abut, are adjacent to, or terminate at the development site. Existing streets within X mile of the development site include Capital Drive, (which abuts the westerly boundary of the subject site) and Floral Hill Drive, which is approximately 1000 feet to the east and is separated from the development site by the City owned Ribbon Trail Park. Staff concurs with the applicant's request for an exception to a requirement to provide a connection between Capital Drive and Floral Hill Drive pursuant to EC 9.6815(2)(g)(2)(a) since the existing slopes to the east are in excess of 30%. EC 9.6815(2)(c) requires developments to include street extensions to undeveloped or partially developed lands adjacent to the development, and in a location that enables adjoining properties to connect to the proposed development's street system. Other than Hendricks Park to the north and Ribbon Trail Park to the east, the only adjoining lands include a 0.7 acre property (Assessor's Map 18-03-04-31, Tax Lot 2601 and TL 2603) to the west of the development site, and Tax Lots 101 and 102 of Assessor's Map 18-03-04-34 to the south of the development site, all of which have adequate frontage on Capital Drive. Public Works staff recommend that there should be no requirement to provide additional public street connections through the subject site to any of these properties. It is also noted that Capital Drive currently terminates at the City-owned Hendricks Park property and that a connection in the direction of Ribbon Trail Park is physically precluded per the above findings at EC 9.6815(2)(b). EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles consistent with EC 9.6870. The proposed project qualifies for an exception to this standard per EC 9.6815(2)(g)(2)(a) because the slopes between Capital Drive and Cresta de Ruta to the west, and from the private street (Cupola Drive) to the easterly property boundary are well in excess of 15%, which is the maximum allowable grade for City streets. Further, an exception to the north is warranted per EC 9.6815(2)(g)(2)(b) because the property to the north is developed as a City park (i.e., Hendricks Park) and Capital Drive already provides a public right-of-way connection to this adjoining property. No additional street connection is needed. EC 9.6815(2)(e) requires minimization of excavation and embankment for proposed street alignments. Public Works staff concludes that the proposed development complies with this standard because the proposed public street improvements will be located in alignment with the existing roadway location. The proposal for curbside sidewalks on the east side of Capital Drive will reduce the amount of excavation as compared to setback sidewalks, as will the recommended exception to construction of a cul-de-sac or other type of turnaround at the end of Capital Drive. EC 9.6815(2)(f) requires that barriers be installed at the end of a required improved street when it terminates at an existing street that is not improved to city standards. The applicant has proposed to end the full width improvements of Capital Drive approximately 125 feet south of the property's Capital Hill PUD (PDT 17-1) Page 3 of 22 northern edge. This will leave the remaining 125 feet as unimproved, which is the current condition. As an informational item, the installation of a street end barricade will be required north of any Capital Drive access points, south of Hendricks Park, during the PEP[ process, consistent with EC 9.6815(2)(f). Given the available information and based on the foregoing findings exception, the proposed subdivision complies with the street connectivity standards. EC 9.6820 Cul-de-Sacs and Turnarounds According to EC 9.6820(5)(a), the topography of the development site allows for an exception to EC 9.6820(1), (3), and (4). The construction of a cul-de-sac on Capital Drive would require significant grading. The existing topography within the right of way of Capital Drive is steep in nature and would preclude the ability to construct a cul-de-sac or hammerhead turnaround at the terminus of Capital Drive without significant cuts and fills. Staff concurs with the applicant's justification for an exception to these standards. EC 9.6830 Intersections of Streets and Alleys (1) Angles This standard requires that all streets intersect one another at an angle as near to a right angle as practicable considering topography of the area and previous adjacent layout. Public Works staff agrees with the applicant that the proposed development complies with this standard as a result of the large curb radii at the street intersection of Capital Drive and Cupola Drive, which provides adequate space in the intersections to allow vehicles to orient themselves 90-degrees to the intersecting street in order to make right hand turns. (2) Offsets The proposed development complies with this standard as the distance along Capital Drive between Cresta de Ruta and Cupola Drive (S) and the distance between Cupola Drive (S) and Cupola Drive (N) each exceed the minimum offset distance of 100 feet for local streets. EC 9.6835 Public Accessways The Ribbon Trail, a dirt pedestrian path which is publicly owned, is adjacent to the easterly boundary of the development site. Because the path is unimproved and because the slopes in the eastern portion of the development site exceed 30%, there is no requirement for a public connection to the Ribbon Trail. EC 9.6840 Reserve Strips This standard does not apply because the proposed development does not create the need to prevent access to adjoining properties or streets or to control access to the subject property. Capital Hill PUD (PDT 17-1) Page 4 of 22 C 9.6845 Special Safety Requirements No special safety requirements necessary to discourage use of the streets by non-local motor vehicle traffic. EC 9.6850 Street Classification Map Per the findings at EC 9.6870 Street Width, which are incorporated by reference, the proposed development is consistent with the adopted Street Classification Map, and complies with this standard. EC 9.6855 Street Names This standard requires that names for new streets that are not in alignment with existing streets are subject to approval by the planning director and shall not unnecessarily duplicate or resemble the name of any existing or platted street in Lane County. Capital Drive is an existing street name and the applicant's proposed improvements will extend the street within right-of-way that is adjacent to the development. The proposed private street name "Cupola Drive" has been referred to the regional road naming group and has been determined to be acceptable according to Public Works staff. Based on these findings, this standard is met. EC 9.6860 Street Right-of-Way Map The proposal does not amend the right-of-way map. This standard is not applicable. EC 9.6870 Street Width Pursuant to EC 9.6870, the right-of-way and paving widths of streets shall conform to those widths designated on the adopted Street Right-of-Way map. When a street segment right-of-way width is not designated on the adopted Street Right-of-Way map, the required street width shall be the minimum width shown for its type in Table 9.6870 Right-of-Way and Paving Widths, although a greater width can be required based on adopted plans and policies, adopted Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways or other factors which in the judgment of the Planning and Public Works Director necessitate a greater street width. Capital Drive, which is not identified on the adopted Street Classification Map or the adopted Right-of-Way Map (Fig. 60-61 of the Arterial and Collector Street Plan (ACSP)), is a local street. Staff concurs with the applicant's identification of Capital Drive as a low-volume street. Per EC Table 9.6870, low volume local streets are required to have between 20 and 28 feet of paving with 45 to 55 feet of right-of-way. The existing 50 foot right-of-way exceeds the minimum required right-of- way width of 45 feet for local streets and is also sufficient to construct the required improvements in Capital Drive, which includes a 21 foot wide paved street with curbs and gutters on both sides and a 5-foot wide curbside sidewalk on the east side of the street. Capital Hill PUD (PDT 17-1) Page 5 of 22 Staff concurs with the applicant's proposed street classifications and confirms that the proposed paving and right-of-way widths comply with the widths identified in Table 9.6870. The proposed street designs will be more precisely reviewed for compliance with applicable standards during the subsequent Privately-Engineered Public Improvement (PEPI) permit process. Based on these findings, Public Works staff confirms that no additional dedication or special setbacks for street right-of-way are required. EC 9.6873 Slope Easements Slope easements may be required to facilitate the construction of public streets and alleys and to protect the structural integrity of the roadway. The applicant indicates that "because of terrain, slope easements may be required". Further, proposed slope easements are depicted on Sheet L2.0 - Tentative: Site Plan. Since the extent of the easements will not be known for certain until the PEPI permitting process, the requirement for slope easements will be determined at the time of the subsequent subdivision application. EC 9.6875 Private Street Design Standards The proposed private street ("Cupola Drive") is allowed in this instance, pursuant to EC 9.6815(2)(a). This standard requires private streets to be designed and constructed in accordance with applicable requirements contained in the adopted Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, which are more specifically identified in Section M. Private Streets and Alleys (on page 39 of Exhibit A of City Council Resolution No. 4608) in the ACSP. Per Section M of the adopted standards, private streets are required to comply with the standards for public streets with respect to intersection configuration, minimum centerline radius length, grade, sight distance, width, curb requirements, sidewalks and street alignments relative to natural resource sites and water-related features. Public Works staff confirms the proposed private street conceptually complies with applicable standards. Per the private street typical section on the applicant's site plans (Sheet C4 Private Roadway Plan & Profile) the private street will consist of 21-foot paving, with curbs on both sides of the street and a 3.5 foot wide sidewalk on the westerly side of the street in a 25 foot wide right- of-way (i.e., joint access easement). At the time of the subsequent subdivision review, the private street will need to be formally created by a separate document (i.e., Private Joint Use Access and Utility Easement and Maintenance Agreement (JAM), or similar document). The JAM will include a description defining the area of the private street and will also identify permitted improvements, construction expectations, rights of usage and maintenance responsibilities for the facilities in the private street, as well as responsibilities for the public sidewalk adjacent to the private street. The JAM will be recorded concurrent with and cross-referenced on the final plat. At the time of the subdivision review, provisions ensuring emergency access over the private street will also need to Capital Hill PUD (PDT 17-1) Page 6 of 22 be addressed. These may be included in the JAM or alternatively may be dedicated as a Public Emergency Access Easement on a standard City form. As an informational item, it is noted that the access connection to the private street will need to be constructed as a standard driveway apron. Also, the structural design and construction inspection for the private street shall remain the developer's responsibility. Certification by a licensed engineer that a structural design meeting the applicable public standards has been completed, will be required at the time of the site development permit for the private street. Based on these findings and future permit requirements, the proposed development complies with these standards. (5)(c) The provisions of the Traffic Impact Analysis Review of EC 9.8650 through 9.8680 where applicable. The anticipated traffic generated by the proposed development does not meet any of the thresholds established in EC 9.8650 through 9.8680. As outlined in the applicant's Traffic Safety and Street Connectivity Study, the anticipated peak hour trips of the proposed development will be 27 AM peak hour trips and 35 PM peak hour trips, which does not reach the threshold of 100 or more peak hour trips. There are no documented concerns to warrant further review under these standards, nor will the proposed residential development generate or receive vehicles of heavy weight in routine daily operations. As outlined in the applicant's Traffic Safety and Street Connectivity Study, there have been no reported crashes between January 1, 2010 and December 31, 2014, which is the most recent five-year period of available crash data from the Oregon Department of Transportation's Crash Analysis and Reporting Unit. Based on the available information, Public Works staff confirms that none of the applicable triggers for Traffic Impact Analysis (TIA) Review are met, and therefore no TIA is required pursuant to EC 9.8650-9.8680. (6) The PUD will not be a significant risk to public health and safety, including but not limited to soil erosion, slope failure, stormwater or flood hazard, or an impediment to emergency response. Soil Erosion Due to the size of the development, an erosion prevention permit will be required prior to any ground-disturbing activities. Slope Failure Per the Geotechnical Investigation, the site appears to be geotechnically suitable for the proposed development provided that the recommendations provided in the report are incorporated into the design and construction of the project. The Geotechnical Investigation also concludes that the proposed development will not adversely impact the propose site or adjacent properties. Public Works staff agrees with the analysis and conclusions in the report, but recommends the condition of approval below to ensure that the PUD will not create any significant risk of slope failure Capital Hill PUD (PDT 17-1) Page 7 of 22 according to this criterion. This condition of approval will ensure that the recommendations in the report are carried out as requirements of the development: A geotechnical analysis from a certified engineer, with specific recommendations for design and construction standards, shall be provided with any applications for Privately Engineered Public Improvement (PEPI) permits, as well as building permits and site development permits for the initial construction of infrastructure, and residences on individual lots. The development proposed with each permit shall adhere to the recommended standards for design and construction as contained in the related geotechnical analysis. The specific standards for Geological and Geotechnical Analysis at EC 9.6710 are discussed in further detail below. Public Works staff finds that those standards have been met with the applicant's report. Flood Hazard The development site is at the top of a hill, outside of any flood hazard areas, and does not create a flood hazard. Stormwater flood control requirements are further addressed below, under the related standards at EC 9.8320(10)(j). Other public health and other necessary infrastructure improvements have been previously addressed with respect to EC 9.8320(5)(a) and below, under (10)(b). With regard to emergency response, the Fire Department has provided referral comments separately. Based on the available information, staff concludes that the proposed development complies with this criterion. (7) Adequate public facilities and services are available to the site, or if public services and facilities are not presently available, the applicant demonstrates that the services and facilities will be available prior to need. Demonstration of future availability requires evidence of at least one of the following: (a) Prior written commitment of public funds by the appropriate public agencies. (b) Prior acceptance by the appropriate public agency of a written commitment by the applicant or other party to provide private services and facilities. (c) A written commitment by the applicant or other party to provide for offsetting all added public costs or early commitment of public funds made necessary by development, submitted on a form acceptable to the city manager. Public Works staff concurs with the applicant's statement that adequate public utilities and services are presently available to the site, also as indicated on the applicant's plans. Further findings at EC 9.8320(10)(b) and (j), regarding public improvements and stormwater respectively, are incorporated herein by reference as further evidence that these services are available to the site. The applicant has proposed a stormwater system to be constructed through the PEPI process, which will limit post development runoff to pre-development levels, consistent with the criteria set forth in EC 9.6791 through 9.6797. Those standards outline the requirements for flood control, water quality, and flow control and are further discussed below. Capital Hill PUD (PDT 17-1) Page 8 of 22 The provision of water and electric services and other utilities is subject to review by EWEB or other utility providers. (1) The UD complies with all of the following (An approved adjustment to a standard pursuant to the provision beginning at EC 9.6015 of this land use code constitutes compliance with the standard.): (10)(b) EC 9.6500 through C 9.6505 Public Improvement Standards EC 9.6500 Easements This section authorizes the City to require dedication of easements for public utilities and access under certain circumstances. This section also prohibits obstructions within public easements. With regard to the public storm drainage system, a 10-foot public utility easement (PUE) is proposed across Lots 1 and 2 which will accommodate public stormwater detention pipes and manholes. For the public wastewater system, public utility easements will be required as a condition of approval under EC 9.6505(2), below. Otherwise, the applicant does not propose, nor has Public Works staff identified, the need for additional public easements to address stormwater or wastewater needs for present or future development of the area. As an informational item, pursuant to EC 9.6500(3), if any public utility easements are shown on the final plat, the plat will need to note the following restriction: No building, structure, tree, or other obstruction shall be placed or located on or in a public utility easement. Based on these findings, the proposed subdivision will comply with EC 9.6500. EC 9.6505 Improvements - Specifications This section requires all public improvements to be designed and constructed in accordance with adopted plans and policies, the procedures specified in EC Chapter 7, and standards and specifications adopted pursuant to EC Chapter 7. Additionally, all developments are required to be served by and implement infrastructure improvements including water, sewage, streets, street trees, street lights, sidewalks, access ways, and stormwater drainage. The applicant proposes all public improvements to be privately engineered and constructed. To ensure compliance with EC 9.6505, an Engineering and Construction agreement is required for the private construction of public improvements, which must be submitted when the construction plans are submitted for review and approval. The configuration and size of the public improvements will be subject to approval by the City Engineer upon review of the design and supporting analysis prepared by the applicant's engineer. If the improvements are not permitted prior to plat approval, a bond for the construction of public improvements will be required prior to Capital Hill PUD (PDT 17-1) Page 9 of 22 final plat approval. These future requirements will be further addressed as part of the subsequent subdivision application process. As an informational item, these standards also require the developer to enter into an agreement establishing installation and maintenance responsibilities for street trees in accordance with the standards in EC 7.280. Based on the above findings and subsequent permit requirements, the development will comply with these standards, as discussed in more detail below. 1) Water Supply Water service for the proposed development must be provided in accordance with Eugene Water and Electric Board (EWEB) policies and procedures. Staff notes that EWER has provided separate referral comments about required water system upgrades that will be necessary for the proposed development, and prior to final subdivision approval the applicant will need to provide documentation from EWEB ensuring adequate water service. To ensure this standard is met, the following condition of approval is recommended: The applicant shall provide documentation that EWEB has received a financial guarantee, ensuring water will be provided to each lot in the plat. It is noted that EWEB currently accepts cash payment, bond or an irrevocable letter of credit as financial guarantees. The Fire Marshal has also provided referral comments related to the necessary water supply for the development, which are addressed separately. With the condition of approval above, the standard for water supply will be met. 2) Sewage EC 9.6506(2) requires all developments to be served by wastewater sewage systems of the City, in compliance with the provisions of EC Chapter 6. The applicant proposes to serve Lots 1-12 and 23-28 by extending a public mainline to the south in Capital Drive from an existing manhole (#9149) with service to Lots 5-12 and 27-28 being provided by individual private pressure services located in the private street, Cupola Drive. The applicant proposes to serve Lots 13-17, 20-22 and 29-34 by extending a public mainline to the north in Capital Drive (and a portion of Cupola Drive) from an existing manhole (#3706) with service to Lots 13-17 and 29-32 and 34 being provided by individual private pressure services located in the private street, Cupola Drive. The foregoing proposals are conceptually acceptable, with the exception that standard public utility easements are necessary for the construction of public wastewater mainlines on private property. As such, the following conditions are required for the proposed development to satisfy EC 9.6506(2): Capital Hill PUD (PDT 17-1) Page 10 of 22 Prior to final PUD approval, the applicant shall revise Sheet C1- Wastewater and Water Plan to include 14 foot public utility or public wastewater easements, centered on the public wastewater mainlines, for all wastewater mainlines proposed on private property. In the event that a public mainline is proposed for location within 7 feet from the edge of a public right-of-way, a public utility or wastewater easement shall be dedicated on the adjacent private property at the width necessary to ensure 14 feet of operational and maintenance access to the wastewater mainline (7 feet on each side), when combined with the public right-of-way within that 14 feet. It is in the public's interest to ensure that the City has access to that portion of the public wastewater system located on private property to prevent or address a backup or to conduct other wastewater system inspection, maintenance and repair needed to prevent damage to the public system and the private properties that it serves. There is a nexus between the requirement to dedicate a 14 foot wide public utility easement and the public interest at issue. Without a sufficient public utility easement, the City of Eugene could be considered to be trespassing on private property when accessing the public facility for inspection, maintenance or repair of the wastewater line. The 14 feet is the minimum necessary to allow for public maintenance vehicles to access the entirety of the proposed public wastewater line for inspection and maintenance purposes. This width also allows sufficient width for excavation equipment in the event that the line needs to be replaced altogether. This is the last opportunity that the City will have to require the dedication of the easement prior to the construction of the utility lines. The applicant's proposal to construct individual private pressure services within the Capital Drive public right-of-way for service to Lots 18-19 is specifically rejected; private service lines are not permitted in the public right-of-way. To ensure the development proposal meets the requirement of 9.6505(2), the following condition is necessary: Prior to final PUD approval, the applicant shall revise Sheet C1- Wastewater and Water Plan to include wastewater service for Lots 18 -19 that does not include private service lines within the public right-of-way. Private service lines may be relocated on private property, or public gravity service lines may be placed in the right of way. With these two conditions of approval, and the requirement below to ensure a more detailed review of the public wastewater system improvements as part of the Privately Engineered Public Improvement (PEPI) process, the standards for sewage at EC 9.6505(2) will be met. 3) Streets and Alleys EC 9.6505(3), (a) and (b) requires all streets in and adjacent to the development site to be paved to the width specified in EC 9.6870, and otherwise improved according to adopted standards and specifications pursuant to EC Chapter 7. The improvements are to include drainage, curbs and gutters, sidewalks, street trees and street lights adjacent to the development site according to the Capital Hill PUD (PDT 17-1) Page 11 of 22 adopted Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, as well as standards and specifications adopted pursuant to EC Chapter 7. As previously discussed at EC 9.6870, Capital Drive is a low volume local residential street. In addition to the proposed 21 foot paving width discussed at EC 9.6870, the applicant's proposed improvements to Capital Drive will include curbs & gutters, sidewalks and street lights. As with the public wastewater system improvements noted above, the proposed street designs will be more precisely reviewed for compliance with applicable standards during the subsequent PEPI permit process. To ensure compliance with these standards, the following condition is warranted: ® Public street and wastewater improvements are required to follow the Privately Engineered Public Improvement (PEPI) process per City Code and the Public Improvements Design Standard (PIDS) Manual. As shown on the Sheet L2.0 -Tentative : Site Plan, the improved portion of Capital Drive will end 150 feet north of the centerline intersection of Capital Drive/Cupola Drive (N). The City Engineer has agreed to accept an Irrevocable Petition over this segment of Capital Drive at the time of the subdivision, in lieu of the immediate paving of the street. Staff notes that the proposed development will also need to obtain a street tree permit in accordance with the provisions of EC Chapter 7, as part of the PEP[ permit process or otherwise prior to final plat approval. This will be further addressed as part of the subsequent subdivision application and related permitting processes. As noted earlier, the removal of any existing street trees will be authorized through the PEP[ process, along with payment of appraised values. 4) Sidewalks EC 9.6505(4) requires all sidewalks in the development to be located, designed and constructed according to the provisions of Chapter 9, the Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways, construction and design standards adopted pursuant to Chapter 7, and other adopted plans and policies. The applicant proposes a 4 foot wide sidewalk (including the curb) on the east side of Capital Drive, a local street. The sidewalk design standards for local streets are set out on pages 36-38 of the adopted Design Standards and Guidelines for Eugene Streets, Sidewalks, Bikeways and Accessways. In this case, consistent with the design standard at Section F.5, a curbside sidewalk on one side of the street is sufficient to meet the Design Standards because Capital Drive is an Access Lane with steep surrounding topography, and a curbside sidewalk will reduce excessive impacts to such topography. However, the proposal for a 4 foot wide sidewalk is specifically not accepted pursuant to the design standard at Section F.1 which states "Sidewalks are required along all new local streets and shall be a minimum of 5 feet wide." Table 2, Note A (on page 35 of the Design Standards and Guidelines) specifies that "for curbside sidewalks, the sidewalk dimension includes 5' paved walk and 6" curb (5'6" total); the 1' strip behind the walk is added to the planting strip dimension." For compliance with this standard, the following condition is warranted: Capital Hill PUD (PDT 17-1) Page 12 of 22 ® Prior to final PUD approval, the applicant shall revise the PUD plans to include 5 foot sidewalks along the east side of Capital Drive. It is in the public's interest to have sidewalks for pedestrians and people with mobility impairments to safely travel on a publicly dedicated surface in both directions between locations in their immediate neighborhoods and to more distant attractors, without being in direct competition for travel space with bicyclists and motorized vehicle drivers. There is a nexus between the requirement to construct an additional foot - for a 5 foot sidewalk - along the east side of Capital Drive and the public interest at issue. The 5-foot wide curbside sidewalk will allow for pedestrians and people with mobility impairments to safely travel on a publicly dedicated surface in both directions between locations in the Capital Hill neighborhood and to more distant attractors such as schools, stores, and parks. The construction of the curbside sidewalk adjacent to the proposed development will provide the public with a viable alternative to walking in the street and being forced to compete with larger and faster bicycles, cars and trucks. Due to topographical constraints, the applicant has not proposed sidewalks on the west side of Capital Drive, as is the current condition. With only having sidewalks on one side of Capital Drive, it is imperative that the sidewalk be constructed to the standard width. The requirement to construct a 5 foot wide curbside sidewalk along the entire frontage of the proposed development is roughly proportional to the impact that the proposed development will have on the City's transportation facilities. The proposed development will result in 32 new single- family residential lots and 2 new lots with the potential for multi-family use. These residential lots will be accessible from either Capital Drive, or a proposed private street, Cupola Drive, which takes access from Capital Drive. Currently, approximately 12 single-family properties have frontage on this block; the additional single-family parcel will increase the number of properties that access this block by approximately 167 percent. The construction of new residential dwelling will result in an increase of vehicular traffic onto this block by approximately 324 new vehicular trips per day (see Trip Generation Manual from the Institute of Transportation Engineers (ITE) for Single-Family Detached Housing) and will also result in additional pedestrian traffic on abutting sidewalks. Without the additional sidewalk width, pedestrians will have difficulty sharing a dedicated sidewalk, especially when sharing with those who may have a physical disability or visual impairment. This is the last opportunity that the City will have to require sidewalk construction prior to development of the parcels. 5) Bicycle Paths and Accessways No bicycle paths or public access ways are required per the previous findings at EC 9.6820 and EC 9.6835, which are incorporated by reference. (10)(c) EC 9.6706 Development in Flood Plains through EC 9.6.709 Special Flood Hazard Areas - Standards. Capital Hill PUD (PDT 17-1) Page 13 of 22 These standards do not apply because the subject property is not located within a special flood hazard area as mapped by the Federal Emergency Management Agency (FEMA) on Flood Insurance Rate Maps (FIRM) No. 41039C-1141-F and 410390-1143-F, dated June 2, 1999. (10)() C 9.6710 Geological and eotecnical Analysis. The geotechnical analysis requirements beginning at EC 9.6710 apply because, pursuant to EC 9.6710(2)(a-b), the proposed development is a PUD with slopes greater than 5% and includes construction of public street, storm drainage, and wastewater systems. Public Works staff confirms that the applicant's analysis, prepared by Ronald J. Derrick, P.E., G.E. of Branch Engineering, Inc., which is dated February 6, 2017, meets the Level One and Level Two Analysis requirements of EC 9.6710(4)(a) and (4)(b), which consists of a compilation of record geological data, site conditions, sub-surface investigation and testing and a report discussing site and soil characteristics in relation to the proposed development and other applicable standards. The report concludes that the site is geologically and geotechnically suitable for the proposed development. The report also includes a number of construction recommendations including the design and construction of the proposed residential building pads and foundations and public infrastructure improvements. Public Works staff concurs with this initial geotechnical assessment. Adherence to the report recommendations will be required during the subsequent PEPI permit, and building and site development processes, based on the condition of approval recommended previously under EC 9.8320(6). Based on these findings, and with the recommended condition of approval, this standard is met. (10)(f) EC 9.6735 Public Access Required. (1) Except as otherwise provided in this land use code, no building or structure shall be erected or altered except on a lot fronting or abutting on a public street or having access to a public street over a private street or easement of record approved in accordance with provisions contained in this land use code. The proposed development complies with public access requirements as each of the proposed lots have frontage on a public street, or have access to a public street via a private street or shared access easement. Requirements for the creation of the private street are addressed per the findings at EC 9.6875. Access to Lots 5-10 and 16-19 will be provided via 20 foot wide shared access easements. As noted previously, one of the future subdivision application requirements will include the review and approval of a joint access easement and maintenance agreement that will be recorded concurrent with the final plat. (2) Access from a public street to a development site shall be located in accordance with EC 7.420 Access Connections - Location. If a development will increase the development site's peak hour trip generation by less than 50% and will generate less than 20 additional peak hour trips, the development site's existing access connections are exempt from this standard. Capital Hill PUD (PDT 17-1) Page 14 of 22 The proposed development is subject to the applicable standards at EC 7.420 and will comply as addressed in the following findings. C 7.420 Access Connections - Location (1) Access Connections to all Street Classifications. Access connections to all street classifications shall be located in accordance with the following standards: (a) No access connection shall be located to encompass a municipal utility. An access connection may encompass a municipal utility if the applicant either: 1. Executes a public utility easement for the encompassed municipal utility; or 2. Agrees to accept financial responsibility for relocating and/ or adjusting the encompassed municipal utility. Compliance with this standard will be determined at the time of the building permit when precise access connection (i.e. individual driveway) locations have been determined. (b) Except when an existing lot or parcel frontage is located entirely within an area where the adjacent street grade is over fifteen percent (15%), no access connection shall be located in areas where the street grade is over fifteen percent (15%). If an existing lot or parcel frontage is located entirely within an area where the existing street grade is over fifteen percent (15%), one access connection may be permitted at the point of lowest grade percentage. The proposed development complies with this standard since the majority of the proposed grades are not over 15%. Staff notes that a very short section of the private street adjacent to Lot 31 exceeds 15%, however there is adequate frontage in which to locate an access connection consistent with this standard. (c) If a parcel has frontage on two or more streets of different street classifications, the access connection shall access the street with the lowest classification. This standard is not applicable as subject site does not have frontage on two or more streets with different classifications. (d) Access connections located within five feet of an existing alley connection may be merged with the alley pavement. The combined connection width shall not exceed 35 feet. A public access easement shall be recorded and submitted to the city upon issuance of a permit to construct the access connection. This standard is not applicable as the proposed development does not include, and is not adjacent, to an alley. Capital Hill PUD (PDT 17-1) Page 15 of 22 Access Connections to Arterial and Major Collector Streets. These standards are not applicable as the subject site is not located on an Arterial or Major Collector street. (3) Access Connections to Local and Neighborhood Collector Streets. In addition to the location standards set forth in EC 7.420(1), access connections to local and neighborhood collector streets shall be located in accordance with the following standards: (a) Lots and parcels at intersections shall have the access connection begin no less than 20 feet from the end of the radius of the curb, or 20 feet from the property corner if there is no curb. At the time of the building permit for Lot 3, 20, 21 and 26 the access connection will not be permitted to be located less than 20 feet from the end of the curb return. (b) A safety island of not less than 22 feet of full height curb shall in all cases be provided between access connections under one ownership. Compliance with this standard will be determined at the time of the building permit when precise access connection locations have been determined. Based on these findings and future permit requirements, the proposed development will comply with the applicable access connection standards. (10)(g) EC 9.6750 Special Setback Standards. No special setbacks are required for future right-of-way or public utility easements. As discussed previously at EC 9.6805 and EC 9.6870, Capital Drive complies with applicable right-of-way width requirements. (10)(h) EC 9.6775 Underground Utilities All on-site utilities will be placed underground according the applicant's written statement and site plans, consistent with EC 9.6775. (10)(i) EC 9.6780 Vision Clearance Area These standards apply to all proposed intersections. The applicant's plans show no apparent visual obstructions that would pose a hazard to the traveling public. These standards will be further enforced at the time of development. Capital Hill PUD (PDT 17-1) Page 16 of 22 (1)(j) C 9.6791 through EC 9.6797 regarding storm water flood control, quality, flow control for headwaters area, oil control, source control, easements, and operation and maintenance. EC 9.6791 Flood Control In order to protect lives and properties from flood and drainage hazards, stormwater runoff from development sites (as calculated utilizing the Rational Method and considering all developments having received tentative or final plan approval) shall be discharged into existing stormwater flood control facilities that have the capacity to handle the stormwater runoff; or, be retained or detained onsite; or, discharged into a new stormwater flood control facility constructed by the applicant. Proposed and required stormwater flood control facilities shall be designed and constructed in compliance with code requirements. The applicant calculated the stormwater runoff using software which utilizes the Santa Barbara Unit Hydrograph Method. This method is acceptable and is considered an equivalent hydrological analysis to the Rational Method. Per the applicant's Stormwater Management Plan and Drainage Study, dated March 3, 2017, and stamped by Nathan Patterson, P.E., the stormwater treatment and management plan for the development includes the widening of a public street, the construction of a private street, and underground treatment and detention tanks. This report has identified five (5) existing points of connection/discharge: (1) the eastern gutter line on Capital Drive, (2) Hendricks Park east of the development, (3) a shallow channel north of the site, (4) the western gutter line on Capital Drive, and (5) the adjacent neighboring properties to the west of Capital Drive. The applicant has broken the proposed stormwater management up into three initial components: (1) Capital Drive runoff, (2) private roadway runoff, and (3) individual lot runoff. The majority of Capital Drive currently sheet flows to the west where intermittent curb exists. In areas where curb does not exist, runoff drains to discharge point (5), which are the neighboring properties to the west of Capital Drive. Capital Drive The applicant has proposed to construct a flush curb on the west side of Capital Drive in the areas where a functioning curb currently does not exist. The proposal for a flush curb is consistent with existing drainage patterns. The applicant is proposing to reconstruct Capital Drive to City of Eugene local street standards, which includes constructing the road to a width of 21 feet. The road is being proposed to be constructed in a fashion that mimics existing drainage patterns and quantities, with any additional street width draining to the east gutter. There is a high point in Capital Drive at approximately the middle of the site. Runoff south of the high point on the east side of Capital Drive will be collected into catch basins and directed to a mechanical treatment device near the southern intersection with the private roadway. The runoff will then exit the underground system via a bubbler and continue down the curb line at a rate less than or equal to existing rates. Runoff north of the high point on the east side of Capital Drive will be collected into a proposed catch basin and underground detention tank system that will discharge into an existing drainage ditch north of the site. Runoff on the west side of Capital Drive will drain at rates and locations that match existing conditions - either the western gutter line or the adjacent neighboring properties to the west. Capital Hill PUD (PDT 17-1) Page 17 of 22 Private Roadway The applicant has proposed three (3) discharge locations for the runoff of the proposed private roadway. The first discharge point is for the southern portion of the private roadway, which will be collected by catch basins or a trench drain and will enter an underground detention tank. From here, the runoff will then be discharged into the eastern gutter line south of the intersection via a bubbler. The second discharge point for the private roadway is located at the bottom of the conservation area between Lots 13 and 14. Runoff for this drainage basin will be collected into various underground storage tanks that will reduce the peak discharge rate and releasing in into the eastern conservation area west of the Ribbon Trail, via level spreaders. The third discharge point is for runoff along the northern portion of the private roadway. This runoff will be collected into a series of underground storage tanks and discharged into an existing drainage ditch north of the proposed development site. Individual Lots For the lots bound by the new roadway improvements, upon treatment and flow control, drainage disposal will discharge onto the new roadways. For the lots draining away from the roadway to the east, disposal will be into level spreaders directed toward the existing park land to the east or north. These locations are consistent with existing drainage patterns. The proposed system has been designed so that discharge will occur at locations that mimic existing conditions and at rates that are less than or equal to existing rates. The results from infiltration testing confirms that the soils (Hydrologic Groups C and D) mapped at this site are not appropriate for on-site infiltration, which is why the applicant has proposed a series of underground mechanical forms of collection, detention, treatment, and discharge. Staff confirms that the proposed detention system demonstrates conceptual compliance with this standard and EC 9.6791(3)(b)(2), subject to a more detailed review for compliance with applicable standards during subsequent permit reviews. EC 9.6792 Stormwater Quality In order to reduce runoff pollution and mitigate the volume, duration, time of concentration and rate of Stormwater runoff from the development, the applicant must select, size, and locate stormwater quality facilities from the Stormwater Management Manual to treat the stormwater runoff from the proposed development. As noted previously, the application includes the widening of an existing public street as well as the construction of a private street. Capital Drive The applicant has stated that the additional road widening of Capital Drive is too small to justify the cost of water quality treatment, and therefore has proposed no treatment facilities for this portion of the project. This is inconsistent with Eugene Code, as stated in EC 9.6792(3)(b), which requires infiltration, filtration, or mechanical facilities to treat the runoff of a proposed public street. For compliance with this standard, the following condition is warranted: Capital Hill PUD (PDT 17-1) Page 18 of 22 ® The Final PUD plans shall be modified so that the stormwater runoff on the north and south ends of the additional Capital Drive road width will be treated through either filtration or mechanical treatment methods in compliance with the PIDS manual. Private Roadway The applicant has proposed to provide a filtration facility for the runoff of the east side of the private street through the use of a filter strip and level spreaders. The applicant has stated that the runoff on the north and south ends of the proposed private street will be too small to justify installing on-site treatment methods and proposes to pay a higher rate of SDC's for the impervious area created. This proposal is inconsistent with the requirements of EC 9.6792(3)(c), which requires either infiltration or filtration facilities to treat the runoff of a proposed private street. For compliance with this standard, the following condition is warranted: ® The Final PUD plans shall be modified so that the stormwater runoff on the north and south ends of the proposed private street will be treated through a filtration facility in compliance with the Stormwater Management Manual. Individual Lots The applicant has stated that individual lots will address flow control and water quality standards when applying for building permits on a case by case basis. The applicant also suggests that possible water quality mechanisms for the lots include: mechanical treatment, lined planters, rain gardens, sand filters, or swales. Staff concurs that the water quality standards for the individual lots will be addressed on a case by case basis at the time that each lot applies for a building permit. EC 9.6793 Stormwater Flow Control The site is located above elevation 500, triggering the need to meet flow control requirements. Tables 1 and 2 of the applicant's Stormwater Management Plan and Drainage Study outline the discharge locations and flow rates under existing conditions and proposed conditions, respectively. Capital Drive The applicant has proposed to use a number of underground storage facilities with orifices in order to meet the flow control requirements of EC 9.6793. These underground detention tanks will direct stormwater runoff to a location that mimics where runoff drains to under existing conditions. According to Tables 1 and 2 of the applicant's Stormwater Management Plan and Drainage Study, runoff from Capital Drive will discharge in three locations - Discharge Sites 1, 3, and 4. The applicant has demonstrated that the proposed stormwater system receiving runoff from Capital Drive will result in peak discharge rates that are less than (Discharge Sites 1 and 4) or equal to (Discharge Site 3) pre-development conditions. Staff concurs that this is consistent with the requirements set forth in EC 9.6793(3)(a). Site also notes that the facilities appear to be consistent with EC 9.6793(3)(c), which requires that facilities be sited and designed according to the flow control provisions and the facility design requirements set forth in the Stormwater Management Manual. Capital Hill PUD (PDT 17-1) Page 19 of 22 Private Roadway Similar to the system proposed for Capital Drive, the applicant has proposed to collect Stormwater runoff from the private street into a series of underground storage facilities with orifices in order to meet the flow control requirements of EC 9.6793. As shown in Tables 1 and 2 of the applicant's Stormwater Management Plan and Drainage Study, runoff contributed by the construction of the private street will be discharged at Discharge Sites 1, 2, and 3. For the northern and southern portions of the proposed private street, runoff will be collected into underground detention vaults with orifices that will reduce the peak discharge rate that are less than or equal to pre- development conditions. Water will then connect into the proposed public system where it will discharge at the locations identified in the Stormwater Management Plan and Drainage Study. Tables 1 and 2 show that the peak discharge rate at Discharge Site 1 will be less than that under existing conditions, and the peak discharge rate at Discharge Site 3 will be equal to that under existing conditions, consistent with EC 9.6793(3)(a). For the remaining portion of the private street, runoff will be directed into a series of underground storage tanks with orifices that will reduce the peak discharge rate. Runoff will then be released through level spreaders into a designated preservation area on the east side of the development site. Based on existing topography, the proposed system closely mimics existing runoff locations. The discharge location is identified as Discharge Site 2 in Tables 1 and 2 of the applicant's Stormwater Management Plan and Drainage Study. As shown in Table 2, the peak discharge rate being released out of each level spreader mimics that of the existing conditions. It is noted in the report that a 38-foot wide section was used to establish the existing basin and its peak discharge rate of 0.16 cfs. The proposed system includes two (2) 38-foot wide level spreaders, each being 38 feet long and each having a peak discharge rate of 0.16 cfs, which matches the existing condition. Staff concurs that this is consistent with the flow control standards outlined in EC 9.6793(3). Individual Lots The applicant has stated that individual lots will address flow control and water quality standards when applying for building permits on a case by case basis. Staff concurs that the flow control standards for the individual lots will be addressed on a case by case basis at the time that each lot applies for a building permit. EC 9.6794 Stormwater Oil Control does not apply because the proposed development will not result in any of the conditions listed under EC 9.6794(2) (a)-(d). EC 9.6795 Stormwater Source Controls does not apply because this application will not result in any of the site uses or characteristics listed under EC 9.6795(2) (a)-(h). EC 9.6796 Dedication of Stormwater Easements. The applicant has proposed to place a portion of the public storm line on the north end of Capital Drive within a 10 foot wide Public Utility Easement on the east side of the right-of-way. The proposed storm pipe is 24" in diameter and is designed to increase the storage capacity of the storm water system. Due to existing grades within the right of way, there will not be adequate cover over this proposed pipe. In order to achieve proper cover over the pipe, the applicant has proposed to direct the pipe alignment outside of the right-of-way to the east, where there will be adequate cover over the detention pipe. Capital Hill PUD (PDT 17-1) Page 20 of 22 EC 9.6797 Stormwater Operations and Maintenance. As required by EC 9.6797(3)(d), applications proposing City operation and maintenance of all or part of the stormwater facility must include an Operations and Maintenance Agreement in accordance with the facility agreements adopted as part of the Stormwater Management Manual. An agreement for the public stormwater treatment manhole will be required as part of the PEPI permit process and prior to final subdivision approval. As depicted on Sheet C2 - Stormwater Plan, the proposed storm drainage system will include a variety of public and private systems. Conditions related to Maintenance of the individual systems will be imposed at the time of the individual tentative subdivision reviews. Based on the above findings, conditions and future permit requirements, the proposed development will comply with these stormwater standards. (14) If the tentative PUD application proposes a land division, nothing in the approval of the tentative application exempts future land divisions from compliance with state or local surveying requirements. The applicant proposes to divide the subject property into 34 lots, which will require a subsequent subdivision application process to ensure consistency with state and local survey requirements. Public Works staff recommends the following conditions of approval: • The final PUD plans shall note that street tree removals must meet the permit and replacement value requirements of EC 6.305. • A geotechnical analysis from a certified engineer, with specific recommendations for design and construction standards, shall be provided with any applications for Privately Engineered Public Improvement (PEPI) permits, as well as building permits and site development permits for the initial construction of infrastructure, and residences on individual lots. The development proposed with each permit shall adhere to the recommended standards for design and construction as contained in the related geotechnical analysis. The applicant shall provide documentation that EWEB has received a financial guarantee, ensuring water will be provided to each lot in the plat. It is noted that EWEB currently accepts cash payment, bond or an irrevocable letter of credit as financial guarantees. Prior to final PUD approval, the applicant shall revise Sheet C1 - Wastewater and Water Plan to include 14 foot public utility or public wastewater easements centered on the proposed public wastewater mainlines. In the event that the public mainlines are located within less than 7 feet of the edge of the right-of-way, the public mainlines additional shall be relocated or public utility easements shall be provided adjacent to the right-of-way to make up the difference. Capital Hill PUD (PDT 17-1) Page 21 of 22 ® Prior to final PUD approval, the applicant shall revise Sheet C1 - Wastewater and Water Plan to include a wastewater proposal for Lots 18 -19 that does not include private service lines within the public right-of-way. Public street and wastewater improvements are required to follow the Privately Engineered Public Improvement (PEPI) process per City Code and the Public Improvements Design Standard (PIDS) Manual. ® The applicant shall revise the PUD plans to include 5 foot sidewalks along the east side of Capital Drive. ® The Final PUD plans shall be modified so that the stormwater runoff on the north and south ends of the additional Capital Drive road width will be treated through either filtration or mechanical treatment methods in compliance with the PIDS manual. ® The Final PUD plans shall be modified so that the stormwater runoff on the north and south ends of the proposed private street will be treated through a filtration facility in compliance with the Stormwater Management Manual. Capital Hill PUD (PDT 17-1) Page 22 of 22