HomeMy WebLinkAboutSR_ERC_Canopy_PUD-Plat_LUA19000223DEPARTMENT OF COMMUNITY
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SR_ERC_Canopy_PUD-Plat_LUA19000223
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: July 13, 2020
Project File Number: PR19000397
Project Name: Canopy PUD and Preliminary Plat
Land Use File Number: LUA19-000223, PUD, PP, VA-H, CAE
Project Manager: Matt Herrera, Senior Planner
Owner: Benjamin Paulus, Blue Fern, 11232 120th Ave NE, Suite 204, Kirkland, WA 98033
Applicant/Contact: Jordan Salisbury, Blue Fern, 11232 120th Ave NE, Suite 204, Kirkland, WA 98033
Project Location: 4196 Lincoln Ave NE, 4130 Lincoln Ave NE, 2020 NE 40th St (APNs 3345700020,
3345700017, 3345700015, 3345700018, 3345700016)
Project Summary: The applicant is requesting Preliminary Plat, Preliminary Planned Urban
Development, Critical Areas Variance, and Critical Areas Exemption to subdivide
five (5) existing lots into 55 single-family residential lots and 8 tracts. Access to
the site would be via a new residential access street with ingress/egress at
Lincoln Ave NE and NE 40th St. The applicant has requested alterations to a
wetland abutting Lincoln Ave NE and wetland buffer reductions on the north
portion of the subject property. A critical areas variance has been requested to
encroach into a protected slope on the southern portion of the subject property
near NE 40th St. A critical area exemption has been requested for pedestrian
improvements within stream and wetland areas.
Site Area: 10.1 acres
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 2 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The subject property consists of five parcels (APNs 334570-0015, 334570-0016, 334570-0017, 334570-0018, 334570-
0020 ) (Exhibit 2) located east of Lincoln Ave NE and north of NE 40th St in the Kennydale Community Planning Area.
The site contains two single-family residences with associated out buildings on parcels 0017 and 0018 with the
remainder of the site vacant. The topography of the subject property generally slopes downward from east to west.
The proposed Preliminary Planned Urban Development (PUD) and Preliminary Plat would subdivide the 10.1 acre
subject property into 55 single-family lots and eight (8) tracts (Exhibits 3-9). Proposed lot sizes would range between
approximately 2,220 square feet and 4,000 square feet. The applicant has proposed a PUD application with the
preliminary plat to request modifications to the development standards that include the smaller lot sizes noted
above. As a component of the PUD public benefit package, the applicant proposes to purchase an off-site parcel
located on the west side of Lake Washington Blvd NE at the intersection of SE 73rd St (APN 334330-0861) (Exhibit 10)
to enhance and preserve the wetlands, stream, and significant trees on the site.
The subject property’s comprehensive plan designation is Residential Medium Density (RMD) and the zoning
classification is Residential-8 (R-8). The proposed 55-lot subdivision would result in a net density of approximately
seven (7) dwelling units per net acre. Zoning north and south of the subject property is also R-8. Properties west of
the subject property and Lincoln Ave NE are within the Commercial Arterial zoning classification with a mix of uses
that include warehouse, industrial, and multifamily housing between NE 40th St and NE 43rd St. The northeastern
portion of this block also contains vacant land with stream and wetlands mapped on the City’s GIS database. An
unimproved Right-of-Way (ROW) and The City of Newcastle is located east of the subject property.
Access to the proposed subdivision would be via a new residential access street intersecting at NE 40th Street
through the site in a north/south alignment and curving west to Lincoln Ave NE. Vehicle access to a majority of the
newly created lots would be via three (3) alleys. Pedestrian access would be provided on standard five (5) foot wide
sidewalks buffered from the street by eight (8) foot planter strips within the new subdivision street. Additional
pedestrian connections would be provided with frontage improvements along Lincoln Ave NE and NE 40th St as well
as trails within open space tracts and the unimproved ROW abutting the eastern edge of the site.
The proposed subdivision would be subject to full drainage review per the 2017 Renton Surface Water Design
Manual (RSWDM) (Exhibit 11). The site is located in the East Lake Washington-Bellevue South Drainage Basin. The
applicant has proposed to construct two (2) detention facilities on the northwestern portion of the site to comply
with flow control standards. Proposed water quality standards would be met via sediment and dead storage under
the northern vault (Storm Vault 2).
The subject property contains 377 trees. After deductions for trees that are dangerous, within proposed public
streets, and within existing critical areas, a total of 234 significant trees are located on the site (Exhibits 12 and 13).
The applicant proposes to retain 19 trees or eight-percent (8%) of the site’s significant trees. The applicant proposes
to provide onsite replacement trees within tracts, planter strips, and private street frontages. Additionally the
applicant would preserve existing trees and provide new tree planting on the offsite benefit parcel (Exhibit 14).
The subject property contains several critical areas including a stream, four (4) wetlands, and protected slope
(Exhibits 15-17). The stream located on the northeastern corner of the site has been rated as Non-Fish Perennial
(Np) by the applicant. The four (4) wetlands are located on the far western and far eastern portions of the subject
property and have been rated Category IV by the applicant. The applicant has proposed to average and enhance the
stream buffer and three (3) wetlands buffers. One (1) wetland located on the far northwestern portion of the
property is proposed to be filled. A protected slope is located in the southeastern portion of the property. The
applicant has requested a critical areas variance to encroach into the setback of the protected slope on the
southeastern portion of the property to construct six (6) single-family dwellings and/or their appurtenances. The
applicant also proposes to preserve and enhance the critical areas (streams and wetlands) located on the offsite
benefit parcel.
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 3 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M
B. Mitigation Measures
1. Clearing and grading of the subject property shall be limited to May 1 to September 30.
2. The applicant shall comply with the recommendations of the Geotechnical Report and Retaining Wall
Designs prepared by Terra Associates dated May 18, 2020 and Secondary Review Comments prepared
by GeoEngineers dated December 19, 2020 and April 24, 2020 and any future addenda to such reports.
3. The applicant’s geotechnical engineer shall review the project’s civil construction plans to verify
compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter
stating that he/she has reviewed the civil construction plans and in their opinion the plans and
specifications meet the intent of the report(s).
4. The applicant’s geotechnical engineer shall identify those construction activities where observation
onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly stated
on the civil construction plans.
5. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless of
height on the civil construction and building permit plans and provide long-term maintenance
recommendations for future homeowners as an exhibit in the forthcoming Covenants, Conditions, and
Restrictions document to be recorded with the final plat.
6. The applicant shall submit a final stream and wetland mitigation plan for the off-site benefit parcel
concurrently with the civil construction permit application that provides buffer enhancement activities
consistent with best available science; mitigation, maintenance, and monitoring; and native growth
protection area standards set forth in RMC 4-3-050. Buffer enhancement on the off-site benefit parcel
shall occur concurrently with construction of the PUD/Preliminary Plat. Long-term ownership and
management of the off-site benefit parcel shall be the responsibility of the Canopy Subdivision
Homeowners Association unless the City determines it is able to assume ownership and provide those
services.
7. The applicant shall indicate areas of Alderwood sandy loam on the detailed landscaping plan submitted
with the civil construction permit. The plan shall provide specifications for fracturing the hardpan where
grading brings the Alderwood hardpan near the surface in locations of new tree planting to provide soil
volume for root development and to improve drainage around the trees. The applicant shall submit a
surety to ensure the survival of the new trees in the Alderwood sandy loam areas for a minimum of five
(5) years. The surety shall include a warranty for each new tree, irrigation system, and maintenance for
the five (5) year period. The surety and maintenance specifications shall be executed prior to final plat
recording.
8. The applicant shall construct frontage improvements along the northern half of NE 40th Street west of
the project site frontage to Lincoln Ave NE meeting residential access street standards except for those
areas where the sidewalk and/or planter strip could meander and vary widths to save existing trees
within the ROW or abutting property.
9. The applicant shall construct a pedestrian pathway within the abutting easterly unimproved ROW that
would connect to the pedestrian pathway located in the unimproved section of NE 43rd St in an
alignment as generally shown on the landscape plan avoiding wetland and stream impacts as practical
and providing mitigation for unavoidable impacts. Trail materials are to be determined prior to
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 4 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
submitting civil construction permit and shall have minimal impact to wetland, streams, and their
associated buffers.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Neighborhood Detail Map and Property Survey
Exhibit 3: Site Plan
Exhibit 4: Preliminary Plat
Exhibit 5: Landscape Plan
Exhibit 6: Civil Site Plan
Exhibit 7: Grading and Storm Drainage Plan/Detention Vault Details
Exhibit 8: Sewer and Water Plan
Exhibit 9: Road Profiles and Sections
Exhibit 10: Benefit Parcel Map and Survey
Exhibit 11: Technical Information Report prepared Core Design, dated April 26, 2019
Exhibit 12: Arborist Report prepared by Washington Forestry Consultants, dated June 3, 2019
Exhibit 13: Tree Retention Plan
Exhibit 14: Arborist Report prepared by Greenforest Incorporated, dated November 11, 2019
Exhibit 15: Onsite Critical Area Delineation
Exhibit 16: Geotechnical Report prepared by Terra Associates, dated May 18, 2020
Exhibit 17: Stream Study and Wetlands Assessment/Preliminary Mitigation Plan prepared by Wetland
Resources, dated July 9, 2018
Exhibit 18: Wall Exhibit
Exhibit 19: Retaining Wall Designs Report prepared by Terra Associates, dated May 18, 2020
Exhibit 20: GeoEngineers Secondary geotechnical review memos dated December 19, 2019 and April 8, 2020
Exhibit 21: Stream Study and Wetland Assessment/Preliminary Mitigation Plan for the offsite benefit parcel
prepared by Wetland Resources, dated November 21, 2019
Exhibit 22: Colored Rendering
Exhibit 23: Architectural Streetscape Plan
Exhibit 24: Architectural Elevations
Exhibit 25: Preliminary Shade Study
Exhibit 26: Transportation Impact Analysis Transportation Engineering NW (TENW) dated April 24, 2019
Exhibit 27: Transportation Concurrency Memo
Exhibit 28: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 5 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
1. Earth
Impacts: The subject property generally falls moderate to steep from the east to west with an overall
site relief of 145 feet. It is anticipated that construction activities would result in approximately 70,230
cubic yards of soil cut and approximately 16,395 cubic yards of soil fill in order to prepare the site for
new single-family residential dwellings and open spaces, the construction of new streets within the site
and frontage improvements off-site, and the installation of new utilities. The City’s Critical Areas Map
indicates slopes on the site exceeding forty-percent (40%).
A geotechnical report prepared by Terra Associates, dated May 18, 2020 (Exhibit 16), indicates the
subject property generally consists of 2 to 24 inches of topsoil overlying weathered till that overlies
glacial till. The soils observed at the site are consistent with Vashon till (Qvt) and Fraser deposits
undifferentiated (Qpf) mapped on the site. Light to moderate perched groundwater seepage was
encountered in nearly two-thirds of the test pits. Seepage was found to be interflow that would
fluctuate seasonally. Interflow is typical for sites underlain by glacial till and occurs as a result of rainfall
that infiltrates through the upper soil zone and becomes perched on the underlying dense till.
Groundwater seepage will develop and flow laterally, which was occurring across the eastern half of the
property.
The report finds the site qualifies as a High Erosion Hazard Area and the soils over most of the site would
have a moderate to severe potential for erosion when exposed. The report provides recommendations
to mitigate these hazards most notably by limiting site clearing and grading activities to dry months
therefore staff recommends as a mitigation measure that clearing and grading of the subject property
shall be limited to May 1 to September 30. The report also finds the site meets the High Landslide
Hazard, Sensitive Slopes, and isolated Protected Slopes, therefore staff recommends as mitigation
measures that the applicant comply with all recommendations of current and future geotechnical
reports and have the geotechnical engineer review the future construction plans to ensure compliance.
Additionally, staff recommends as a mitigation measure that the applicant’s geotechnical engineer
identify those construction activities where observation onsite by a licensed geotechnical engineer
should occur and provide those benchmarks on the construction plans.
As shown on the wall exhibit and retaining wall designs report (Exhibits 18 and 19), highlighted areas
indicate retaining walls and rockeries that exceed residential height limitations of six (6) feet. Maximum
heights in highlighted areas range between eight (8) and ten (10) feet. The applicant is requesting
modifications to the maximum wall heights as a component to the PUD application. Many of the
retaining walls within the plat boundaries are interconnected within private yards and homeowner
association tracts. Due to the considerable height of the walls, the interdependent link of the walls
crossing varying property lines, and potential long-term maintenance responsibility that will be borne by
the future homeowners association and individual property owners, staff recommends as a mitigation
measure, that the applicant’s geotechnical engineer seal and certify all rockeries and retaining walls
regardless of height on the construction plans and provide long-term maintenance recommendations
for future homeowners.
The applicant has requested a Critical Areas Variance to encroach into a protected slope and its
associated 15-foot structure setback for Lots 30-35. The applicant’s geotechnical report did not
specifically reference the encroachment, however, overall the report found that via a slope stability
analysis on the site that there was not a risk of deep-seated failure and the site could be developed as
proposed as the post construction factors of safety exceeded the minimum, which the City’s secondary
reviewer (GeoEngineers) generally agreed following updates to the report based on their review (Exhibit
20). The applicant will be required to meet the Critical Areas Variance decisional criteria to encroach
into the protected slope and buffer and should the variance be approved, conditions may accompany
the decision to mitigate any adverse impacts.
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 6 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
Mitigation Measures:
1. Clearing and grading of the subject property shall be limited to May 1 to September 30.
2. The applicant shall comply with the recommendations of the Geotechnical Report and Retaining Wall
Designs prepared by Terra Associates dated May 18, 2020 and Secondary Review Comments
prepared by GeoEngineers dated December 19, 2020 and April 24, 2020 and any future addenda to
such reports.
3. The applicant’s geotechnical engineer shall review the project’s construction plans to verify
compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter
stating that he/she has reviewed the construction plans and in their opinion the plans and
specifications meet the intent of the report(s).
4. The applicant’s geotechnical engineer shall identify those construction activities where observation
onsite by a licensed geotechnical engineer should occur. Those identified activities shall be clearly
stated on the construction plans to be submitted for review and approval by the Current Planning
Project Manager.
5. The applicant’s geotechnical engineer shall seal and certify all rockeries and retaining walls regardless
of height on the construction plans and provide long-term maintenance recommendations for future
homeowners as an exhibit in the forthcoming Covenants, Conditions, and Restrictions document to
be recorded with the final plat.
Nexus: City of Renton Comprehensive Plan Policy L-36; RMC 4-3-050 Critical Areas Regulations; RMC 4-
4-060 Grading, Excavation, and Mining Regulations.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and
building construction required to develop this site. Project development impacts during construction
may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust
control would be mitigated through the use of temporary erosion control measures, watering or other
measures to remediate impacts as needed.
Mitigation Measures: None recommended.
Nexus: Not applicable.
3. Water
a. Wetland, Streams, Lakes
Impacts: The City’s Critical Area Map indicates the subject property contains a wetland in the
northeast portion of the site. The applicant submitted a Critical Areas Study and Conceptual
Mitigation Plan prepared by Wetland Resources dated July 9, 2018 (Exhibit 17) that found four (4)
Category IV wetlands identified as Wetlands A through D; two (2) wetlands on the northwestern
portion of the property, A and B; and two (2) wetlands on the northeastern portion of the property,
C and D. Additionally, the study found a non-fish perennial (Np) stream traversing (identified as
Stream S) through the northeastern portion of the property. Proposed impacts to these areas (no
impacts to Wetland C are proposed) to accommodate the residential subdivision and its associated
improvements are as follows:
Buffer Averaging
Stream S - The applicant proposes utilization of stream buffer width averaging to accommodate Lots
48-49 and grading associated with the proposed access road on the northeastern portion of the site.
The buffer reduction area totals 2,635 square feet, resulting in a minimum buffer width of 52 feet. A
buffer addition area of 2,695 square feet is proposed east of the reduction area resulting in a net
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 7 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
gain of 60 square feet of buffer area. The applicant proposes to enhance 6,788 square feet of stream
buffer that is currently composed of Himalayan blackberry.
Wetlands B and D – The applicant proposes to average the buffers of Wetlands B and D to
accommodate Lot 7 on the western portion of the site and Lots 43- 44 on the eastern portion of the
site, respectively. The Wetland B buffer reduction totals 1,032 square feet, resulting in a minimum
buffer width of 37.5 feet. A buffer addition area of 1,092 square feet is proposed southeast of the
reduction area. The Wetland D buffer reduction totals 2,095 square feet, resulting in a minimum
buffer width of 37.5-feet. A buffer addition area of 2,305 square feet is proposed north (645sf) and
south (1,660sf) of the reduction area, resulting in a contiguous vegetated corridor between Stream
S, Wetland C, and Wetland D. A net gain of 270 square feet of buffer area would be provided for
Wetlands B and D (Exhibit 17).
The proposed stream and wetland buffer averaging is subject to review criteria, maintenance and
monitoring, and native growth protection area requirements set forth in the City’s Critical Areas
Regulations (RMC 4-3-050). Analysis of these standards would occur with the PUD/Preliminary Plat
decision.
Buffer Reduction
The applicant proposes a buffer reduction with enhancement to the western portion of Wetland B
to accommodate street frontage improvement along Lincoln Ave NE. The enhancement would occur
in the remaining 700 square feet of buffer between the wetland and impact area. The buffer
reduction is subject to review criteria, maintenance and monitoring, and native growth protection
are requirements set forth in the City’s Critical Areas Regulations (RMC 4-3-050). Analysis of these
standards would occur with the PUD/Preliminary Plat decision.
Wetland Alteration
The applicant has proposed to fill Wetland A (1,585sf) on the northwestern portion of the property
to accommodate the street frontage improvements along Lincoln Ave NE and one (1) of the two (2)
stormwater facilities. The applicant proposes to mitigate the fill via onsite enhancement of Wetlands
B and D at a 3:1 mitigation to impact ratio. Enhancement would include the removal of invasive
such as Himalayan blackberry, English ivy, and reed canarygrass with native plants suitable for
wetland habitat. The proposed wetland alteration is subject to review criteria, mitigation
sequencing, maintenance and monitoring of mitigation areas, and native growth protection area
requirements set forth in the City’s Critical Areas Regulations (RMC 4-3-050). Analysis of these
standards would occur with the PUD/Preliminary Plat decision. The applicant may also be subject to
separate State and Federal permit requirements due to permanent impacts to Wetland A.
The applicant has proposed an offsite trail along the eastern abutting unimproved ROW that would
connect the project site to another pedestrian pathway located within the unimproved NE 43rd St
ROW as an identified PUD public benefit (see also Transportation section). The alignment would
impact Wetland D and Stream S. The proposed impacts are subject to review criteria mitigation
sequencing, maintenance and monitoring of mitigation areas, and native growth protection area
requirements set forth in the City’s Critical Areas Regulations (RMC 4-3-050). Analysis of these
standards would occur with the PUD/Preliminary Plat decision. Staff has recommended a mitigation
measure related to the trail in this report’s Transportation section.
The applicant has proposed to purchase an offsite parcel (Exhibit 10) containing two (2) Category III
wetlands, one (1) Category IV wetland, one (1) Type F stream, and one (1) Type Np stream as an
identified PUD public benefit. The property is currently undeveloped and the applicant has proposed
to enhance the degraded portions of the buffers associated with the on-site critical areas as shown
on the stream study and wetland assessment/preliminary mitigation plan for the offsite benefit
parcel prepared by Wetland Resources, dated November 21, 2019 (Exhibit 21). The buffer
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 8 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
enhancement would involve removing invasive species and planting native trees and shrubs. Prior to
planting new trees and shrubs, invasive woody species including Himalayan blackberry and English
holly would be removed from the buffer enhancement area. Any existing native plants within the
buffer shall be retained and protected. To ensure the offsite benefit parcel is adequately enhanced
and protected in perpetuity, staff recommends as a mitigation measure the applicant provide buffer
enhancement activities consistent with best available science, mitigation, maintenance, and
monitoring, and native growth protection area standards set forth in RMC 4-3-050 with long-term
ownership and maintenance responsibilities the duty of the Canopy Homeowners Association unless
the City determines it is able to provide those services.
Mitigation Measures: The applicant shall submit a final stream and wetland mitigation plan for the
off-site benefit parcel concurrently with the civil construction permit application that provides
buffer enhancement activities consistent with best available science, mitigation, maintenance, and
monitoring, and native growth protection area standards set forth in RMC 4-3-050. Buffer
enhancement on the off-site benefit parcel shall occur concurrently with construction of the
PUD/Preliminary Plat. Long-term ownership and management of the off-site benefit parcel shall be
the responsibility of the Canopy Subdivision Homeowners Association unless the City determines it
is able to assume ownership and provide those services.
Nexus: City of Renton Comprehensive Plan Goals and Policies L-U, L-30, L-31; RMC 4-3-050 Critical
Areas Regulations
b. Storm Water
Impacts: The applicant’s Technical Information Report (TIR) prepared by Core Design, dated April 26,
2019 (Exhibit 11) indicates existing stormwater flows generally run from east of the property to the
west towards Lincoln Ave NE. The stormwater then eventually flows through a system of
conveyances before discharging into Lake Washington. The existing property does not contain
stormwater facilities.
The proposal requires full drainage review under the 2017 Renton Surface Water Design Manual
(RSWDM) as the proposal will be adding more than 7,000 square feet of new impervious surface.
The Report analyzes offsite drainage and the project’s surface water collection and distribution. A
final TIR addressing items in the Advisory Notes (Exhibit 28) will be required to be prepared and
submitted with the civil construction permit.
Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area
matching Forested Site Conditions and is within the East Lake Washington Drainage Basin. As
provided in the TIR and shown in the drainage control plans, the applicant would construct 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. Flow control Best Management
Practices (BMPs) were preliminarily analyzed in the TIR resulting in perforated pipe connections
from roof downspouts. Further BMP analysis would be required during the final TIR preparation as
indicated in the Advisory Notes. The applicant would use sediment and dead storage underneath
the live storage in Storm Vault 2 to comply with water quality treatment requirements. The
treatment facility will provide the required pollutant removal target or 80% Total Suspended Solids.
Standards and regulations within the RSWDM are anticipated to mitigate stormwater impacts.
Mitigation Measures: None recommended.
Nexus: Not applicable.
4. Vegetation
Impacts: The project site contains 377 trees as indicated in the arborist report prepared by Washington
Forestry Consultants, dated June 3 2019 (Exhibit 12) and the corresponding preliminary tree retention
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 9 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
plan (Exhibit 13). Dominant tree species include Douglas Fir, Western Red Cedar, Bigleaf Maple, and Red
Alder. A dense understory is present throughout the site including blackberry, salal, English ivy, Indian
plum, ocean spray, Oregon grape, snowberry, grasses and broadleaved weeds. Of the 377 trees on the
subject site, 143 trees are dead, diseased or dangerous, located within areas of proposed streets, or
located in critical areas and their buffers resulting in a site total of 234 significant trees.
In order to meet RMC thirty-percent (30%) retention requirements the applicant would be required to
retain 70 significant trees. The applicant has proposed to retain 19 trees or approximately eight-percent
(8%) of the subject property’s significant trees and requested with the land use application to replace
trees with new planting. Tree replacement consideration for the remaining 51 trees would be
considered during the PUD analysis.
The arborist report indicated a weakly cemented hardpan at a depth of 20 to 40 inches in areas where
the soils contain Alderwood gravelly sandy loam that would inhibit new tree root growth. Staff
recommends as a mitigation measure that the applicant indicate areas of Alderwood sandy loam on the
detailed landscaping plan submitted with the civil construction permit. The plan shall provide
specifications for fracturing the hardpan where grading brings the Alderwood hardpan near the surface
in locations of new tree planting to provide soil volume for root development and to improve drainage
around the trees. The applicant shall also provide a surety to ensure the survival of the new trees in the
Alderwood sandy loam areas for a minimum of five (5) years.
The applicant has proposed to purchase an undeveloped forested offsite benefit parcel (Exhibit 10) as an
identified PUD public benefit. The parcel would remain undeveloped with enhancement to the wetland
and stream buffers. The offsite benefit parcel arborist report prepared by Greenforest Incorporated,
dated November 11, 2019 (Exhibit 14) inventoried 93 trees. Nearly all the inventoried trees are part of a
stand (consisting of 5 or more trees). The majority are significant and four (4) are landmark. Additional
alders are also located on the site contributing to the canopy cover and due to their small trunk size the
arborist did not include them in the inventory. Additional tree planting including Douglas Fir, Western
Red Cedar, and Vine Maple are proposed in the buffer enhancement area as indicated in the Critical
Areas Study and Conceptual Buffer Enhancement Plan for the Off-Site Benefit Parcel prepared by
Wetland Resources, dated November 21, 2019 (Exhibit 21).
Mitigation Measures: The applicant shall indicate areas of Alderwood sandy loam on the detailed
landscaping plan submitted with the civil construction permit. The plan shall provide specifications for
fracturing the hardpan where grading brings the Alderwood hardpan near the surface in locations of
new tree planting to provide soil volume for root development and to improve drainage around the
trees. The applicant shall submit a surety to ensure the survival of the new trees in the Alderwood sandy
loam areas for a minimum of five (5) years. The surety shall include a warranty for each new tree,
irrigation system, and maintenance for the five (5) year period. The surety and maintenance
specifications shall be executed prior to plat recording.
Nexus: City of Renton Comprehensive Plan Goals and Policies L-T and L-23; RMC 4-4-070 Landscaping;
RMC 4-4-130 Tree Retention and Land Clearing Regulations
5. Environmental Health
Impacts: Noise impacts would primarily result from the clearing of the site, construction of the
proposed infrastructure improvements, and future construction of the single-family residences. The
construction noise would be regulated through the City’s adopted noise level regulations per
Chapter 8-7, RMC. The City’s noise regulations limit haul hours between 8:30 am to 3:30 pm,
Monday through Friday unless otherwise approved by the Development Services Division. Permitted
work hours in or near residential areas are restricted to the hours between seven o’clock (7:00) a.m.
and eight o’clock (8:00) p.m. for new single-family construction activities from Monday through
Friday. Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work is permitted on Sundays.
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 10 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
Temporary noise impacts are anticipated that would be commonly associated with new single-family
development.
Mitigation Measures: None recommended.
Nexus: Not applicable.
6. Aesthetics
Impacts: The future residences of the proposed PUD would be contemporary detached single-family
homes (Exhibits 22-24). Due to the narrow lots, the homes would be 20 and 25 feet in width. Also, the
foundations of the homes would be built into the hillside following the grade. Due to the grade, some
homes would appear to be one-story from Road A with the taller elevations of three (3) stories viewable
from the west as the homes stair-step down the hillside. A variety of roof forms from gable, butterfly, to
shed are proposed. A variety of colors and cladding including lap, panel, and wood are also proposed.
Consideration of modifications related to height and design would be a component of the PUD analysis.
The preliminary shade study (Exhibit 25) provides a topographic relief rendering of the massing for the
new homes as it relates to the hillside. As shown, the new residences would step down the hill toward
Lincoln Ave NE, and as such, it is anticipated that no views east of the site (uphill) would be impacted
from the proposed subdivision.
Mitigation Measures: None recommended.
Nexus: Not applicable.
7. Transportation
Impacts: Access to the proposed PUD subdivision would be from a new residential access street noted
as Road A on the preliminary plat (Exhibit 4) intersecting at Lincoln Ave NE on the northwest corner of
the site and NE 40th St. on the southeast corner of the site. The new street would provide through two-
way access with no dead-end. Three alleys within the plat would provide vehicle access to lots with the
exception of Lots 30-40 that would have shared driveways equaling six (6) curb cuts along the east side
of Road A.
A Traffic Impact Analysis (TIA) was required with the preliminary plat application as the proposal would
exceed 20 peak hour trips. The applicant submitted a TIA with the land use application prepared by
Transportation Engineering NW (TENW) dated April 24, 2019 (Exhibit 26). Site generated traffic volumes
were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual,
10th Edition for land use code 210 Single-Family Detached Housing. The proposed subdivision is
estimated to generate 591 net new weekday daily trips with 44 net new trips during the weekday AM
peak hour (11 in and 33 out) and 56 net new trips occurring during the weekday PM peak hour (36 in
and 20 out). These trips reflect the credit provided for the two (2) existing homes that would be
removed as part of the proposal. Trip distribution for the project includes seventy-percent (75%) of the
peak hour trips would come from I-405 (35% north and 40% south), fifteen-percent (15%) from
northbound Lake Washington Blvd NE, and ten-percent (10%) from southbound Monterey Pl NE. Level
of Service (LOS) in 2021 with and without the project would remain generally the same at the two (2)
offsite study intersections located at I-405 southbound ramps/NE 44th Street and I-405 northbound
ramps/Lake Washington Blvd NE/NE 44th Street. Site access LOS at Lincoln Ave NE and Monterey Pl
NE/NE 40th Street would operate at B or better with or without the project in 2021.
The applicant would be required to construct Road A to residential access street standards that include
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, and two 5-foot wide
sidewalks within a 53-foot ROW. Alley 2 on the northeast portion of the property also provides
emergency access for Lots 41-47 so it will provide 20-feet of paved width with a hammerhead
turnaround. Fire sprinklers would be required for these lots as a condition for the hammerhead
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 11 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
turnaround (see Fire comments in Advisory Notes Exhibit 26). The other two (2) alleys are shown with a
paved width of 16-feet.
The project site contains frontage along Lincoln Ave NE, a collector arterial, and NE 40th St, a residential
access street. The applicant would be required to construct half-street frontage improvements along the
subject property frontage abutting both streets. Additionally, the applicant would construct offsite
frontage improvements along NE 40th St west of the subject property frontage to the intersection of
Lincoln Ave NE as shown on the civil site plan (Exhibit 6) as an identified public benefit for the PUD
application. Frontage improvements along Lincoln Ave NE include 0.5-foot curb, 8-foot wide planter
strip with street trees, and 8-foot wide sidewalk. As part of the PUD modification, the applicant has
requested to exclude the 8-foot wide parking lane and 2-feet clear space behind the sidewalk. Frontage
improvements along NE 40th St include 0.5-foot curb, 8-foot wide planter strip, and 5-foot wide
sidewalk. Staff recommends as a mitigation measure the applicant construct frontage improvements
along the northern half of NE 40th Street west of the project site frontage to Lincoln Ave NE meeting
residential access street standards except for those areas where the sidewalk and/or planter strip could
meander and vary widths to save existing trees within the ROW and/or abutting property.
The applicant proposes a pedestrian trail system though Tracts C, G, and H. Additionally the trail within
Tract C would connect to an offsite trail the applicant proposes to construct as an identified public
benefit with the PUD application within an unimproved ROW abutting the eastern portion of the
property that would connect to an existing pedestrian pathway within the unimproved portion of NE
43rd Ave that connects to Lincoln Ave NE. Staff recommends as a mitigation measure the applicant
construct a pedestrian pathway within the abutting easterly unimproved ROW that would connect to
the pedestrian pathway located in the unimproved section of NE 43rd St in an alignment as generally
shown on the landscape plan. Trail materials are to be determined prior to submitting civil construction
permit and shall have minimal impact to wetland, streams, and their associated buffers.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 27), which is
based upon a test of the citywide Transportation Plan, consideration of growth levels included in the
LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. The
Transportation Impact Fee would be assessed at the time of building permit issuance shall be payable to
the City.
Mitigation Measures:
1. The applicant shall construct frontage improvements along the northern half of NE 40th Street west
of the project site frontage to Lincoln Ave NE meeting residential access street standards except for
those areas where the sidewalk and/or planter strip could meander and fluctuate widths to save
existing trees within the ROW or abutting property.
2. The applicant shall construct a pedestrian pathway within the abutting easterly unimproved ROW
that would connect to the pedestrian pathway located in the unimproved section of NE 43rd St in an
alignment as generally shown on the landscape plan. Trail materials are to be determined prior to
submitting civil construction permit and shall have minimal impact to wetland, streams, and their
associated buffers.
Nexus: City of Renton Comprehensive Plan Policies L-51, L-57, T-24, and T-27; RMC 4-6-060 Street
Standards.
8. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to
the proposed development; subject to the condition that the applicant provides Code required
improvements and fees.
Mitigation Measures: None recommended.
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
City of Renton Department of Community & Economic Development
Canopy PUD and Preliminary Plat
Staff Report to the Environmental Review Committee
LUA19-000223, PUD, PP, VA-H, CAE
Report of July 13, 2020 Page 12 of 12
SR_ERC_Canopy_PUD-Plat_LUA19000223
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08