seventh at gilman - issaquah, waproducts.issaquahwa.gov/activeprojects/pre13-00012/seventh at... ·...

SEVENTH AT GILMAN

02Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013

Imagery ©2013 Google, Map data ©2013 Google -

To see all the details that are visible on the screen, use the "Print" link next to the map.

Page 1 of 1maps issaquah - Google Maps

9/3/2013https://maps.google.com/maps?q=maps+issaquah&ie=UTF-8&hq=&hnear=0x5490657fc98782a3:0xe764867284f0233c,Issaquah...

Map data ©2013 Google -

To see all the details that are visible on the screen, use the "Print" link next to the map.

Page 1 of 1maps issaquah - Google Maps

9/5/2013https://maps.google.com/maps?q=maps+issaquah&ie=UTF-8&hq=&hnear=0x5490657fc98...

VICINITY MAPAERIAL MAP SHOWING SITE

PROJECT DESCRIPTION

The Central Issaquah Plan demonstrates a vision for a new urban community. The Seventh at Gilman property is surrounded by places to work, shop, dine, play, and learn. The proposed development of over 340 new multifamily residences will introduce a population of close to 650, within walking distance of these amenities, and adjacent pedestrian and bicycle trails to parks and lakes, and with easy transit service throughout Issaquah as well as to Seattle and Bellevue.

Despite the many site restrictions imposed by the proximity to Issaquah Creek and the adjacent lowrise commercial development, the property is ideal for a medium density residential development allowed within this zoning district. Creating a pedestrian character to the existing roads and introducing pedestrian paths across the site builds upon the vision of the “Green Necklace” network.


ZONING CODE SUMMARYCODE: CENTRAL ISSAQUAH DEVELOPMENT AND DESIGN STANDARDSZONE: MUADJ. ZONES: URBAN CORE & MIXED-USE RESIDENTIALOVERLAYS:

SECTION / TOPIC REQUIRED / ALLOWED PROPOSED (WHEN DIFFERENT)Development Standards: 4.0 ZoningPERMITTED USES MULTIFAMILY

Development Standards: 4.0 Zoning - TABLE 4.3LEVEL OF REVIEW LEVEL 3 > 100,000 SF

Development Standards: 4.0 Zoning - TABLE 4.4BASE HEIGHT 48' (Expanded to 54' for Access to Underground Parking)MAX HEIGHT 85'

IMC 18.07.060.B.4

MEASURING HEIGHTHeight is measured from average grade of the existing or finished grade (which ever is lower)

Development Standards: 4.0 Zoning - TABLE 4.4BASE RESIDENTIAL FAR 1.7BASE COMMERCIAL FAR 1.25MAX RESIDENTIAL FAR 3.5MAX COMMERCIAL FAR 3.5MAXIMUM IMPERVIOUS SURFACE 90%

Development Standards: 4.0 Zoning - TABLE 4.4SETBACKS BUILD TO LINE 0'-10' SIDE 0 REAR 0

Development Standards: 5.0 Density Bonus ProgramDENSITY BONUS - RESIDENTIAL This project will not pursue density bonus

Development Standards 6 Circulation Facilities Standards

Development Standards: 7.3 Required Community Spaces

REQ'D RESIDENTIAL COMMUNITY SPACEMin. of 48 SF of private useable outdoor space / residential unit (6' x 8' patio / deck)Common private outdoor space not connected to any individual unit but accessible to all

ON-SITE AMENITYResidential buildings with 22 units or more must provide min. 400 SF recreation room.

Development Standards: 7.4 Significant Community Space

NEIGHBORHOOD PARKThis project falls within the Neighborhood park zone. Parks are strongly encouraged.See Development Standards for details on execution of the Neighborhood Park.

Development Standards 8.0 Parking Standards - TABLE 8.10-1

MULTIFAMILY 1 BEDROOMMin. Stalls req'd = 1 or .75 for units below 600 SF, Max. Stalls allowed = 1.25

MULTIFAMILY OVER 1 BEDROOM Min. Stalls req'd = 1, Max. Stalls allowed = 2

Development Standards 8.0 Parking Standards - TABLE 8.11-1MULTIFAMILY BIKE PARKING Min. of 2 spaces total req'd .15 spaces per bedroom

Development Standards 8.12 Motorcycle ParkingRESIDENTIAL MOTORCYCLE PARKING SPACES REQ'D 1/36 of all stalls with residential projects over 6 units.

Development Standards 8.20 Parking Stall / Aisle Dimension Standards for Structured and Surface Parking StallsSTANDARD STALL SIZE 90 degree parking 18.5' x 9' and 24' drive aisleCOMPACT STALL SIZE 90 degree parking 16' x 8' and 22' drive aisleMICRO STALL SIZE 90 degree parking 12' x 7' and 18' drive aisle

IMC 18.09.090.H.1 Parking Area StandardsCOMPACT CAR STALLS NUMBER PERMITTED Up to 60 percent of req'd parking may be sized for compact

stalls

Development Standards 9 Sign Standards

Development Standards 10.4 Landscape Parking Requirements Regulation of Parking Lots Interior Landscape: 1 tree for every 6 parking stalls

Interior landscaped areas excluding edge condition should equal or greater than 10%.

Development Standards 10.13 Tree Retention RequirementsGENERAL TREE RETENTION REQUIREMENTS 25% of the total caliper (4.5 feet above the ground) within

developable area shall be retainedSee Development Standards for details on Tree Retention Requirements.

Development Standards 11 Site Design Standards

Development Standards 12 Circulation Design Standards

Development Standards 13 Community Space Standards

Development Standards 14 Building Standards

Development Standards 15 Parking Standards

Development Standards 16 Landscape Standards

Development Standards 17 Lighting Standards

Development Standards 17 Figure AILLUMINATION LEVEL STANDARDS TABLE See table for references and desired (fc) min. average

Project Name:Project Number: Workbook: Gilman notebk.xlsxWorksheet: zonesum Print Date: 9/3/2013





IMC 18.07.060.B.4


















stalls



















IMC 18.07.060.B.4


















stalls
















MIXED USE ZONING

COMMUNITY FACILITIES

MIXED USE RESIDENTIAL

DESTINATION RETAIL

SINGLE FAMILYSUBURBAN

URBAN CORE

INTENSIVE COMMERCIAL

MIXED USE RESIDENTIAL /

SINGLE FAMILY SUBURBAN

COMMUNITY FACILITIES

INTENSIVE COMMERCIAL

URBAN CORE

DESTINATION RETAIL

MIXED USE ZONING

NorthZONING


Prevailing Winter Winds

Prevailing Summer Winds

Sunset 9:11

Sunset 4:20

Sunrise 5:11

Sunrise 7:55

Winter Solstice

Summer Solstice

Good Views at Higher levels in the North and Easterly directions

Great Views at Higher levels in the South and Westerly directions

LIKELY SITE ACCESS POINT

EXISTING SITE

ACCESS POINT

EXISTING SITE ACCESS POINT

TREE-LINED BOULEVARD

TREE-LINED BOULEVARD

North

NW GILMAN BLVD

7TH

AVE

NW

NW LOCUST ST

5TH

PL

NW

ENVIRONMENTAL ANALYSIS:

SOLAR, WIND, ACCESS, AND VIEWS


1/4 milee

The Pickering Trail

Bus Routes200

209

214

271

927

Bus Routes200

Issa q uah Cree

k

Berntsen Park

Emily Darst Park

East Lake Samm

amish Regional Trail

LegendBike/Ped PathBus route

Maple Trail

New Park

90

90

1/2 mile

North

NW GILMAN BLVD

7TH

AVE

NW

NW LOCUST ST

5TH

PL

NW

TRAFFIC, TRAILS, BIKE AND LAND

• ROUTE 200 - LOCAL ROUTE THROUGH ISSAQUAH

• ROUTE 209 - REGIONAL ROUTE FROM ISSAQUAH TO SNOQUALMIE / NORTH BEND

• ROUTE 214 - REGIONAL ROUTE FROM NORTH BEND THROUGH ISSAQUAH AND TO DOWNTOWN SEATTLE

• ROUTE 271 - REGIONAL ROUTE FROM ISSAQUAH THROUGH BELLEVUE AND TO SEATTLE UNIVERSITY DISTRICT

• ROUTE 927 - LOCAL ROUTE FROM ISSAQUAH TO SAMMAMISH


Berntsen

Park

Emily Darst Park

Within 1/4 mile from site:Issaquah Coffee Company

Field-Champions BarTaco Bell & KFC

Tutta Bella PizzaStarbuckChipolte

Chico’sTarget

Papa Murphy’s REI

Safeway

Within 1/2 mile from site:Wildfin Grill

PetcoRoss

Gold’s GymRound Table Pizza

Regal CinemasBangalore Cusine of India

Gilman Village

Just outside 1/2 mile:Fred Meyer

Home DepotWalgreens

123456789

1011

1213141516171819

202122

RETAIL USE

2324252627282930

31

323334

3536373839

Within 1/4 mile from site:US Post OfficeIssaquah Dental LaboratoryCascade VeterinaryKid’s County Child CareMassage Envy SpaPublic libraryAtWork!Newport Way Storage

Within 1/2 mile from site:Costco Corporate HeadquartersEastside Services (auto)Issaquah Medical Bldg.Meadow Creek Business Center (medical)Issaquah Surgery CenterBusaba MassageBECU (credit union)Eastside Auto GlassIssaquah Salmon Days

40

414243

COMMERCIAL USE

INSTITUTIONAL USEWithin 1/2 mile from site:Issaquah Valley Elementary School

Within 2 miles from site:Issaquah Middle SchoolClark Elementary SchoolIssaquah High School

1/4 mile1/2 mile

90

90

4

8

910 11

23

2425

26

27

28

29

30

31

32

3334

35

37 36

3839

6

7

1

2

35

512

13

1415

16

17

18

19

20

21

22

3

40 41 42 43

North

NW GILMAN BLVD

7TH

AVE

NW

NW LOCUST ST

5TH

PL

NW

DEVELOPMENT PATTERN


90

902

3

1

4

North

NW GILMAN BLVD

7TH

AVE

NW

NW LOCUST ST

SITE AREA

SITE AREASITE AREA

SITE AREA

VIEW SOUTH AT 7TH AVE NW

VIEW SOUTH FROM NW GILMAN BLVDVIEW EAST FROM 7TH AVE NW VIEW EAST AT NW GILMAN BLVD

1 2 3

4


90

90

7TH

AVE

NW

NW LOCUST STNorth

NW GILMAN BLVD

4

2 13

1

2 3 4


90

90

North

NW GILMAN BLVD

7TH

AVE

NW

NW LOCUST ST

5TH

PL

NW

1

1

2 3 4

32

4


90

90

North

NW GILMAN BLVD

7TH

AVE

NW

NW LOCUST ST

2

5&6

1

2

3

4 5 6

3

1

4


SURVEYOR DRAWING


North

NW GILMAN BLVD

NW LOCUST ST

7TH

AV

E N

W25’ SETBACK FROM 7th AVENUE STREAM

60’ RADIUS RESTRICTED DEVELOPMENT AREA

EXISTING FEMA MAPPED FLOOD PATH

10’ UTILITY EASMENT

200’ SHORELINE SETBACK FROM TOP OF BANK 35’ BUILDING HEIGHT LIMIT

100’ STREAM SETBACK FROM EDGE OF WATER

200’

100’


50’ ELECTRICAL EASEMENT

45’

50’

RESTRICTED AREA OF DEVELOPMENT


25’ SETBACK FROM 7th AVENUE STREAM

60’ RADIUS RESTRICTED DEVELOPMENT AREA

EXISTING FEMA MAPPED FLOOD PATH


200’ SHORELINE SETBACK FROM TOP OF BANK 35’ BUILDING HEIGHT LIMIT

100’ STREAM SETBACK FROM EDGE OF WATER


50’ ELECTRICAL EASEMENT

RESTRICTED AREA OF DEVELOPMENT

NW GILMAN BLVD

NW LOCUST ST

7TH

AV

E N

W

North


IN FEETPLAN

September 6, 2013

CIVIL DRAWING


North

NW GILMAN BLVD

NW LOCUST ST

7TH

AV

E N

W

LOBBY LOCATIONS

PARKING ENTRY LOCATIONS

MECHANICAL AND TRASH LOCATIONS

OPEN SPACE

COMMUNITY SPACE

TRANSFORMER LOCATION

SITE PLAN


NW GILMAN BLVD

NW LOCUST ST

JUNIPER TRAIL

7TH

AV

E N

W

BICYCLE PATHS

BUS STOPSEXISTING ACCESS TO

REMAIN ALONG TREE

LINED BOULEVARD

PROPOSED ACCESS POINT ALIGNS ACROSS 7TH AVENUE

PROPOSED ACCESS POINT

VEHICULAR PATHS

PEDESTRIAN PATHS

TREE PRESERVATION IN DEVELOPABLE AREA

CIRCULATION AND TREE PRESERVATION PLAN

POTENTIAL CREEK ENHANCEMENT AREA


NW GILMAN BLVD

NW LOCUST ST

7TH

AV

E N

W

VEHICULAR AND BICYCLE PARKING PLAN

SURFACE PARKING

BELOW GRADE STRUCTURED PARKING

BIKE PARKING

PARKING ENTRY LOCATIONS


3D AXONOMETRIC VIEW


ARCHITECTURE CONCEPT IMAGERY


STREETSCAPE TYPOLOGYCOURTYARDSBIKE TRAIL & RIVERSIDE BOARDWALK VEGITATED SWALE

LANDSCAPE CONCEPT IMAGERY

seventh at gilman - issaquah, waproducts.issaquahwa.gov/activeprojects/pre13-00012/seventh at... ·...

Documents