HomeMy WebLinkAboutOpen Record 1st Period (6-13-19 to 6-18-19)Enlarge
The Eugene Planning Commission is only accepting written testimonies
regarding the technical matters of Capital Hill PUD until 5 pm Tuesday, June
18. Send written comments to NGioello@eugene-or-gov. or hand deliver to the
cityÓs Planning Division, located at 99 W. 10th Avenue.
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Proposed Capital Hill PUD - Landslide Hazard Map
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Hendricks Park
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HIGH
Area above
900 ft. elevation
Landslide
Hazard
Area of
Proposed
Development
Ribbon
Trail ROW
Main access to proposed PUD
feet
0
1,000
29th Ave
meters
0
300
Red areas have HIGH landslide hazard.
N
Data from DOGAMI Map IMS-60 (2018).
Reference: Calhoun, N.C., Burns, W.J., Franczyk, J.J., and Monteverde, G., 2018, Landslide hazard and risk study of
Eugene-Springfield and Lane County, Oregon: Oregon Department of Geology and Mineral Industries Interpretive Map
IMS-60, 42 p., appendices, 3 pl., scale 1:34,000, GIS data.
Proposed Capital Hill PUD - Landslide Hazard Map:
Oblique view, produced in Google Earth
Contiguous area in each lot that is
Area of
not in high landslide hazard area:
Proposed
Lots 8, 18, 19: 0 (zero) sqare feet
Lot 9: ~ 500 sq. feet
Development
Lot 10: 1,600 sq. feet
Lot 11: 1,000 sq. feet
1
2
Lot 12: 600 sq. feet
5
4
3
6
Lot 13: 2,100 sq. feet
7
8
Lot 14: 2,000 sq. feet
26
9
2
25
7
24
Lot 15: 1,000 sq. feet
23
2
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1
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22
2
Lot 16: 700 sq. feet
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1
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2
Lot 17: 2,200 sq. feet
1
3
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and 5 ft. setbacks for interior yards)
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Red areas indicate HIGH landslide hazard, yellow areas indicate moderate hazard.
Data from DOGAMI Map IMS-60 (Calhoun et al., 2018).
References
Calhoun, N.C., Burns, W.J., Franczyk, J.J., and Monteverde, G., 2018, Landslide hazard and risk study of
Eugene- Springfield and Lane County, Oregon: Oregon Department of Geology and Mineral Industries
Interpretive Map IMS-60, 42 p., appendices, 3 pl., scale 1:34,000, GIS data.
Tentative Planned Unit Development, Application “Capital Hill (PDT 17-1)”. Submitted by Tom and Cynthia
Dryer, Representated by: Carol Schirmer - Schirmer Satre Group.
Oblique Perspective View of Proposed Capital Hill Development
(mapping by G. Schlieder and R. Dorsey)
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“2019.5.14 Applicant Geotech
Test Pit # 12 (near top of mapped landslide)
Evidence for Capital Hill Remand”
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Topsoil:
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Depth (feet)
Colluvium:
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Slide Debris:
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Slide debris is clear evidence of past landslide movement.
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June 18, 2019
Testimony during First Open Record Period for LUBA Remand of Capital Hill PUD (PDT 17-001)
I will begin by stating that I have read the June 17, 2019 Technical Review prepared by Mr. Gunnar
Schlieder, Ph.D., CEG of GeoScience, Inc. and I concur with all of his comments and conclusions.
That report was submitted for the record this afternoon. I have also read the June 17, 2019 testimony
submitted yesterday by Rebecca J. Dorsey, Ph.D. Department of Earth Sciences, University of
Oregon and also concur with her comments and conclusions.
EC 9.8320 (6) states as follows:
soil erosion, slope failure, storm water or flood hazard, or an impediment to emergency
The Planning Division, which does not have professional expertise in geotechnical engineering, has
the Eugene Planning Commission seems to have considered this just a technical matter not worthy of
additional research and just a simple choice between two professionals with opposing viewpoints.
This is a very narrow and overly simplistic position given the known geological hazards of the site in
question. At what point does the City step up and conduct research that is more than what appears to
be the results of a coin toss? And a not-so-neutral coin toss at that see comments in the Letter to
the Editor below.
Note: The Neighborhood Response Committee is aware that, in another pending case before the
facilitate the decision making process. Why is the rare
We know that at least one-third of the site, the entire east slope above the Ribbon Trail and Laurel
Hill Valley, is too steep for construction, according to city code. In addition, a large portion of this
slope is mapped by the state as a high landslide hazard zone. Given this basic data, hopefully, this
time around the Planning Commission will weigh more than one professional opinion in making
their decision. Cogent additional testimony and argument has been provided by GeoScience, Inc., a
well-known and highly regarded local expert in geological issues and by Rebecca Dorsey, Ph.D.
Department of Earth Sciences. Planning Commission Please take time to carefully, thoroughly and
impartially consider this new testimony.
High landslide hazard zones are mapped by the Oregon Department of Geology and Mineral
Industries (DOGAMI). In their 2018 landslide and risk study, DOGAMI listed the steep eastern
slope of the development, toward the Laurel Hill Valley neighborhood, as one of the most hazardous
landslide sites in the entire Eugene/Springfield area. The proposed development for roads,
infrastructure, and housing would increase stormwater runoff and negatively impact erosion, soil
stability, and landslide risk.
Further, we know that residential properties at the bottom of the slope on the east side of the site (on
Floral Hill Road) already display characteristics of structures built on land that is unstable. During a
heavy rain or snowmelt season, the bottom of the easement in
8,600 gallons per hour
Tract A will spew forth as much as on a steep slope above existing homes.
This can only make a bad situation worse. The spreaders will destabilizethe land and existing home
sites below, jeopardizing public health and safety. Since when does the pursuit of further personal
wealth trump public safety?
If this dense development is approved as proposed, it would set an alarming precedent for other
potential developments along the ridgeline. As a result of city approvals so far, there will be lasting
impacts on the urban forest, local traffic safety, and emergency response capabilities.
Large trees to be cut (nearly 400 trees with a diameter greater than eight inches, including almost all
of the 27 trees greater than four feet in diameter) will exacerbate an already tenuous landslide
situation on the site and on nearby properties as critical root zones are destroyed. This is in direct
opposition to EC 9.8320 (6).
The Planning Commission must increase (not override) protection for such sensitive urban areas and
for the residents who live in the surrounding neighborhoods.
Comments on this Procedure:
The Eugene Planning Commission did not schedule a public hearing for live testimony on these
public safety issues. The Commission decided to only accept written testimony on this highly
complex issue, which effectively tamps down the voices of neighborhood concern. Not surprisingly,
the format prescribed by the Planning Commission of no public testimony is exactly what was
The City needs to determine and then abide by pre-determined written procedures for handling
remands from higher government authorities. Right now there are none. The City has complete
will consider. This is not logical, unl
In the case of PDT 17-001, the City has utilized this advantage to deflect additional neighborhood
We get it you are
weary of those who continue with a dogged determination to oppose this project. As Carole
Schirmer stated in an email in the record, we are
et the
picture. However,
Procedures for the handling of remands need to be established (with heavy input from the public)
and entered into the code immediately.
A Final Comment:
EC 9.6710 (3) Exemptions from Geological and Geotechnical Analysis Requirements
states:
A residential building permitsubject to previous reports and
(d) for a lot or parcel that was
assessments.
(Emphasis added.)
contradict this section of the code?
Condition of Approval #10A geotechnical analysis from a certified engineer, with specific
recommendations for design and construction standards, shall be provided with any application for
and
residences on individual lots
. (Emphasis added.)
Condition #10 continues:
design and construction as contained in the preliminary geotechnical analysis approved for the
as well as any additional geotechnical analyses required for individual
tentative PUD,
(Emphasis added.)
In Condition of Approval #10, the Planning Commission has effectively postponed the decision of
soil stability for each residence to the point at which the individual lot owner applies for a building
permit. However, EC 9.6710 (3) (d) seems to indicate that additional geotechnical investigation is
exempt from the very guidelines contained in EC 9.6710 that dictate the quality of the geotech work
to be performed. Because the Planning Commission failed to address this conundrum, they may
have inadvertently gutted the extra level of soils research they were seeking to require.
*********************************************************************************
The following is submitted as additional testimony regarding perhaps why the results of Planning
Commission adjudication is so often in favor of the applicant. This is a letter submitted in the last
week to both the editor of the Register Guard and Eugene Weekly.
Eugene Planning Commission Violates State Statutes & City Code
Current membership at the Eugene Planning Commission (EPC) violates State statutes and City
code. EPC -profit construction interests. As a result, EPC often
defers to developers, ignores potential lasting negative community impacts and treats valid
neighborhood concerns with disdain. To prevent this type of bias, codes mandate an easily
attainable threshold.
s all contain this
prohibition:
occupation, business, trade,
EPC is blatantly out of compliance. Five of seven commissioners have building community ties.
Three commissioners (including the Chair) are architects or have an architectural background and
senior positions in architectural firms. Another commissioner is retired but has an architecture
degree. The Vice Chair-development opinions. She
maintains strong ties to housing advocacy groups populated by construction businesses.
ership, how can citizens trust them to impartially address thorny,
controversial neighborhood development issues? This ongoing impropriety could be at the core of
many questionable unbridled EPC decisions.
a new hen house.
The City Council must immediately level the playing field at the Eugene Planning Commission.
The above is submitted by Susan Hoffman of Eugene Oregon as additional testimony during the
First Open-Record Period for the LUBA Remand of Capital Hill PUD PDT 17-001.
Sean T. Malone
Attorney at Law
259 E. Fifth Ave., Tel. (303) 859-0403
Suite 200-C Fax (650) 471-7366
Eugene, OR 97401 seanmalone8@hotmail.com
June 18, 2018
Via Email
Eugene Planning Commission
c/o Eugene Planning and Development
th
99 W. 10 Ave
Eugene, OR 97401
nick.r.gioello@ci.eugene.or.us
NGioello@eugene-or.gov
Re: FNA/LHVC Remand Testimony the Capitol Hill Tentative PUD Plan
Application, PDT 17-001, Map 18030431
Please accept this remand (LUBA No. 2018-080) testimony on behalf of the Fairmount
Neighborhood Association, Laurel hill Valley Citizens and the Joint Response Committee of the
Fairmount Neighborhood Association and Laurel Hill Valley Citizens for the Capitol Hill
Tentative PUD plan application.
LUBA remanded the challenged decision under EC 9.8320(6) and EC 9.9630. In short,
LUBA understood the applicants geotechnical review to be insufficient because the review
disproportionately considered only the most gently-sloping area and the Countys findings failed
to respond to the unrebutted testimony of Dr. Gunnar Schlieder of GeoScience, Inc. Again,
however, the applicant largely ignores the steep areas of concern to the point where the
submitted information does not allow the decision-maker to sufficiently determine the
presence/absence of existing slope movement sin the eastern portion of the subject property.
After initially failing to identify any landslides, the applicants consultant identified three
landslides, alleging that they are historic. GeoScience, however, demonstrates unequivocally
that the landslides are not just historic but also active. GeoScience identifies a deformed,
roughly 50-year-old barn, where the structure is being pulled downslope, consistent with an
active landslide. GeoScience went even further with their survey of homes, finding that within
the area mapped by GeoScienceas a slope movement deposit. Several homes are experiencing
severe moisture and flooding and movement.
The draft findings allege that the City of Eugene Standards for Geologic and
Geotechnical Analysis Administrative Rule R-9.6710 is a better gauge of a geotechnical reports
thoroughness and accurancy than mere percentage coverage of the site. This allegation from
1
the applicants proposed findings is rather startling because LUBA faulted the applicant for not
adequately addressing the site. Specifically, the applicant had only addressed 20% of the site
1
(andthe applicant has done little more in furtherance of an adequate review on remand).
Clearly, the thoroughness of the report is product of the coverage of the site. This is because the
applicant previously avoided the steepest areas and those areas that contained landslides. As
noted by GeoScience, \[a\]lthough the number of test pits may satisfy the minimum requirement
for the area of the PUD, the placement precludes compliance with the purpose of EC 9.6710,
which is intended to ensure that public and private facilities in developments in areas of known
or potential unstable soil conditions are located, designed, and constructed in a manner that
provides for public health, safety, and welfare. EC 9.6710. Indeed, GeoScience notes that:
even after the latest round of test pits, the portions of the PUD property with the highest
potential for unstable soil conditions (the steep slopes on the east side of the property)
have been mostly left out of the assessment. Where the assessment encountered evidence
of actual slope movements (TP-21), no further test pits were installed that would allow a
definition of the problem in terms of lateral extent and configuration or the mechanism of
movement. Without such a definition of the problem, it is impossible to determine what
effect the proposed development will have on stability of the existing slide.
The applicants geotechnical assessment has not improved itself in any meaningful way because
it still avoids the areas of actual slope movement.
Next, and even more surprising, is that the geotechnical assessment fails to provide a site-
specific geotechnical design of any of the facilities for the PUD. This means that the applicant
2
has not overlaid any of the proposed structures within the most concerning areas. These failures
mean that the applicant has not carried its burden to establish that \[t\]he 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, . EC 9.8320(6). Even more concerning is that the applicant is
proposing to do away from the requirement for further geologic review, as was required under
Condition of Approval 10, without having any site-specific review of the development in relation
to geologic concerns. The City is approaching very dangerous territory by approving
development without knowing where the development will actually occur, especially when it is
conceded that landslides exist in these particular areas.
While the applicants geotechnical report fails in its scope, it does confirm the accuracy
of GeoSciences prior work, which shows that large portions of the eastern half of the PUD
have been subject to slope movement. TP-12, the only test pit installed in an area GeoScience
identifies as a slope movement head scarp\[,\] proved GeoSciences mapping correct. The
applicants geotechnical consultant also now concedes despite prior denials that topographic
1
According to GeoScience, the applicant has gone from addressing 20% of the development site
to now somewhere between a quarter to a third of the PUD property\[.\] If addressing 20% of
the development site was insufficient, then there is little to establish that slightly more would be
adequate, especially when the new test pits avoid the areas of geologic concern.
2
The failure to establish site-specific development over the geotechnical design means that, as a
matter of law, is not a Level 3 Investigation.
2
(geomorphic) features consistent with the presence of landslide terrain are located in the
southeastern portion of the property, where GeoScience mapped the largest of the slope
movements affecting the PUD property directly. Despite that admission, the applicant did not
excavate any test pits in that area.
GeoScience also explains that the applicants attempts to reduce the risk from the existing
landslide by preventing water from being released onto the areas of concern for landslide
activity, that same water is being discharged directly above the existing Ribbon Trial and
existing houses and Floral Hill drive in an area shown by GeoScience as being at the center of a
large slope movement. Even more problematic is that the location of the level spreaders with a
slope of almost 50%, water is proposed to be discharged at a rate of 144 gallons per minute.
GeoScience points out that there is no evidence to establish that the soil conditions in this area to
absorb or otherwise convey the water, and it is all the more troubling because the applicant
acknowledges that it must \[c\]ontrol the input of water onto slopes within the moderate and deep
landslide susceptibility zones and on existing deep landslides. The applicant is proposing to do
exactly what the applicant advises against. GeoScience estimates that roughly 99.43% of the
water delivered via the level spreaders will bubble out of the level spreaders and run downhill
across the Ribbon Trial and towards the homes below. This falls dangerously short of ensuring
that \[t\]he 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, EC 9.8320(6), and it is clearly not an
adequate review of on- and off-site impacts.
Moreover, EC 9.9630(3)(c) is specific about who should be performing the adequate
review of both on-site and off-site impact of any development, and that is a qualified
engineering geologist. Based on the applicants submissions, the review was performed by a
Geotechnical Engineer and a Professional Engineer. A Certified Engineering Geologist, Gary
Sandstrom, performed the on-site review but Mr. Sandstrom did not perform the off-site review.
As such, the applicant has failed to satisfy the plain text of the EC 9.9630(3)(c).
As it relates to Condition of Approval 10, the proposed findings are wholly inadequate.
The applicant alleges in the proposed findings that \[t\]he evidence in the record establishes that
with properly designed and constructed foundation, roadways and public facilities, impacts to
on-site geography will be minimal and not adverse to public health and safety, and there will be
no off-site impacts due to slope failure, soil erosion or stormwater. The problem here is that
there has been no actual site-specific demonstration that the foundations, roadways, and public
facilities will not be adverse to the public health and safety. That is the entire reason the
Planning Commission deferred the issue. To now abandon that subsequent stage of site-specific
review is dangerous, to the say the least, especially in light of GeoSciences review. To ensure
the public safety of those living around and below the proposed PUD, it is imperative that the
condition of approval not be amended and that site-specific analysis occur at the time of any
future development. Neighbors and the public should be able to review that analysis in a manner
providing the same process (right to notice, right to comment, right to a hearing, and right to
appeal) as was initially provided in this application. To do otherwise significantly jeopardizes
the safety of the neighbors to the proposed development. Regardless, it appears as though the
newly modified Condition (as set forth in the proposed findings) still requires the City to provide
notice, opportunity for comment, and a hearing because the Condition defers discretionary
3
findings and decision-making, including any additional geotechnical analysis required for
individual permits. It would be folly for the Planning Commission to again try to avoid
ensuring the public safety of its citizens.
Finally, I respectfully request that Commissioner Tiffany Edwards recuse herself from
her role as decision-maker because of prior statements made in favor of the development and
against the opponents of the development, as represented in an email string entitled Capital Hill
Testimony). In that email exchange, where Bree Nicolello Schirmer Satre Group and former
planning commission member was preparing testimony for Tiffany Edwards to submit on behalf
of the Eugene Chamber of Commerce. See Exhibit A (Tiffany Edwards stating: I think its
important for the City to know the types of very specific barriers developers are facing. If
nobody can build either because of red tape or lawsuits or NIMBYs stopping development,
funds from any CET have nowhere to go. Im hearing that projects keep getting scrapped
because either they dont pencil financially, or theyre not worth all the legal expense to fight the
NIMBY opposition.).
Parties to land use hearings and decisions are entitled to a tribunal which is impartial in
the matter. Fasano v. Washington County, 264 Or 574, 577, 507 P2d 23 (1973), and Fasano
was intended to insulate decisions from private economic interests. Eastgate Theater v. Bd. Of
County Comm, 37 Or App 754, 588 P2d 640 (1978). Here, Commissioner Edwards has
prejudged this matter by making explicit statements about this PUD application. This is not
simply a matter of appearance of bias but also actual bias against the NIMBY opponents
and prejudgment in favor of this particular application. See Columbia Riverkeeper v. Clatsop
County, 267 Or App 578, 341 P3d 790 (2014). Under ORS 197.835(12) and ORS 227.180(3),
Commissioner Edwards must (a) \[p\]lace\[\] on the record the substance of any written or oral ex
parte communications concerning the decision or action; and (b) \[h\]as a public announcement of
the content of the communication and of the parties right to rebut the substance the
communication made at the first hearing following the communication where action will be
considered or take on the subject to which the communication related. (emphasis added). In
short, opponents are entitled to cross-examine Commissioner Edwards about the issues of
prejudgment and bias raised by Commissioner Edwards email.
For the above reasons, the application on remand must be denied because the applicant
has not satisfied.
Sincerely,
Sean T. Malone
Cc:
4
Clients
5
Exhibit A
Exhibit A
Exhibit A
Exhibit A
Exhibit A
Exhibit A
Exhibit A
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