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Proposed Noll Road neighborhood in review stage
POULSBO — Mountain Aire, a proposed 145-home neighborhood on Noll Road, is moving forward.
The application is being reviewed by the City of Poulsbo.
A public hearing on the development was held Wednesday at the Poulsbo Fire Department headquarters station. Residents discussed the development with Mark Kuhlman of Team 4 Engineering and Quadrant Homes representative Corey Watson.
The development site is just off Noll Road, across from Strawberry Field on the east side of the road. The east boundary is at the Poulsbo city limits and Urban Growth Area boundary.
Zoning for the development is considered low-density residential.
The development is about 30 acres. Open space is approximately five acres, including buffers and a stand of mature forest. An additional 10 acres will be used as a park and landscaped pond that will retain stormwater.
Two wetlands are located on the property, and fish-bearing Lemolo Creek is located 100 feet to the east. Much of the wetland will be left untouched, with few, if any, amenities.
The original Mountain Aire developer, Capstone Homes, was planning on moving forward in 2010. The city determined there would be no significant adverse environmental impacts from Capstone Homes’ plan.
Stormwater will be handled with the retention pond, which Kuhlman said will be more of an amenity. The pond will not have fences and will have gradual slopes down to the water, he said. There will be a viewing platform and landscaping, he said.
On the east side of the development, next to Noll Road, a cedar fence will be built as a sound buffer.
Engineers will consider small, low-impact stormwater development throughout the neighborhood. The pond will be the major stormwater treatment facility.
The development will have two accesses, one at the intersection of Noll Road and Hostmark Street, and one further south on Noll, near the southern portion of Strawberry Fields. The three-way intersection at Noll and Hostmark will become four-way; turn lanes into the development will be constructed on Noll.
The neighborhood will have walking trails, a park, and other amenities.
The public has until about the third week in April to submit comments for the record. Another public hearing will be held before the Hearing Examiner in early May. Write Poulsbo Planning Department, Police Department, 200 NE Moe St., Poulsbo, WA 98370.
Construction is expected to begin in 2014 if the application gets final approval in May.
Because neighboring residents use an easement that crosses the site, there a temporary road will be built during construction. That road may be moved around as construction continues.
Site prep will take about five to six months. All homes are planned to be built by 2018 to 2019.
The Mountain Aire neighborhood will be similar to Quadrant’s Liberty Hill near Vinland Elementary School, Watson said. The landscaping and homes in Mountain Aire will be a “similar flavor” to those in Liberty Hill.