Loading...
HomeMy WebLinkAboutExh.42_HEX_Staff_PowerPoint_Canopy_PUD_200109Canopy Planned Urban Development and Preliminary Plat 4196 Lincoln Ave NE, 4130 Lincoln Ave NE, 2020 NE 40th St File LUA 19-000223, PUD, PP Public Hearing Matt Herrera, Senior Planner September 1, 2020 Project Proposal •Fifty-five (55) single- family residential lots. •Eight (8) tracts for open space, native growth protection, and stormwater. •One (1) new public street and three (3) private alleys. •Planned Urban Development (PUD) application with modification requests to development regulations. Project Location •4196 Lincoln Ave NE (5 total parcels) •Northeast Renton •East of Exit 7 •Adjacent to City of Newcastle •Kennydale Community Planning Area Property Characteristics •Approximately 10-acre subject property. •Two (2) single-family homes and outbuildings on SE portion of property and remaining area is vacant. •Topography falls approximately 145-feet from east to west. •Trees and underbrush cover most of site. •Street frontage along Lincoln Ave NE and NE 40th St. Zoning and Land Use Designations •Residential-8 (R-8) zoning district. •Residential Medium Density (RMD) Comprehensive Plan Designation. •City of Newcastle parcels east of site zoned R-4 and currently vacant. •Single-family residential north and south of site. •Multi-family, religious institution, warehouse, mini- storage, and critical areas in western Commercial Arterial (CA) zoned block. Site Critical Areas •COR Mapped wetland on northern portion of property. •Sensitive and localized Protected Slopes with High Erosion and Landslide Hazard Areas. Preliminary Plat •Cluster style subdivision with 55 small lots. •Access provided from Lincoln Ave NE and NE 40th St. via new internal public street. •Three private alleys serving all vehicles except Lots 30-40 •Open space tracts provide active and passive recreation. •One wetland fill w/ mitigation and two wetland and one stream buffer encroachment w/ mitigation. Proposed PUD Modifications •Lot Dimensions (size, width, length) •Setbacks (front and rear) •Dwelling height •Retaining wall height •Building and impervious coverage Northwest Streetscape South Streetscape Northeast Streetscape Tree Retention •377 total trees •234 Significant Trees •30% retention would result in 70 Significant Trees to be retained. •Applicant has requested to retain 8% or 19 significant trees. •Staff supports the reduced retention w/replacement per recommend conditions that large size maturing trees are planted. Landscaping •Large sized maturing trees in open spaces. •Medium and large sized maturing trees in planter strips. •Small sized maturing trees in street frontage landscaping. •Replacement trees that cannot be planted due to spacing to be replaced via fee-in- lieu. Retaining Walls •Request for wall heights up to 10- feet. •Visibility is limited off-site. •Secondary review by City contracted geotechnical engineer. •Staff supports the increased heights with further review of redi- rock wall veneers. Critical Areas •Geologically Hazardous Areas •Protected Slopes •Sensitive Slopes •High Erosion Hazard •High Landslide Hazard •Four (4) Category IV Wetlands •One (1) Non-fish perennial (Np) Stream Proposed Wetland Mitigation •Wetland A would be filled to accommodate the stormwater vault. •Proposed compensatory mitigation would provide enhancement at 3:1 ratio for Wetlands B and D. •Wetland B buffer averaged with minimum width of 37.5-feet. Reduction of 1,032sf and addition of 1,092sf. Buffer reduction of 240sf on western side to accommodate ROW improvements w/ 700sf of enhancement buffer area between Wetland B and the encroachment. •Wetland C –No impacts •Wetland D buffer averaged w/ reduction of 2,095sf and minimum buffer width of 37.5-feet. A buffer addition area of 2,305sf would be provided. Proposed Stream Buffer Mitigation •Stream buffer averaged to accommodate Lots 48 and 49 and the grading needed to construct Road A. •Buffer reduction would total 2,635sf resulting in a minimum buffer width of 52-feet with a buffer addition area of 2,695sf east of the reduction area. •Buffer enhancement of 6,788sf. Geologically Hazardous Areas and Protected Slope Variance •City contracted geotechnical engineer provided secondary review and recommendations. •No special buffers or setbacks were recommended by the applicant’s geotechnical engineer or the City’s contracted secondary reviewer. •Slope stability analysis concluded no risk of deep-seated failure and site could be developed as proposed. •Five (5) SEPA mitigation measures related to geotechnical aspects of the project. •Protected slope setback variance requested to accommodate Lots 30-35 and section of retaining wall to support the northern portion of Alley 3. •Staff supports variance as encroachments are minimal, do not adversely impact other areas, and has been reviewed by two (2) geotechnical engineers. Offsite Critical Areas Benefit Parcel •Applicant proposed to purchase offsite parcel located 0.7 miles north of the site at SE 73rd St and Lake Washington Blvd. •Site contains three (3) wetlands, two (2) streams, and significant tree canopy. •Applicant would enhance degraded areas of buffers and plant additional trees. •Property would remain protected and undeveloped in perpetuity. •Long term ownership and maintenance responsibility by HOA unless City assumes ownership. Public Facilities Benefits •Extend the onsite pedestrian trail system ROW connecting to existing east/west pedestrian trail that connects to Lincoln Ave NE and SE 80th St in Newcastle. •Extend street frontage improvements along NE 40th St west of the subject property frontage to the intersection of Lincoln Ave NE. Open Space •All lots provide minimum private open space square footage. •Common open space totals 46,137sf. (43,821sf required) •Concentrated open space in Tract F 5,745sf. (2,750sf required) Stormwater •Two subsurface detention vaults in Tract H (Storm Vault 1) and Tract A (Storm Vault 2) on the northwestern portion of the property abutting Lincoln Ave NE provide flow control. •Storm Vault 2 would also provide basic water quality for pollution generating impervious surfaces. Transportation (new streets and frontage) •Road A -residential access 53ft ROW •two 10-foot wide travel lanes, •one 6-foot wide parking lane with pedestrian bulb-outs near intersections •two ½ foot wide curbs with gutters •two 8-foot wide planter strips •two 5-foot wide sidewalks •Alley 2 provides emergency access for Lots 41- 47 so it will provide 20-feet of paved width with a hammerhead turnaround. •Frontage improvements along NE 40th St include 0.5-foot curb, 8-foot wide planter strip, and 5-foot wide sidewalk. •Frontage improvements along Lincoln Ave NE include 0.5-foot curb, 8-foot wide planter strip with street trees, and 8-foot wide sidewalk. Transportation (new trips and offsite impacts) •591 net new weekday daily trips. •44 net new trips during the weekday AM peak hour (11 in and 33 out) •56 net new trips occurring during the weekday PM peak hour (36 in and 20 out). •Level of Service (LOS) grade in 2021 with and without the project would remain the same at the two (2) offsite study intersections located at I-405 southbound and northbound ramps. Sewer and Water •Sewer service is provided by Coal Creek Water and Sewer District. •8-inch PVC mains within Road A, Alley 2, Alley 3, and the vault access road. •Western portion of the subject property is within the City’s water service area and the eastern portion of the property is located in the Coal Creek Water and Sewer District. •12-inch water main extension in Lincoln Ave NE connecting into the required 10-inch water main extension servicing the west side of the development. Environmental Review •Determination on Non- Significance-Mitigated issued July 13, 2020. •Mitigation measures related to: •Dry season clearing/grading •Geotechnical engineer review/observation •Offsite benefit parcel mitigation •Offsite transportation improvements •New tree survival Staff Recommendation Staff recommends approval of the Canopy Planned Urban Development and Preliminary Plat application subject to the staff report’s 31 conditions of approval that include the adoption of the SEPA Mitigation Measures.