Chapter 18.19B
ISSAQUAH HIGHLANDS, WSDOT TDR, AND TOD REPLACEMENT REGULATIONS, SUBSEQUENT TO DEVELOPMENT AGREEMENT TERMINATION

Sections:

Introduction

18.19B.010    Purpose.

18.19B.020    Intent.

18.19B.030    Scope and applicability.

18.19B.040    Interpretations and conflicts.

18.19B.050    Definitions.

Goals, Guidelines, Development Standards

18.19B.100    Guiding principles and goals.

18.19B.110    Urban Design Guidelines.

18.19B.120    Homeowner’s or Commercial Association Architectural Review Committee (ARC).

18.19B.130    Zoning districts and permitted land uses.

18.19B.140    District standards.

18.19B.150    Coal mine hazard standards.

18.19B.200    Hillside sites.

18.19B.210    Site walls.

18.19B.220    Parks and plazas.

18.19B.230    Trails.

18.19B.240    Single family and townhouse standards.

18.19B.250    Woonerf standards.

18.19B.260    Home occupations standards.

18.19B.270    Processing of applications including adjustments and modifications of standards.

18.19B.280    Vesting of permits.

Figures and Attachments

Figure 1:     Issaquah Highlands Neighborhood Types Map

Figure 2:     Issaquah Highlands Zoning Map and Chart

Figure 3:     Issaquah Highlands Parks Location Map and Chart

Figure 4:     Issaquah Highlands Town Center Plazas Map

Attachment 1:     Issaquah Highlands – Guiding Principles and Goals; Commitments

Attachment 2:     Issaquah Highlands – Urban Design Guidelines

Introduction

18.19B.010 Purpose.

The purpose of these standards is to provide replacement regulations for sunsetted development agreements for various Urban Villages within the City, inspiring an animated and connected urban community where pedestrians are priority, requiring buildings and open space that are openly interrelated, designing sites that make a positive contribution to the public realm, attracting and retaining businesses that complement each Urban Village’s vision, and, ultimately, creating a place where people of all income levels and diversities are drawn to live, work and play. These standards promote the construction of developments that will have an appealing and visually engaging public realm in order to encourage social interaction, outdoor activity and a pedestrian orientation in a sustainable, compact, mixed use area. More specifically for each Urban Village: The replacement regulations for Issaquah Highlands are committed to retaining a distinct neighborhood in Issaquah that possesses a strong sense of community, is progressive in its design, and will be a place where people live, work and play in a pedestrian-friendly environment surrounded and enhanced by acres of preserved open space. This idea incorporates and updates the amenities prevalent in a nineteenth or early twentieth century town with the intent of reviving the close-knit spirit of traditional villages and communities including: narrow streets in a comprehensible layout; a comfortable sense of community; an eclectic mix of housing; a plan that encourages walking; a mixed use village area; buildings on small lots that comfortably enclose the street; common open space and community focal points; and consideration of how all the elements of a neighborhood come together to shape it. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.020 Intent.

The intent of the goals, guidelines, development and design standards of the replacement regulations is to generally maintain the current character and land use relationships of Issaquah Highlands; achieve compatible land uses within zoning districts and surrounding areas by providing uniform regulations throughout each district; encouraging neighborhood stability and consistency; promoting commercial viability and compatibility; and retaining Issaquah Highlands’ distinct character within the historic design and scale of Issaquah. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.030 Scope and applicability.

A.    This chapter contains goals, guidelines, and standards applicable to certain Urban Village districts, projects, and properties following the sunset of the development agreements that guided their development. The Urban Villages whose development agreements have currently been terminated and are now regulated by these replacement regulations are: Issaquah Highlands, TOD, and WSDOT (exclusive of the parcel commonly known as the Bellevue College property (Parcel 262406-9041)). The following standards and procedures apply to properties previously entitled through development agreements as specifically listed in this section. For any development provisions (e.g., stormwater standards, critical area regulations, tree retention, signage, etc.) not specifically listed in this chapter, standard provisions of Chapter 18.19A IMC (Central Issaquah Area Development and Design Standards) (CIDDS) apply, except for CIDDS tree regulations 10.10 through 10.14; instead Urban Villages covered by these replacement regulations shall use tree regulations in Chapter 18.12 IMC (IMC 18.12.1370 through 18.12.1390). To the extent that this chapter and Chapter 18.19A IMC do not establish applicable development and design standards, process, procedures, or other elements covering a certain subject, element or condition, development shall be governed by the Issaquah Municipal Code and other City codes.

B.    The following rules shall apply to facilitate the use of Chapter 18.19A IMC, Central Issaquah Development and Design Standards (CIDDS), with this chapter, Issaquah Highlands replacement regulations.

1.    Chapter 18.19A IMC excludes Urban Villages covered by development agreements; however, since the Urban Villages covered by this chapter are no longer regulated by development agreements, Chapter 18.19A IMC will apply to them to the extent provided in subsection A of this section.

2.    Where language in Chapter 18.19A IMC refers to “Central Issaquah” as a geographic place, it shall mean “Issaquah Highlands.”

3.    Where language in Chapter 18.19A IMC refers to “Central Issaquah vision” or “Central Issaquah Plan,” it shall be deemed to mean “Issaquah Highlands vision, goals, and guidelines (as appropriate)” when applied to properties governed by this chapter. The Issaquah Highlands vision, goals, and guidelines are located in Attachments 1 and 2 to this chapter.

4.    Where language in Chapter 18.19A IMC refers to “Development and Design Standards,” it shall include “or Issaquah Highlands Replacement Regulations, as appropriate” when applied to properties governed by this chapter.

5.    Section 1.1.E.2, Scope, in Chapter 18.19A IMC, as applied to Issaquah Highlands, shall be interpreted to read: “No administrative adjustment may be made for standards or requirements listed below, except as otherwise permitted by this code or 18.19B, where applicable:”

6.    In Table 4.3A, Levels of Review, in Chapter 18.19A IMC, the Urban Villages regulated by this chapter follow those for “Village Residential, Mixed Use Residential, Destination Retail and Mixed Use, …” IMC 18.19B.270, Processing of applications including adjustments and modifications of standards, establishes additional thresholds for levels of review for Issaquah Highlands.

7.    Central Issaquah Figures 6A and 7A and 7B do not apply to the Issaquah Highlands. For standards in Chapter 18.19A IMC which reference Figure 6A to determine the location or applicable standard of circulation facilities, existing Issaquah Highlands circulation facilities, existing or anticipated circulation demand, and block lengths, as required by Chapter 18.19A IMC, shall substitute for Figure 6A. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.040 Interpretations and conflicts.

Unless specifically identified otherwise, the Director is authorized to interpret this Code, acting on the City’s initiative, or in response to an inquiry. The purpose of interpretations is to clarify the Code responsibilities, rules, procedures, and requirements, including resolving conflicting or silent text, determining unidentified uses, etc. The vision, goals, and policies within the Issaquah Highlands replacement regulations are fixed; methods to implement can be flexible. Anyone may request an interpretation of this Code by filing a written request with the Permit Center. The Director shall respond, in writing, to all requests for formal interpretation. Clarifying language of one interpretation of this Code may be used for another interpretation of this Code. If any conflict arises between this Code and another rule, regulation, resolution, ordinance or statute which has been lawfully adopted by the City, the provision that best implements the general or specific Issaquah Highlands goals and policies shall apply, as determined by the Director. Requests for interpretations will be available to the public, on the City’s website. The Director will not act on the requested interpretation for ten (10) days following its posting on the City’s webpage. Interpretations, once issued, may be appealed to the Hearing Examiner following procedures in this title. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.050 Definitions.

The following terms, as used in this chapter, are defined below. Where definitions are not provided below, Chapter 18.19A IMC applies. If definitions are not provided in either Chapter 18.19A IMC or this chapter, then the definitions in Chapter 18.02 IMC apply as established above in IMC 18.19B.030:

Assisted living: “Assisted living,” for the purposes of allowed uses in these regulations, is any of a variety of senior care facilities that provides either permanent or temporary residence for senior citizens. These facilities must provide on-site services for residents such as common dining areas (although some facilities may offer kitchen facilities in the individual rooms), health services, such as a resident nurse. An assisted living facility is not senior housing, independent living, retirement community, adult family home or residential care facility. It may include convalescent home, skilled nursing, hospital.

Hillside and sloped sites: Sites or portions of sites that rise at an inclination of twelve (12) percent or more within a vertical elevation change of at least ten (10) feet.

Issaquah Highlands: Within this chapter, the use of the term “Issaquah Highlands” means the properties within the projects regulated by the terminated development agreements for Issaquah Highlands, TOD, and WSDOT TDR exclusive of the parcel commonly known as the Bellevue College property (Parcel 262406-9041) to which the WSDOT TDR applies until such time as it is terminated.

Natural grade: Existing grade of the site as of the adoption of the Design Manual, excluding temporary features such as stormwater or TESC ponds and stockpiles of soil.

Neighborhood serving retail: Retail which provides for the sale of goods and personal services for the day-to-day living needs of the neighborhood, as opposed to regional retail focused on drawing, and even requiring, regional customers.

Overlay: Superimposed over conventional zoning districts, it consists of a physical area with mapped boundaries and provides additional zoning information specific to that property, such as zoning cap.

Park: An element of the public realm that is outdoor, open gathering place that is designed for public access to open air spaces, for social and recreational purposes. Recreation can accommodate passive and/or active uses. The park may contain a variety of design treatments, including both soft and hard surfaces, though more landscape areas and lawn than hardscape. Modest structures such as gazebos are allowed. Parks are located in commercial and residential neighborhoods, and fulfill a wide variety of purposes, serving people of various age groups and abilities.

Retaining wall: Walls whose primary purpose is retaining soil and/or a cut or fill slope.

Senior housing: An establishment providing residence for retired persons who are not in need of medical or nursing treatment except in the case of temporary illness. Senior housing may also be called independent living or a retirement community. “Senior housing” does not include assisted living, nursing, convalescent, hospitals, or sanitariums.

Site walls: Walls that may or may not retain soil, and which may be also used for fall protection, delineation of space, substitute streetwall, etc. Retaining walls are a subset of site walls.

Sociable public realm: See Chapter 18.19A IMC, definition for “Public Realm.”

Urban Village: The Urban Villages were established to encourage innovative uses, sites and comprehensive planning of large land parcels. Master planning and development of larger parcels provide the opportunity for reasonably priced housing, enhanced public services and concurrency, infrastructure solutions and improvements, and allow creative land development through clustering, permanent preservation of wetlands and other natural areas, integration of recreational facilities and phasing of infrastructure.

(Ord. 2830 § 1 (Exh. A), 2018).

Goals, Guidelines, Development Standards

18.19B.100 Guiding principles and goals.

Attachment 1 contains Appendix A and the commitments adopted in the Issaquah Highlands Development Agreement, as modified prior to termination of the agreement. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.110 Urban Design Guidelines.

A.    Attachment 2 contains Appendix S adopted in the Issaquah Highlands Development Agreement, as modified prior to termination of the agreement.

B.    See Figure 1 for the location of neighborhood types in Issaquah Highlands. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.120 Homeowner’s or Commercial Association Architectural Review Committee (ARC).

Prior to submittal for any permit, a property owner or agent with authority to act for a property owner must demonstrate that they have either obtained ARC approval for those permits where the ARC has purview; or they must demonstrate that the ARC is inactive to the satisfaction of the Director. The Architecture and Urban Design Manual located in Chapter 18 of Chapter 18.19A IMC does not apply within Issaquah Highlands. Its functions are performed by the ARC if and until such time as the ARC is determined to be inactive. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.130 Zoning districts and permitted land uses.

A.    Purpose and Intent: The purpose of zoning and land uses is to protect public health, safety and general welfare by implementing the goals and policies adopted in the Issaquah Comprehensive Plan; the Principles, Goals, and Commitments of Issaquah Highlands; and the Issaquah Highlands Urban Design Guidelines. The intent of the zoning and land uses is to:

1.    Maintain the established character of Issaquah Highlands without preventing its growth, completion, and vitality.

2.    Retain and pursue a balanced mix of land uses that achieve the live/work/play vision.

3.    Preserving and establishing pedestrian- and bike-oriented transportation, while maintaining the functional needs of the automobile.

B.    Zoning and Overlay Created: Property zoning is established by designation on an adopted map; and, through a specific overlay. The “zoning” layer identifies the land use that is approved for every property that previously was covered by the development agreement. The overlay identifies the zoning cap (i.e., square footage and/or number of residential units) that can be accommodated on the property, exclusive of any bonus density (e.g., transferred development rights), if and where allowed.

C.    Map Adopted: The map and chart, Figure 2, identify the assigned zoning and overlay allowed for all properties previously covered (except for those properties designated CF-F which are governed by IMC 18.06.090) by the terminated development agreements for Issaquah Highlands, TOD, and WSDOT TDR (exclusive of Parcel 262406-9041).

Land Use

Zone

Overlay Description **

Urban Village Single Family

UV-SF

Zoning cap of 1 dwelling unit per existing lot

Urban Village Multifamily

UV-MF

Zoning cap of dwelling units

Urban Village Commercial

UV-COM/RET

Zoning cap of GFA*

Urban Village Retail

UV-COM/RET

Zoning cap of GFA*

Urban Village Mixed Use Residential

UV-MUR

Zoning cap for number of dwelling units and amount of GFA (Commercial/Retail) *

Community Facilities – Facilities Privately Owned

CF-FPO

HOA-owned lands in Issaquah Highlands with services and/or recreation-oriented community facilities that serve the community, such as community facilities for recreation, community gathering or events, HOA services

Community Facilities – Recreation Privately Owned

CF-RPO

HOA-owned lands in Issaquah Highlands with services and/or recreation-oriented development that serves the surrounding neighborhoods

Community Facilities – Open Space Privately Owned

CF-OSPO

Undeveloped HOA-owned lands in Issaquah Highlands

Community Facilities – Facilities

CF-F †

Publicly owned lands with outdoor recreation-oriented community facilities per IMC 18.06.090

Community Facilities – Recreation

CF-R †

Publicly owned lands with services and/or recreation-oriented development that serves the larger community and includes uses that generate high levels of traffic per IMC 18.06.090

Community Facilities – Open Space

CF-OS †

Undeveloped publicly owned lands per IMC 18.06.090

* GFA – Gross Floor Area

** Zoning cap of units and/or GFA are the overlay as well as other specific limitations or requirements associated with a parcel.

† Existing Zone; see IMC for allowed uses and standards.

D.    Allowed Uses:

1.    Intent: The purpose of establishing zoning districts is to protect the public health, safety and general welfare by implementing the goals and policies adopted in the Issaquah Comprehensive Plan and Issaquah Highlands’ goals and guidelines.

2.    Allowed Uses: The following chart identifies allowed uses. Where there is uncertainty that uses are allowed, the Director shall issue an interpretation as described above in IMC 18.19B.040 (Interpretations and conflicts).

Land Use

Zone

Issaquah Highlands Allowed Uses

Urban Village Single Family

UV-SF

Single family detached

Single family attached (townhome) on individually owned parcel

Accessory dwelling unit

Home occupation

Temporary/seasonal uses

Group home

Urban Village Multifamily

UV-MF

More than one unit of ownership or rental housing on a commonly owned parcel (apartment, condominium, duplex, triplex, four-plex)

Live/work units

Senior housing

Clubhouse, accessory or recreational uses, or manager’s center associated with a multifamily project

Daycare center

All uses allowed in the IH Single Family zone, except accessory dwelling unit may only be associated with a single unit on a single lot, and not a parcel with multiple units

Urban Village Commercial

UV-COM/RET

Assisted living, skilled nursing (minimum size of 20,000 gross sq. ft.)

Bakery, confectionery, candy

Brewery, distillery, winery, coffee roaster

Church/religious facility

Commercial-support (e.g., health and fitness center, sundry retail, copy facility, mail service)

Community center

Conference center, banquet hall

Cultural centers (e.g., museum, theater, gallery, performance, studio)

Daycare center

Furniture and home furnishings

Funeral home/memorial chapel

Healthcare (e.g., medical/dental office, hospital, laboratory, rehabilitation, clinic, pharmacy, massage therapist, chiropractor, naturopath)

Hospital

 

 

Hospitality (e.g., hotel, motel, lodging, retreat)

Indoor recreation (e.g., bowling, sports club, shooting range, dance studio)

Library

Motor vehicle sales/dealership (e.g., cars, trucks, motorcycles, scooters) [Note: both sales and storage, including of vehicles, must be enclosed within a building and have ground floor storefront orientation to the sidewalk and street, with storage screened from circulation facility view.]

Office (e.g., public, private, nonprofit, co-working, clean tech, flex commercial without retail)

Parking garage

Personal service (e.g., salon, tanning, nails, barber, massage, skin care, doggy daycare)

Restaurants, cafe, coffee shop, delis, specialty food, eateries

Bars and taverns

School (public or private)

College/university

Storage

Services including financial, real estate, insurance, ATM

Transit park and ride

Accessory transportation services, e.g., transit stop, bicycle parking station, car sharing station, electric vehicle charging, taxi

Commercial accessory uses (e.g., ATMs, drive thrus, day care)

Temporary/seasonal uses (e.g., espresso carts, food trucks, Christmas trees, flower and produce stands, farmers market, construction trailers)

Urban Village Retail

UV-COM/RET

Apparel, accessories, and leather goods

Bakery, confectionery, candy

Banking and ATM

Community center

Computer and electronics

Daycare center

Drugstore, pharmacy

Fitness (e.g., karate, dance, yoga, pilates, bicycling)

Fueling station

Furniture and home furnishings

Grocery, butcher, green grocer, and wine and liquor store

Medical/dental office

Movie theater

 

 

Neighborhood-serving retail (e.g., dry cleaners, books, laundromat, copy center, office center, small appliance repair, flowers, locksmith, housewares, jewelry, toy and game shops, personal medical supplies, garden supplies, hardware)

Parking garage

Personal service (e.g., salon, tanning, nails, barber, massage, skin care, doggy daycare)

Pet shop and supplies

Private school

Restaurant, cafe, coffee shop, delis, specialty food, eateries

Service retail (e.g., mail service, leasing office)

Sporting goods

Variety, gift, antique, or convenience store

Veterinary clinic

Accessory transportation services, e.g., transit stop, bicycle parking station, car sharing station, electric vehicle charging, taxi

Temporary/seasonal uses (e.g., espresso carts, food trucks, Christmas trees, flower and produce stands, farmers market, construction trailers, sidewalk sale)

Retail accessory uses (e.g., ATMs, drive thrus, day care)

Urban Village Mixed Use Residential

UV-MUR

All uses allowed in Multifamily, Commercial and Retail.

Community Facilities – Facilities Privately Owned

CF-FPO

HOA-owned outdoor recreation-oriented community facilities which may also include utilities and nonmotorized and vehicular access. Allowed uses include buildings, such as gazebos, covered play courts, bathrooms, dugouts, support maintenance facilities, meeting hall, community center, and similar uses. Allowed accessory uses include bicycle parking/station, electric vehicle charging station, kiosks for ticket sales, food sales, vending stands, signage, parking, and similar as determined by the Director.

Community Facilities – Recreation Privately Owned

CF-RPO

HOA-owned lands with services and/or recreation-oriented development that serves the surrounding neighborhoods. Allowed uses include playgrounds, play fields without structures and neighborhood passive use spaces, trailhead, community garden, dog park, bathrooms; may include utilities and nonmotorized and vehicular access, if allowed by the tract’s uses. Allowed accessory uses include bicycle parking/station, electric vehicle charging station, signage, maintenance facilities, vending stands for food, drink, and/or ticket sales, parking, and similar as determined by the Director.

Community Facilities – Open Space Privately Owned

CF-OSPO

Undeveloped privately owned lands which may include critical areas, utilities and nonmotorized and vehicular access. It is intended that minor and major utilities may be located in the CF-OSPO zone only after it is established that no other reasonable alternative exists. The proponent of the utility shall demonstrate that there is no other reasonable alternative by evaluating the environmental, social and economic impacts of location within the CF-OS zone, as established through the approval criteria in IMC 18.07.480(D), Approval Criteria – Public Utility Facilities. In general, the CF-OS zone is intended for low impact, low intensity uses such as permanent open space, passive hiking trails, and passive interpretative trails.

Community Facilities – Facilities

CF-F

Publicly owned lands with outdoor recreation-oriented community facilities per IMC 18.06.090. At Issaquah Highlands uses include public schools, fire stations, park and ride/transit centers, reservoirs.

Community Facilities – Recreation

CF-R

Publicly owned lands with services and/or recreation-oriented development that serves the larger community and includes uses that generate high levels of traffic per IMC 18.06.090.

Community Facilities – Open Space

CF-OS

Undeveloped publicly owned lands per IMC 18.06.090.

(Ord. 2830 § 1 (Exh. A), 2018).

18.19B.140 District standards.

A.    Building Heights and Setbacks: The following applies to all properties. See Figure 2 for locations:

Zone

Bldg Height4

Lot Size

Setbacks3

Front

Rear

Side

UV-SF

45 feet

No limitation

0 feet

4 feet1

4 feet1

UV-MF

60 feet

0 feet

5 feet2

5 feet2

UV-COM/RET

Commercial Uses: 85 feet

0 feet

20 feet2

10 feet2

Retail Uses: 40 feet

0 feet

20 feet2

10 feet2

UV-MUR

85 feet

0 feet

20 feet2

10 feet2

CF-FPO

35 feet

0 feet

20 feet2

10 feet2

1     Body of building must meet setback shown; architectural elements may be three (3) feet from property line except adjacent to an alley where a four (4) foot setback must be maintained. No setback is required for attached structures.

2     Setback only required when adjacent to single family detached residential use.

3     Note the Architectural Review Committee may apply more restrictive setbacks than the City.

4    Minimum first floor height is fifteen (15) feet in mixed use nonresidential or mixed use residential buildings.

B.    Impervious Surfaces: Each property, parcel, tract, etc., may have up to one hundred (100) percent impervious surface as allowed by current stormwater standards in the City; however, the Architectural Review Committee, Urban Design Guidelines, and other standards may result in less than one hundred (100) percent impervious surface being allowed.

C.    Floor Area Ratio (F.A.R.): A minimum FAR of 1.0 is required for nonresidential development or redevelopment. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.150 Coal mine hazard standards.

Requirements to meet “Coal Mine Mitigation zones, Exhibit 3 (Southern Area Coal Mine Standards)” and AM00-015IH (dated April 19, 2001) are now found in Chapter 18.10 IMC (critical area regulations, mine hazard areas). (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.200 Hillside sites.

A.    Purpose and Intent: Development in Issaquah Highlands should strengthen existing assets, including hillsides. These sites are essential components to the character of Issaquah and views the community cherishes. Development must respect the topographic character of each site through building design and siting, and minimizing the height of retaining walls, with the intention of blending into the native environment and retaining existing trees. For sites which include hillsides, development will minimize disturbance to the hillside, respond to the natural grade, and provide visual mitigations such as terraced walls and revegetation on disturbed areas.

B.    Standards:

1.    Projects on sites or portions of sites equal to or greater than fifteen (15) percent (minimum vertical elevation change of at least fifteen (15) feet) shall step the building foundations, building rooflines, and bench or terrace site cuts or fills resulting in buildings (foundations and overall massing) that follow the natural grade.

2.    For uphill sites, only use maximum building height and do not use average grade or averaging of building heights, for the purpose of minimizing the visual impact of the building.

3.    Exposed cuts and fills shall be minimized, and final grading recontoured and landscaped to blend into the site and appear natural. To achieve that, no changes to the natural grades (cut or fill) may be more than fifteen (15) feet.

4.    Regardless of the site’s character, retaining walls on the site shall be no taller than ten (10) feet, with trees (thirty (30) to thirty-five (35) feet o.c.) and shrubs planted in front of the wall. If taller walls are required, walls shall be terraced with enough space between walls to comfortably accommodate shrubs, vines, and ground cover, and, if the wall design accommodates it, trees. Landscape’s purpose is to soften the visual impact of walls and blend them into their setting.

5.    Buildings placed in hillside areas must be designed to blend with the surrounding hillside using colors and articulation, which are consistent with the balance of the building. Select building materials and colors to reduce the visual impact of the building.

6.    All walls will be articulated and receive architectural treatment if they are visible, including the downhill portions of the building. In addition to architectural treatment of the visible portions of foundations and lower building walls, landscape screening is also necessary.

7.    Straight, engineered, unnatural appearing slopes, walls, and/or landscape are not allowed. These must blend with the surroundings, including natural open space when present.

8.    Buildings shall not interrupt natural ridgelines.

9.    The following graphic conceptually illustrates for uphill sites how buildings, foundations, and site cuts would follow the natural grade:

(Ord. 2830 § 1 (Exh. A), 2018).

18.19B.210 Site walls.

A.    Purpose and Intent: Site walls may be necessary or desirable even on flat sites. Where they are used they must be factored into creating a public realm that is pedestrian friendly and engaging, through material selection, placement, height, etc. Some wall styles are appropriate in or adjacent to natural open spaces, while other styles are suited to the built environment. Where walls are necessary or desirable, use walls that contribute to the selected architectural style and positively add to the public realm.

B.    Standards:

1.    Site walls adjacent to pedestrian areas (e.g., walkways, sidewalks, trails) shall be no taller than four (4) feet in height. If taller walls are required, e.g., as a retaining wall, two (2) choices are available:

a.    Up to four (4) foot tall wall next to or near the pedestrian area, with taller walls (up to ten (10) feet in height) terraced behind the lower wall.

b.    Up to ten (10) foot tall wall set back from the pedestrian area with enough setback to accommodate evergreen trees spaced every thirty (30) to thirty-five (35) feet. Additional walls may be terraced behind the first wall. Setback must accommodate mature tree size without impinging on pedestrian area. Setback space between trees will be filled with shrubs and ground covers consistent with CIDDS landscape standards.

c.    In all cases of terracing, walls shall be terraced with enough space between walls to comfortably accommodate shrubs, vines, and ground cover, and, if the wall design accommodates it, trees, to soften the visual impact of walls and blend them into their setting.

2.    Wall materials shall complement the selected architectural styles, such as block or shotcrete covered soil nail walls. Wall materials shall not distract from the overall composition and the selected architectural style. Tri-plane faced block is an example of a distracting and busy wall material.

3.    Materials shall be scored or changed at a pedestrian scale frequency. Pedestrian scale materials include brick and other block or modular element. If concrete is used, it shall be treated architecturally with scoring or other detailing, at a human scaled frequency.

4.    Walls up to four (4) feet in height and longer than thirty-five (35) feet in length will be articulated and modulated, at a frequency of, at a minimum, thirty-five (35) feet.

5.    Rockeries or timber walls may not be used except when adjacent to natural open spaces. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.220 Parks and plazas.

A.    Purpose and Intent: The purpose of this section is to encourage a variety of gathering and recreational opportunities through the inclusion of parks and plazas in Issaquah Highlands. It is expected that good design principles will be applied to all spaces, including:

1.    Create gathering and recreational opportunities that are visually inviting to users.

2.    Provide enjoyable places to sit, walk, gather or play.

3.    Achieve the desired community functions.

4.    Encourage variety and interest within the urban environment.

5.    Ensure visual and functional continuity.

6.    Provide for comfort and safety.

7.    Emphasize quality.

8.    Promote the wise and efficient use of natural resources.

B.    Parks Provisions and Locations:

1.    Within Issaquah Highlands, existing parks shall be retained as open space. Park locations are shown on Figure 3, map and chart. Removal or reduction of any existing park shown or listed on Figure 3, or required by subsection (D)(1) of this section, must be approved through a Council modification process as outlined in IMC 18.19B.270 (adjustment and modification of standards).

2.    Required park facilities, as established by the Issaquah Highlands Parks Plan (October 19, 2001), shall be retained, unless a Level 2 administrative adjustment of standards is approved substituting an equivalent activity; or as otherwise approved by the City Council. The following list summarizes the facilities required by the Issaquah Highlands Parks Plan:

Facility

Number required

Location

Play Lots/Playground

3 or 4

Central Park

Ashland Park

Firehouse Park

Black Nugget Park

Basketball1 or Sports Courts

5

Park Dr

Firehouse Park

Firehouse Park

Magnolia Park

Black Nugget Park

Black Nugget Park

Trailhead Park

1

Central Park

Picnic Area

3

Central Park, Pad 1

Grand View Park

Black Nugget Park

Softball/Baseball Field

4

Central Park, Pad 1

Central Park, Pad 2

Central Park, Pad 2

Grand Ridge Elementary

Soccer Field

4

Central Park, Pad 1

Central Park, Pad 2

Central Park, Pad 3

Central Park, Pad 3

5-Acre Passive Park

1

Central Park

Tennis Courts

6

Central Park, Pad 2

Central Park, Pad 2

Black Nugget Park

Black Nugget Park

Central Park, Pad 1

Central Park, Pad 1

1 Each 1/2 basketball court satisfies one obligation.

C.    General Standards: The following general requirements shall apply to parks, plazas, and informal gathering areas. Any outside resources referenced in these standards (e.g., ASTM, ISA standards, or ANSI) shall use the most recent version; or the Director may substitute a more current and equivalent code or resource in consultation with the Parks Director and best practices.

1.    Views and linkages to streets and other public spaces and buildings shall be respected and reinforced through site planning and/or design elements.

2.    Children’s play areas and activities should be located away from streets on which the road design speed exceeds thirty-five (35) miles per hour. Children’s play areas and activities located within a facility that is adjacent to a street shall consider measures (e.g., hedges and fences) necessary to protect children’s safety.

3.    Where possible, summer shade areas should be incorporated when providing children’s play areas. Shading may be accomplished by deciduous landscaping, architectural elements, temporary structures, or other means.

4.    All play areas and structures shall conform to the requirements noted in the current editions of publication F1487 “Standard Consumer Safety Performance Specifications for Playground Equipment for Public Use,” published by the American Society for Testing and Materials (ASTM), and “The Handbook for Public Playground Safety,” published by the United States Consumer Product Safety Commission.

5.    Temporary structures and portable carts may be permitted.

6.    Portable carts must maintain at least four (4) feet of unobstructed sidewalk between the cart and the sidewalk edge for pedestrian movement and obtain applicable or associated licenses, permits or approvals.

7.    Adequate drainage shall be provided.

8.    Access for maintenance shall be provided.

9.    Maintenance costs shall be taken into consideration.

10.    Electrical and water service shall be provided as needed for irrigation, event lighting, park lighting, security, maintenance, water features or drinking fountains.

11.    When used, design and locate lighting to minimize adverse impacts on abutting uses, streets, or critical area habitats.

12.    Benches and trash receptacles shall be incorporated where appropriate.

13.    Bollards or other devices shall be used for limited controlled vehicular access and where appropriate for emergency and maintenance access.

14.    Plans shall conform to any applicable requirements of the Americans with Disabilities Act (ADA).

15.    Perimeter plantings shall be compatible with the style of adjacent landscaping.

16.    Native, drought tolerant, or plant materials supportive of urban wildlife habitat shall be used where appropriate.

17.    Continued maintenance and selective pruning and removal of vegetation which may be hazardous to the safety, visibility, and clearances of pedestrians, bicyclists, and automobiles. All pruning shall be done in accordance with the International Society of Arboriculture Standards as amended. Topping (the severe reduction of branches without consideration of the specifications for cutting back) of trees is prohibited.

18.    All fertilizer and pesticide applications shall conform to the City standards. Fertilizer and pesticide applications shall be made in a manner that will inhibit their entry into waterways, wetlands and storm drains.

19.    All plants shall be adapted to their sites (sun exposure, cold hardiness, hydrozones, soil type, soil pH, etc.). Plants with differing environmental/cultural requirements shall not be used together if desirable circumstances cannot be provided for both. New plant materials shall consist of native or drought tolerant varieties or nonnative species that have adapted to the climatic conditions of the Greater Issaquah area and in conformance with Chapters 10 and 16 of Chapter 18.19A IMC (Landscape Development and Design Standards).

20.    All plant materials used shall meet the most recent American Association of Nurseryman Standards for nursery stock: ANSI 260.1.

21.    Plants having similar water use characteristics (hydrozones) shall be grouped together.

22.    All landscaped areas shall incorporate water conservation measures.

23.    Parks and plazas shall be located to minimize construction impacts on critical areas.

24.    Soil amendments may be necessary for a healthy growing medium, which will increase the survival rate for new planting and reduce ongoing maintenance requirements:

a.    Incorporate water and nutrient holding materials into the soil as deep as possible. Use fully composted organic material.

b.    Mulch new planting areas to minimize evaporation, reduce weed growth and slow erosion. Use fully composted material.

c.    Feather all mulches used in planter beds to the base of the plants.

d.    Water tubes should also be added to the tree plantings to allow water to penetrate the soil.

D.    Parks – Net New Development:

1.    With net new residential development, new parks will be provided at the minimum rate of two hundred fifty (250) square feet per residential unit. The requirement only applies to “net new” units. That is new dwelling units constructed, above and beyond those in place upon effective date of this code or those dwelling units whose land use permits are vested by a separate development agreement or per IMC 18.19B.280. To meet the requirement, the parks must have the following characteristics:

a.    Parks will comply with the applicable Issaquah Highlands goal and guideline documents.

b.    The park space must be provided on site. For multifamily projects this means as part of the parcel. For single family plats, parks would be an integral part of the plat, though potentially on a separate tract or parcel.

c.    The park shall have visual and recreation variety pedestrian amenities, and appeal to the senses. It will engage all age groups through elements such as seating, lighting, water features, special paving, landscaping, artwork and special recreational features. It will provide both sun and shade.

d.    Locational characteristics: away from surface parking lots, loading/waste collection/service areas. The land shall be configured to be useable, pleasant, and an integral component of the project or plat in which it is located. It will not be located on “leftover” property or in locations that are isolated or hidden which might create security or perceived safety concerns.

e.    The park should have an access easement.

E.    Plazas: Plazas are outdoor open gathering places which are primarily hard surface, but which may contain landscaping. They denote important places, create a focus, and/or increase light and air at street level. They also function as points of orientation. They may be located adjacent to buildings, within a park or other open space, or independent. The following general requirements shall apply to plazas in Issaquah Highlands. See IMC 18.19B.220 for specific Issaquah Highlands plaza standards:

1.    Plazas may be constructed with concrete, pavers, or special paving material. Asphalt is not permitted.

2.    Root barriers shall be provided for all trees planted within plazas.

3.    Seating must be provided. The seating may be fixed or moveable, or a combination of both. Required seating may be provided by ledges, fountains, sculptures, benches, chairs, stairs, etc. At least two (2) of the seats shall meet ADA standards. For purposes of determining the number of seats provided on a bench, ledge, fountain, etc., eighteen (18) lineal inches on a horizontal surface is considered one (1) seat.

4.    The spacing, location and type of required street trees may be modified when adjacent to a plaza.

5.    A portion of a plaza may be used for reserved seating for restaurants or other uses.

6.    Permanent structures may be provided within a plaza provided they do not preclude use of and access to the plaza by the general public. Structures may be enclosed or open air and may be leased for commercial use.

7.    Physical obstructions between a plaza and a sidewalk or public park shall be designed to provide sufficient visibility to protect the public safety of the users of the plaza and to ensure that public access to the plaza is convenient, obvious and welcoming. No walls or structures shall exceed thirty-six (36) inches in height above the abutting sidewalk or public park for a total of more than fifty (50) percent of the lineal footage along one (1) side of a plaza that directly abuts a public street right-of-way or public park.

F.    Plazas with New Development: At a minimum, new plazas will be provided at the rate of twenty-five (25) square feet per one thousand (1,000) square feet of new nonresidential construction, except new public school facilities. The plaza shall be provided on site. It may be broken into multiple spaces; however, when multiple plazas are selected no plaza which counts to the requirement may be smaller than two thousand (2,000) square feet in size. Plazas shall be located to serve both the site’s users and the public.

G.    Park or Plaza Relocation: Where a parcel is being redeveloped and Figures 3 and/or 4 show an existing park or required plaza being identified on that property, the applicant may propose to relocate the park or plaza with the same or better square footage, functional equivalence, and sense of public access without requiring Council approval. Approval shall occur with the required land use and construction permits.

H.    Figure 4 identifies the required Town Center plazas, which shall be retained. Removal or reduction of any of the plazas shown or listed on Figure 4 must be approved through a Council modification process as outlined in IMC 18.19B.270. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.230 Trails.

A.    Purpose and Intent: The purpose and intent of this section is to encourage a variety of experiences through public and private trail systems, on which no motorized vehicles are permitted. Minimum requirements and standards are established to promote safety, incorporate maintenance considerations, identify infrastructure requirements, and reduce the impact of development on the environment. It is expected that good design principles will be applied at all times, including:

1.    Safety and accessibility to trail users;

2.    Well-built trails, constructed in a manner appropriate to their use, users, and location;

3.    Environmental stewardship; and

4.    Well-planned connections between properties, open spaces, and to the identified regional trails of Issaquah Highlands.

B.    General Standards: The following requirements apply to all trail types. Any outside resources referenced in these standards (e.g., ISA standards, or ANSI), shall use the most recent version; or the Director may substitute a more current and equivalent code or resource in consultation with the Parks Director and best practices:

1.    Adequate drainage shall be provided.

2.    Locate trails to minimize construction impacts on critical areas. Trail corridors may meander to avoid impacts to critical areas and to correspond with topographical conditions.

3.    Nonmotorized circulation shall be located in areas with minimum slopes, where possible, to provide access to people of various age groups and abilities. Where slopes cannot be avoided, nonmotorized surfaces up to twelve (12) percent may use soft surfaces where that surface type is allowed by subsection C of this section. Slopes between twelve (12) percent and fifteen (15) percent must be hard or stabilized surfaces appropriate for the trail type (e.g., hard surfaces may not be used in critical areas). Where slopes are twelve (12) percent or greater, stairs may be required. Where steps are used, there must be a minimum of two (2) steps, and they must be generally level. Also where stairs are appropriate or necessary, bike rails may be required.

4.    Border plantings shall be compatible with adjacent landscaping in terms of irrigation, maintenance and style.

5.    Trails that will be maintained by the City shall contain low maintenance border plantings.

6.    Incorporate the use of native, drought tolerant, or landscape material supportive of urban habitat, where appropriate.

7.    If used, design and locate pedestrian lighting to minimize impacts to abutting uses or critical area habitats.

8.    The incorporation of rest stop facilities (benches and trash receptacles) should be provided, where appropriate.

9.    Bollards or other devices for controlling vehicular access at street connections and other appropriate locations shall be provided for emergency and maintenance access.

10.    Trails shall be maintained so as to minimize vegetation that may be hazardous to the safety, visibility, and clearances of trail users. All pruning shall be done in accordance with the most recently adopted version of the International Society of Arboriculture Standards and consistent with Chapters 10 and 16 of Chapter 18.19A IMC (Landscape Development and Design Standards). Tree topping (the severe reduction of branches without consideration of the pruning specifications) is prohibited.

11.    Trails shall be located to minimize light and noise impacts on neighboring residential uses.

12.    Trails shall be located in areas with minimum slopes, where possible, to provide recreational access to people of various age groups and abilities.

13.    Provide signage or other indicators for trail user safety at intersections with streets.

14.    Landscape planting or buffers required by trail standards may be used to meet the trail border requirements.

15.    No fences are allowed within a trail corridor.

16.    Trail borders shall be maintained to provide safe trailside and head clearances.

17.    Where appropriate, the trail tread should be comprised of a structural base to support bicycle use on soft surface trails.

18.    Trails located within critical areas shall comply with the standards set forth in Chapter 18.10 IMC (critical area regulations).

19.    The following trails are allowed in critical areas: multi-purpose (critical areas), neighborhood trail, and forest path. All other trail types are prohibited.

20.    Signs indicating permitted uses shall be placed at every trail entrance. Trail signs shall conform to a design approved by the City of Issaquah in conformance with Chapter 9 of Chapter 18.19A IMC (Sign Standards) and Chapter 18.10 IMC (critical area regulations).

21.    Corridors shall allow for adequate sight distances, based on uses and locations.

22.    Signs requiring bicyclists to dismount on boardwalk portions of trails shall be posted.

C.    Trail Dimensions, Surfaces, and Users.

Trail type

Dimensions

Surface Type Alternatives

Users

 

Trail1

Shoulder

Border2

Corridor

Asphalt

Concrete

Special paving

Crushed rock3

Mulch

Board-walk

Primary

Secondary4

Prohibited

Multi-Purpose

10 to 12 ft.

2 ft.; or 1 ft. on one side and 3 ft. on the other

4 ft.

22 to 24 ft.

 

 

 

Pedestrian

Bicycle

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

Multi-Purpose (critical areas)

8 to 10 ft.

n/a

abuts noncritical area: 4 ft.

abuts critical area: 4 ft. veg. restored up to edge

16 to 18 ft.

 

 

 

Pedestrian

Bicycle5

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

Neighborhood Trail

6 to 8 ft.

n/a

4 ft.

14 to 16 ft.

6

6

6

Pedestrian

Bicycle

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

Forest Path

4 ft.

n/a

n/a

12 ft.

 

 

 

Pedestrian

 

Motorized

Equestrian

Bicycles

Skateboards

Roller Skates

Roller Blades

Feature Pedestrian Way

walk: 8 ft.

stairs: 8 ft.

optional ramp: 4 ft.

n/a

borders: 8 – 16 ft.

median: up to 4 ft.

24 to 40 ft.

 

 

 

 

Pedestrian

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

Bicycles

Feature Pedestrian Way (hardscape or container planting)

walk: 8 ft.

stairs: 8 ft.

optional ramp: 4 ft.

n/a

borders: 5 – 16 ft.

median: up to 4 ft.

18 to 40 ft.

 

 

 

 

Pedestrian

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

Bicycles

Combined Use8

8 ft.

n/a

n/a

Maintenance vehicle access road

 

 

 

 

Pedestrian

Bicycle

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

Neighborhood Walk

4 ft.

n/a

3 to 4 ft.7

10 to 12 ft.7

 

 

 

 

Pedestrian

Bicycle

Skateboards

Roller Skates

Roller Blades

Motorized

Equestrian

1     Trail widths and trail corridors may be increased upon request by the applicant and approval by the Director.

2    “Border” means a planting area adjacent to the trail shoulder or trail. Borders may coincide with required landscaped buffers or landscape on adjacent property. Borders shall be measured from the outside edge of the trail tread, except for multi-purpose trails that shall be measured from the outside edge of the shoulders.

3    Mineral soils will be used when they are present; crushed rock will be used if mineral soils and/or structural base cannot be established and following best practices. Crushed rock may not be used within twenty (20) feet of right-of-way.

4    Secondary uses or unlisted nonmotorized uses are permitted when the trail can be designed to make the secondary uses compatible, safe, and acceptable with pedestrian activity. Secondary users may encounter segments of a trail which will require caution or a detour due to specific trail tread surfacing. The Director must approve changes to the list of primary or secondary users.

5    Bicyclists must dismount on boardwalks.

6    For critical areas and surface water management facilities only.

7     Borders may be reduced to three (3) feet when low shrubs and ground cover are used. In the case of three (3) foot borders, the trail corridor will be reduced to ten (10) feet.

8    All weather surface required.

D.    Description of Trails for Use in Issaquah Highlands:

1.    Trails will retain the designation (trail type) under which they were reviewed and constructed. If it is unclear which trail standard was used, the Director will make a determination based on the closest description below and dimensions and/or materials above.

2.    Description of Trails:

a.    Multi-Purpose Trail: Multi-purpose trails are high-use paved trails designed to provide recreational opportunities for pedestrians and nonmotorized wheel users. Multi-purpose trails are intended to provide or connect with community-wide or regional routes for pedestrians and nonmotorized wheel users. They should be located to link major community facilities, recreational complexes, schools, other multi-purpose trails, and major transportation access points to community-wide or regional routes.

b.    Multi-Purpose Trail (Critical Areas): Multi-purpose trails through critical areas are soft surface trails intended to provide flexibility when a multi-purpose trail moves through a critical area. They provide pedestrian and bicycle movement through critical areas with minimal disturbance.

c.    Neighborhood Trail: Neighborhood trails are hard or soft surface trails designed to provide recreational opportunities for pedestrians. They are intended to provide connections between neighborhoods or between neighborhoods and community land uses and to interconnect sidewalk systems. Typically, neighborhood trails should be located in or adjacent to neighborhoods, open spaces or critical areas.

d.    Forest Path: Forest paths are narrow, soft-surface, low impact trails that meander through critical areas, critical area buffers and forested areas with existing vegetation. Forest paths are constructed, pursuant to U.S. Forest Service Standards, to minimize impacts and to adapt to existing conditions such as steep slopes and heavily vegetated areas. Forest paths are low usage trails that provide an environmental and recreational experience. Additionally, where these trails traverse areas subject to frequent inundation from water, a boardwalk-type tread may be used to enable pedestrian passage. The intent of the forest path is to provide pedestrians connections through forested areas (such as uneven surfaces, steeper grades, rocks, etc.).

e.    Feature Pedestrian Way: Feature pedestrian ways are hard surface promenades connecting major community focal points. They may include a mixture of stairs, ramps and walkways. Feature pedestrian ways provide direct visual and physical access from neighborhoods to major community event locations or between major community focal points. Feature pedestrian ways will conform to the Americans with Disabilities Act (ADA) as required by ADA specifications.

f.    Feature Pedestrian Way (Hardscape or Container Plantings Border): Feature pedestrian ways (hardscape or container plantings border) are hard surface promenades connecting major community focal points. They may be used when a feature pedestrian way corridor abuts a mixed use, retail or commercial use. When a feature pedestrian way corridor abuts a mixed use, retail or commercial use, hardscape or container plantings may replace the planted border requirement. Hardscape includes, but is not limited to, paving materials, fountains, sculpture or art. Feature pedestrian ways (hardscape or container plantings border) will conform to the Americans with Disabilities Act (ADA) as required by ADA specifications.

g.    Combined Use Trail: Combined use trails are designed to provide recreational opportunities for pedestrians on maintenance vehicle access roads, especially those associated with water quality systems. They are intended to provide a recreational trail experience in and around open space areas. The route of the trail may meander within the width of the road.

h.    Neighborhood Walk: Neighborhood walks are short, small-scale paved walks designed to provide recreational opportunities for residents or others in the area which the neighborhood walk serves. Typically, they should provide walking route alternatives to sidewalks within the area served or provide a relatively “secret” connection between the sidewalk system in an area and a neighborhood or community-wide trail. For example, a neighborhood walk may be used to connect two cul-de-sacs or provide a midblock shortcut.

E.    Existing Trails:

1.    All trails in existence in Issaquah Highlands upon the date of adoption of these standards shall be retained. Removal or reduction of an existing trail must be approved through a Council modification process as outlined in IMC 18.19B.270.

2.    Where a parcel is being redeveloped and a previous land use permit shows an existing trail on that property, the applicant may propose to relocate the trail with the same or better classification, connectivity, and sense of public access without requiring Council approval. Approval shall occur with the required land use and construction permits. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.240 Single family and townhouse standards.

A.    Applicability and Purpose: The single family and townhouse standards are for use with residences in the UV-SF zone. The purpose is to retain the design and development standards used in building Issaquah Highlands and which created residential streetscapes that emphasized people, pedestrians, and homes while reducing the impact of the automobile and garage on them.

B.    Design and Development Standards:

1.    Unit Orientation: The front door of the unit will face the street or public pedestrian route, and will have a prominent presence from the street through its placement, orientation, architectural elements, and proportions. Each unit will have a pedestrian walkway between the public pedestrian route and the front door, separate from the driveway. There may also be a pedestrian connection from the driveway to the front door or front walk.

2.    Parking and Driveways:

a.    Single Family Driveway Dimensions:

(1)    Each lot with driveway access from a street, woonerf, or similar facility except an alley shall provide a driveway which has an eighteen (18) foot minimum length and maximum driveway width of twenty (20) feet. Where driveway parking is not needed or possible, driveways shall be limited to eight (8) feet or less in length, and use other techniques which communicate that parking on the driveway apron is prohibited.

(2)    Where lots are narrower than forty (40) feet, the driveway cut within the right-of-way may not be wider than sixteen (16) feet plus two (2) foot wings.

(3)    Where a wider driveway is functionally necessary (such as to serve a three (3) car garage), use landscape or other elements acceptable to the Director to break the driveway into sections, each twenty (20) feet or less in width. See example below.

(4)    Where a lot has alley access, all vehicular access to the lot must be from the alley. Driveways from alleys must have an eighteen (18) foot minimum length where parking is desired, and shall be limited to four (4) feet or less in length where parking is prohibited.

(5)    A lot may have one (1) driveway cut from a street or other circulation facility with a pedestrian component, unless the driveway forms a “U” in which case two (2) driveway cuts are allowed.

(6)    Lots on NE Harrison Street, NE Harrison Drive, Harrison Court NE, and Harrison Way NE may choose to provide an autocourt instead of driveway if all of the following criteria are met; however, all other single family garage requirements must be met including the house in front of the garage and a maximum twenty (20) foot curb cut and vehicular drive to access the autocourt:

(A)    The front door of the house must be prominent and apparent from the street.

(B)    The autocourt must be in a regular, geometric shape such as a square, rectangle, circle, or oval, without added stubs for backing or parking, and create a cohesive, coherent design.

(C)    The autocourt is sized for access to multiple garage entries, but is not oversized to accommodate more than two (2) cars parking within the autocourt.

(D)    The autocourt is paved in concrete, pavers, or other non-asphalt materials.

(E)    The autocourt is set back a minimum of three (3) feet from the public sidewalk. The setback contains a hedge, wall, or combination that is at least three (3) feet tall, opaque at the time of installation, and in the case of the hedge three (3) feet wide.

b.    Townhouse Driveway Dimensions (Attached Single Family on Individual Lots in UV-SF):

(1)    Each standard lot with driveway access from a street, woonerf, or similar facility except an alley shall provide a driveway which has an eighteen (18) foot minimum length. Maximum driveway width for a single car width shall be no more than ten (10) feet and for a double car width shall be no more than sixteen (16) feet; however, the driveway shall be no greater than sixty-seven (67) percent of the lot or unit width. Where driveway parking is not needed or possible, driveways shall be limited to eight (8) feet or less in length, and use other techniques which communicate that parking on the driveway apron is prohibited.

(2)    Where a townhouse has alley access, all vehicular access to the townhouse must be from the alley. Driveways from alleys must have an eighteen (18) foot minimum length where parking is desired, and shall be limited to four (4) feet or less in length where parking is prohibited.

c.    Materials: Driveways shall not be asphalt; acceptable materials include concrete, exposed aggregate, and pavers.

3.    Garages:

a.    Garages which face a circulation facility with a pedestrian component shall have a maximum width of fifty (50) percent of the overall building width, unless the building’s facade is less than thirty-six (36) feet wide. On building facades (attached or detached) less than thirty-six (36) feet in width, facing a street or circulation facility whose facade includes both a front door and a garage, the width allotted to the garage should be minimized, and the width devoted to the front door and living space should be maximized; however, in no case shall the front door and the space on either side of it be less than six (6) feet in width. In addition, other elements that emphasize the presence and importance of the front door shall be including weather protection, lighting, landscape, special paving, etc.

b.    Garages must be sized to accommodate the required on-site number of standard-sized parking stalls, waste containers, and storage. Room for containers to hold three (3) waste streams shall be provided inside the garage.

c.    In all cases, the presence of the garage shall be minimized from the street, woonerf, or similar facilities, which have a pedestrian component. Garages shall be set back a minimum of five (5) feet behind the front exterior walls of the residential living space and use elements such as overhangs (e.g., living spaces, terraces, trellises) to shade the garage doors to minimize their presence; except for certain homes on Harrison Way NE. See subsection (B)(3)(d) of this section.

d.    Due to expansive soils, the following Harrison Way NE homes (1748, 1756, 1764, 1772, 1780, 1788, 1796) may have garages in front of the house/living space, if they meet all of the following garage forward standards as follows:

(1)    Presence of the House: Maximize the proportion of lineal feet of occupied house frontage, minimize the proportion of garage frontage.

(2)    Prominent Architectural Features: Use prominent architectural elements at the front door and/or entry walk, as well as other nongarage portions of the house, to draw focus to the front door while taking attention away from the garage.

(3)    Roof Forms: To reduce the prominence of the garage, use roof forms that incorporate the garage into the overall form and composition of the house.

(4)    Single Doors: Must use single garage doors rather than double doors, even when three (3) car garages are provided.

(5)    Detailed Doors: Use garage doors which have detail and articulation contributing to the overall human scale and visual interest of the house.

(6)    Garage Doors Diversion: Use the arrangement and position of the other house elements (rooms, decks, roofs, etc.) to reduce the prominence of the garage by (in required order of action, though multiple techniques may be necessary and employed):

(A)    Overhanging or recessing the garage. The overhang should be living space or covered outdoor space.

(B)    Placing living space or roofed outdoor space above the garage.

(C)    Continuing a roof, trellis, or similar element above the garage doors to provide shade and reduce the garage’s prominence.

(7)    Materials and Colors: Use colors, materials, etc., to either integrate the garage into the house or create a complementary base for it.

(8)    Architectural Detailing: Use architectural detailing (open grill work, detailed balustrades, concrete detailing), more textured materials, and hardware (lighting fixtures, house numbers, handrails, etc.) to humanize the scale of the garage adjacent to the sidewalk.

(9)    Garage-Sidewalk Relationship: The garage should be set back a distance which minimizes pedestrian/vehicular conflicts.

(10)    Garage Door Color: Garage door color should be neither too light (draws attention) or too dark (looks like a cave).

(11)    Driveway Width: To reduce the driveway impacts on pedestrians, minimize the driveway width as it crosses the sidewalk.

(12)    Driveway Paving: Use paving materials and/or texture to integrate hardscape. Thus the driveway is not vacant space waiting for a car, but a courtyard or other people-oriented space. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.250 Woonerf standards.

A.    Purpose and Intent: “Woonerf” is a Dutch term which means a circulation area shared by pedestrians, wheeled users and vehicles, and accessible to surrounding uses. While pedestrians and vehicles mingle, the pedestrian, rather than the vehicle, is accorded the dominant role. Special layout and street furniture emphasize the prime function of the area as being a place for people. Driving speed is reduced to walking speed, and parking is allowed only in designated areas. Woonerfs are located in areas where urban space is encouraged to extend into the street. Elements of woonerfs may vary depending on the abutting uses. Access and use provisions shall be the same as those pertaining to public or private streets.

B.    General Requirements: The following special requirements shall apply to woonerfs:

1.    Woonerf designs shall accommodate vehicles but emphasize pedestrian use.

2.    Paving materials shall not include asphalt. Concrete, stamped concrete, pavers, or other durable materials which will support vehicular loads may be proposed for use.

3.    The entrance(s) shall be clearly signed with “pedestrians have right of way” or other approved signage. The entrance will also be distinguished by a driveway cut (see Chapter 18.19A IMC, Section 6.4.K for the appropriate standard) and other changes such as surface materials or grade.

4.    Woonerfs are designed with an inverted crown. No curbs may be used except in special circumstances:

a.    Adjacent to parking;

b.    Where surrounding grades cannot accommodate inverted crown drainage; or

c.    As approved by the Director.

    Where curbs are approved, all curbs shall be vertical; no extruded curbs are allowed.

5.    With the review of site work, landscape, and/or building permits, houses fronting on any woonerf shall limit height or presence of elements (e.g., walls, landscaping) directly abutting the woonerf that would inhibit drivers and pedestrians (especially small children) exiting lots from seeing each other.

6.    A clear area of at least two (2) feet in depth shall be provided on the lot, so that emerging drivers or pedestrians can see and be seen by approaching traffic. This shall be provided in front of any adjacent entrances to dwellings, businesses, or garages, where potential pedestrian/vehicular conflicts may occur, and ensure adequate sightlines and landings.

7.    Where parallel parking is allowed, it may be incorporated where there are uses that would use and benefit from its presence. No head-in or angled parking is allowed. The parking will be located on the side of the woonerf without curb cuts to maximize the number of available parking stalls. Parking areas, if provided, shall be clearly recognizable and parking spaces shall meet the dimensional requirements of Chapter 18.19A IMC, Chapter 8 (Parking).

8.    Traffic calming devices shall be provided as necessary to reduce driving speed to walking speed, taking into consideration emergency services access needs and in consultation with the Fire Marshal.

9.    Pedestrian and vehicular routes shall not be differentiated by curbs or striping.

10.    The woonerf shall be sufficiently well lit after dark to enable drivers to see potential obstacles such as changes in level, and for drivers and pedestrians to see each other. See Chapter 18.19A IMC, Chapter 17 (Lighting).

11.    A woonerf may serve up to twenty-nine (29) homes. More intense uses require further analysis and approval by the Director.

12.    A five (5) foot easement shall be provided on each side of the woonerf to accommodate street trees and other landscape to benefit the pedestrian and ensure the trees are protected. This may be reduced if the side yard of a lot is adjacent to one (1) or both sides of the woonerf. In that case a three (3) foot landscape easement is required on each side, between the edge of the woonerf and any fencing on the private lot. Front door walkways and driveways may cross the easement to access each residence.

13.    Dead-end woonerfs, where a fire truck turnaround is not required, shall provide a method for private vehicles to turn around, such as easements on driveways, hammerheads, etc., as acceptable to the Director.

14.    Public utilities associated with dead-end woonerfs shall be designed so that City maintenance vehicles do not have to enter the woonerf to maintain City utilities.

15.    Public utilities which are owned and maintained by the City and which are located on dead-end woonerfs shall be designed so that City maintenance vehicles do not have to enter the woonerf to maintain the City utilities.

16.    Woonerfs shall be privately owned and maintained.

C.    Woonerf Standards: There are three (3) configurations of woonerf that may be constructed. See Figure 5, below.

1.    Type 1: woonerf with through traffic or fire turnaround:

a.    Two (2) ten (10) foot travel lanes;

b.    Seven (7) foot parking one (1) or both sides (optional).

2.    Type 2: dead-end, more than three (3) residences:

a.    Eighteen (18) feet wide;

b.    Maximum length shall be determined in consultation with the Fire Marshal based on whether fire trucks may enter and the distance a fire hose may be pulled;

c.    Parallel parking may be allowed within the woonerf with extra width of eight (8) feet and if there is no impact to emergency service access needs.

3.    Type 3: dead-end, limited to three (3) residences:

a.    Fifteen (15) feet wide;

b.    Maximum length shall be determined in consultation with the Fire Marshal based on whether fire trucks will enter and the distance a fire hose may be pulled;

c.    No parking is allowed within the woonerf.

Figure 5 – Woonerf Sections

(Ord. 2830 § 1 (Exh. A), 2018).

18.19B.260 Home occupations standards.

A.    Home occupations are permitted in Issaquah Highlands. A business license issued from the City shall be required and the type of business shall be as described in IMC 18.07.470. Additional business types not listed in the IMC shall be allowed subject to approval by the Director, and determined by:

1.    Client parking demand;

2.    Nuisance characteristics (e.g., air emission, vibration, noise, heat, light and glare); and

3.    Conformance with the home occupation criteria listed below.

B.    Home occupations shall meet all of the following criteria:

1.    Number of employees: maximum one (1) person from outside the residential unit.

2.    Gross floor area: no maximum.

3.    Signs:

a.    Nameplate as allowed by Chapter 18.19A IMC, Chapter 9.

b.    Where there are ground-related residential units on streets designated for sidewalk use in Chapter 12.05 IMC, legal and permitted home occupations may choose to add a pedestrian-oriented sign as regulated by Chapter 18.19A IMC, Chapter 9, as an additional sign for home occupation.

4.    Outside storage or display: none permitted.

5.    Off-street parking: none required (except as required for residential use).

6.    Deliveries to site: permitted; provided, that the quantity of deliveries and the type of delivery vehicle do not negatively impact the neighborhood in which the home occupation is located.

7.    Customers: maximum one (1) customer vehicle at any given time.

8.    Other Requirements:

a.    Owner/operator of the home occupation must reside on site;

b.    Business area will not be counted towards zoning cap in the overlay. (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.270 Processing of applications including adjustments and modifications of standards.

A.    Adjustment of Standards: Any revisions not specifically excluded by subsection F of this section (Council Modifications), or Chapter 18.19A IMC (Section 1.1(E)), may be approved by the Director. The criteria and process for review are in Chapter 18.19A IMC.

B.    Commission Review of Certain Land Use Permits As Established by Chapter 18.19A IMC or This Title: Following the termination of a development agreement, where review of subsequent permits is required to be at a Commission, the review will occur at the Development Commission.

C.    Preliminary Plats and Required Community Conference:

1.    Following determination that a complete submittal for preliminary plat has been received, City staff shall schedule a community conference with the Development Commission, unless another commission or board has reason to hold a meeting for this project. Then that commission or board would hold the community conference, e.g., Rivers and Streams Board.

2.    The community conference is an informal public meeting hosted by the Commission. The purpose of the community conference is to generate discussion, raise issues, and propose creative options relative to the proposed preliminary plat. It is intended to provide a means by which the applicant, staff, the Commission, and the public work together in a productive and creative manner to initially review the proposal’s compliance with the Comprehensive Plan; this chapter, replacement regulations; and, as applicable: Chapter 18.19A IMC, CIDDS; and the IMC.

3.    Following the community conference, staff with the assistance of the applicant (if they choose) will prepare a community conference response memo. The memo will summarize topics, concerns, and opportunities raised at the community conference; review them within the context of the proposal and applicable codes; provide responses from staff and the applicant (if they choose to respond); and provide a conclusion for each topic as to what should or should not happen relative to the proposal and applicable codes.

4.    The community conference response memo will be provided to parties of record and the Development Commission. They will be given a two (2) week comment period in which to provide additional comment as to the content and responses contained in the memo.

5.    If consistent with Code, any further comments received shall be incorporated into the community conference response memo, and applied either as corrections to the plat drawings or proposed conditions of approval.

6.    The final community conference response memo shall be an attachment to the Hearing Examiner staff report.

D.    Thresholds Triggering a Site Development Permit Review: A site development permit or Level 3 review is required for those development proposals or uses with any one (1) or more of the following characteristics:

1.    The site is equal to or greater than three (3) gross acres.

2.    The proposed building(s) on a site are equal to or greater than forty-five thousand (45,000) square feet of gross floor area.

3.    The site’s primary access and/or street frontage are located on and/or the site abuts one (1) or more of the following streets: Highlands Dr. NE, 9th Ave. NE, NE Park Dr. (west of the BPA corridor), NE Discovery Dr., NE Ellis Dr., NE Federal Dr.

E.    Subdivision of Land or Adjustment of Property Boundaries and Changes to the Overlay or Zoning Cap: Property covered by these replacement regulations and which chooses to subdivide their land or adjust their property lines would have their overlay or zoning cap distributed as follows:

1.    Single Family Lots (UV-SF): Lots may be subdivided or adjusted, but the overlay or zoning cap may not be subdivided. This would result in a lot without the right to build an additional unit.

2.    Nonresidential Overlay or Zoning Cap: Parcels which are subdivided or adjust their property lines subsequent to the adoption of the replacement regulations would have their zoning cap divided between the old and new lots at the discretion of the property owner(s) as long as at no time the resulting zoning cap would cause the property’s development capacity to fall below the minimum FAR (floor area ratio).

3.    Multifamily or Mixed Use Residential Overlay or Zoning Cap: Parcels which are subdivided or adjust their property lines subsequent to the adoption of the replacement regulations would have their zoning cap divided between the old and new lots at the discretion of the property owner(s) as long as at no time the resulting zoning cap would cause the property’s development capacity to fall below the minimum density. The minimum residential density is five (5) dwelling units per acre.

4.    The same principles would apply to mixed use parcels, although the resulting parcels are not required to be mixed use after subdivision.

5.    Segregation of the property, resulting in parcels without entitlement, is allowed only if the resulting parcel is used for a purpose not requiring a zoning cap, e.g., parking, stormwater vault, plaza.

During the land use permit review process for subdividing (e.g., short plat or long subdivision) or adjusting property lines (e.g., lot line adjustment), staff will review the division of the zoning cap per the above criteria. With approval of the subdivision or property line adjustment, Figure 2 would be administratively updated to reflect the changes.

F.    Council Modifications: The following changes must be decided by the City Council following a review and recommendation from either the Planning Policy or Development Commission, as determined by the Director. The process for reviewing the proposed Council modifications shall follow Chapter 18.04 IMC, Level 6 review process.

1.    Changes to zoning shown in Figure 2, or as described in IMC 18.19B.130.

2.    Changes to the overlay or zoning cap shown in Figure 2 except as allowed in subsection E of this section.

3.    The inclusion of any land uses in IMC 18.19B.130 which the Director determines are outside the scope of IMC 18.19B.040.

4.    Increases in building heights from those specified in IMC 18.19B.140.

5.    Removal or reduction in size of parks, plazas, or informal gathering areas where they are shown on the following: Figure 3, 3A or 4.

6.    Removal or reduction of trails in existence as of the date of adoption of this chapter.

7.    The use of transfer of development rights in the nonresidential areas of Issaquah Highlands, within one-quarter (1/4) mile of the Issaquah Highlands Park and Ride. All other use of transfer of development rights in Issaquah Highlands is prohibited. (See the City’s adopted TDR map for permitted locations.) (Ord. 2830 § 1 (Exh. A), 2018).

18.19B.280 Vesting of permits.

A.    Only vesting established by Washington State law shall apply to the vesting of development applications for properties located within Issaquah Highlands previously covered by the terminated development agreements. These are:

1.    Building permits which comply with RCW 19.27.095; or

2.    Long or short plats which comply with RCW 58.17.033; or

3.    Development agreements per RCW 36.70B.180. (Ord. 2830 § 1 (Exh. A), 2018).

Figures and Attachments

Figure 1 Issaquah Highlands Neighborhood Types Map

(Ord. 2830 § 1 (Exh. A), 2018).

Figure 2 Issaquah Highlands Zoning Map and Chart

Figure 2B: Issaquah Highlands Zoning and Zoning Cap Chart

† Indicates additional information is provided at the end of the main chart regarding the project or a portion of the project. For instance, unbuilt Zoning Cap at the time of adoption of this code, additional land use requirements for these properties, assignment of Mixed Uses to specific portions of the property. [2/22/2018]

Number

Parcel Number

Land Use

Zoning Cap

(GSF = Gross Square Feet)

Current Project Name

1

2724069213

UV-COM/RET

746 GSF Com

Grand Ridge Plaza

[Safeway Fuel Station, portion Block 4E]

2

3629800405

UV-COM/RET

4,006 GSF Com

Lakeside Montessori [Div. 8 north]

3

3629880045

UV-COM/RET

6,905 GSF Com

Blakely Hall [Div. 31 east]

4

3630150320

UV-COM/RET

0 GSF

Access for Blakely Hall

5

3630250040

UV-COM/RET

53,278 GSF Com

Proliance Orthopedics & Sports Medicine [Block 28]

6 †

3630360050

UV-COM/RET

90,000 GSF Com

Block 20

7

8663480060

UV-COM/RET

6,393 GSF Com

Grand Ridge Plaza

[Ram Pub, Block 4A]

8 †

8663480070

CF-FPO

4,000 GSF Com

IHCA [Block 4B]

9

8663480100

UV-COM/RET

63,340 GSF Com

Grand Ridge Plaza

[Regal Cinema, portion Block 6]

10

8663480101

UV-COM/RET

3,571 GSF Com

Grand Ridge Plaza

[Chinoise, Pinka Bella, portion Block 6)

11

8663480102

UV-COM/RET

4,531 GSF Com

Grand Ridge Plaza

[Sorellas, portion Block 6]

12

8663480110

UV-COM/RET

0 GSF Com

Grand Ridge Plaza

[Parking Deck, portion Block 7]

13

8663480111

UV-COM/RET

4,777 GSF Com

Grand Ridge Plaza

[Big Fish, portion Block 7]

14

8663480112

UV-COM/RET

0 GSF Com

Access Tract [portion Block 6]

15

8663480120

UV-COM/RET

19,869 GSF Com

Grand Ridge Plaza

[Naturo Medica, Café Ladro, Agave, Sip, etc., Block 8A]

16

0255200000

UV-MF

26 units

Arboretum at Vista Park [Vista Park]

17

0293050000

UV-MF

114 units

Ashford at Vista Park [Vista Park]

18

1112550000

UV-MF

12 units

Brighton on High East Condominiums

[Block 11A]

19

1165040000

UV-MF

176 units

The Brownstones Condominiums

[Blocks 21-22]

20

1401600000

UV-MF

32 units

Carriage House at the Village Green Condominiums [portion Div. 48]

21

1843170000

UV-MF

9 units

Crofton Springs Carriage House Condominiums [portion Div 25-27]

22

1843180000

UV-MF

20 units

Crofton Springs Carriage House Condominiums [portion Div 25-27]

23

1843190000

UV-MF

16 units

Crofton Springs Carriage House Condominiums [portion Div 25-27]

24

1843210000

UV-MF

8 units

Crofton Springs Lofts & Flats Condominiums [portion Div 25-27]

25

1843220000

UV-MF

16 units

Crofton Springs Carriage House Condominiums [portion Div 25-27]

26

1843230000

UV-MF

17 units

Crofton Springs Carriage House Condominiums [portion Div 25-27]

27

1843240000

UV-MF

11 units

Crofton Springs Lofts & Flats Condominiums [portion Div 25-27]

28

1843250000

UV-MF

9 units

Crofton Springs Carriage House Condominiums [portion Div 25-27]

29

2345900000

UV-MF

60 units

Enclave at Issaquah Highlands Condominiums [Div. 54]

30 †

2724069209

UV-MF

109 units

Westridge North [South Townhomes]

31 †

2724069220

UV-MF

111 units

Westridge North [North Townhomes

32 †

2724069222

UV-MF

39 units

Westridge North [Block 4]

33

3496500000

UV-MF

60 units

Huckleberry Circle Condominiums [Div. 3]

34

3629780040

UV-MF

25 units

Avalon Communities Apartments [Div. 9]

35

3629780130

UV-MF

15 units

Avalonbay Communities Apartments [Div. 15]

36

3629780150

UV-MF

260 units

Avalon Wynhaven Apartments [Div. 17]

37

3629800010

UV-MF

10 units

Avalonbay Communities [Div. 5]

38

3629921360

UV-MF

51 units

Lauren Heights Apartments [Div. 60]

39

3630230010

UV-MF

98 units

YWCA Family Village [portion Block 9]

40

3630230020

UV-MF

49 units

YWCA Family Village [portion Block 9]

41

3630250010

UV-MF

209 units

Discovery West Apartments [Blocks 25-27]

42

3630360040

UV-MF

135 units

Block 19

43

3630360080

UV-MF

50 units

Discovery Heights Apartments [Block 23]

44

3630360090

UV-MF

253 units

Discovery Heights Apartments [Block 24, lot 2]

45 †

3630400040

UV-SF-1

10 units

Parcel D

46 †

3630400042

UV-MF

0 units

Avalon Wynhaven Apartments [Div 17, add-on]

47

5041500000

UV-MF

10 units

Magnolia Village Condominiums [portion Div. 95]

48

6441650000

UV-MF

40 units

Outlook at Issaquah Highlands Condominiums [Div. 33]

49

7168000000

UV-MF

15 units

Ravenna at Issaquah Highlands Condominiums [portion Div. 2]

50

7864000000

UV-MF

65 units

Sorrento Condominiums [Div. 20]

51

8647970000

UV-MF

48 units

Timarron at Issaquah Highlands Condominiums [Div. 10]

52

2224069159

UV-COM/RET

68,700 GSF Com

IH Self Storage [Park & Ride Block]

53 †

3630360020

UV-COM/RET

3,100 GSF Com/4,547 GSF Ret

Grand Ridge Plaza [PacDental, Carters, portion Block 17A]

54 †

8663480103

UV-COM/RET

2,489 GSF Com/2,500 GSF Ret

Grand Ridge Plaza

[Zumiez, Seattle Suntan, portion Block 6]

55 †

8663480124

UV-COM/RET

18,610 GSF Com/1,170 GSF Ret

Grand Ridge Plaza

[Allegro Pediatrics, Harborstone Credit Union, Ben & Jerry’s, etc., Block 8B]

56 †

2724069208

UV-COM/RET

1,626,337 GSF Com/225,250 GSF Ret/3 units

IHIF Commercial LLC

57 †

3629800410

UV-MUR

10 units/0 GSF Com/709 GSF Ret

Avalon Bay Apartments [Div. 8 south]

58 †

3630360095

UV-MUR

107 units/5,532 GSF Ret/3,168 GSF Com

Discovery Heights Apartments [Block 24, lot 1]

59 †

7971500000

UV-MUR

92 units/10,206 GSF Ret/5,763 GSF Com

 

Starpoint Condominiums [Div. 31 & 43]

60

2724069218

UV-COM/RET

4,800 GSF Ret

Grand Ridge Plaza [Homestreet Bank), portion Block 4E]

61

3630360010

UV-COM/RET

101,521 GSF Ret

Grand Ridge Plaza

[Marshalls/Homegoods, Dick’s Sporting Goods), Block 18]

62

3630360030

UV-COM/RET

15,163 GSF Ret

Grand Ridge Plaza [Ulta, Jos. A. Bank], portion Block 17A

63

8663480010

UV-COM/RET

48,315 GSF Ret

Grand Ridge Plaza [Safeway, Block 1]

64

8663480030

UV-COM/RET

13,913 GSF Ret

Grand Ridge Plaza

[Starbucks, Jimmy Johns, Wells Fargo, etc., Block 2

65

8663480050

UV-COM/RET

22,227 GSF Ret

Grand Ridge Plaza [Francescas, MOD Pizza, Bai Tong, Block 3]

66

8663480080

UV-COM/RET

5,325 GSF Ret

Grand Ridge Plaza [OrangeTheory, Habit Burger, Block 5, west]

67

8663480090

UV-COM/RET

10,170 GSF Ret

Grand Ridge Plaza [Bevmo, Block 5, east]

68

259749TR-L

UVSF-0

0 units

Access tract [Forest Ridge, Parcel C]

69

362975TR-1

UVSF-0

0 units

Access tract [Laurel Ct, Div. 1]

70

362976TRAC

UVSF-0

0 units

Access tract [Laurel Ct, Div. 2]

71

362978UNKN

UVSF-0

0 units

Access tract [Joshua Tree Ln.]

72

362980TRCT

UVSF-0

0 units

Access tract [Div. 6]

73

362983UNKN

UVSF-0

0 units

Access tract [Div. 14]

74

362997TRCT

UVSF-0

0 units

Access tract [Div. 99]

75

363002TRRC

UVSF-0

0 units

Access tract [Div. 42]

76

363003TRCT

UVSF-0

0 units

Access tract [Div. 80]

77

363008TRCT

UVSF-0

0 units

Access tract [Div. 96]

78

363018TRCT

UVSF-0

0 units

Access tract [Div. 69]

79

363020TRCT

UVSF-0

0 units

Access tract [Div. 65]

80

363021TRCT

UVSF-0

0 units

Access tract [Div. 74 Harrison]

81

363024TRCT

UVSF-0

0 units

Access tract [Block 8C]

82

679085TR-I

UVSF-0

0 units

Access tract [Parcels A/1, Pinecrest]

83

892900TR-E

UVSF-0

0 units

Access tract [Div. 95, View Ridge]

84

926885TR-C

UVSF-0

0 units

Access tract [West Highland Park]

85

931590TR-D

UVSF-0

0 units

Access tract [Westridge South]

86

931590TR-E

UVSF-0

0 units

Access tract [Westridge South]

87

931590TR-F

UVSF-0

0 units

Access tract [Westridge South]

88

3630070300

UVSF-0

0 units

Access tract [Div. 52]

89

363015TRCT

UVSF-0

0 units

Access tract [Div. 36]

90†

 

UVSF-1

73 units

Westridge North

91

9895000130

UVSF-1

0 units

Access Tract [Block 9]

92

3629880272

CF-FPO

3,000 GSF Com

IHCA Maintenance Shop [Tract DD]

Table 2B: Additional Parcel/Property Information

(Address references as of September 12, 2017; overall chart revised 2/22/2018)

Map #

Parcel Number

Current Project Name

Land Use

Zoning Cap

(GSF = Gross Square Feet)

Additional Property Information

6

3630360050

Block 20

UV-COM

90,000 GSF

Built: 0 GSF

Unbuilt: 90,000 GSF

8

8663480070

Block 4B

CF-FPO

4,000 GSF

Com

Built: 0 GSF

Unbuilt: 4,000 GSF

30

2724069209

Westridge North

UV-MF

109 units

Built: 0 units

Unbuilt: 109 units

31

2724069220

Westridge North

UV-MF

111 units

Built: 0 units

Built: 111 units

32

2724069222

Westridge North

UV-MF

39 units

Built: 0 units

Unbuilt: 39 units

45

3630400040

Parcel D

UV-SF-1

10 units

Built: 0 units

Unbuilt: 10 units to be platted

Zoning cap assigned:

10 single family lots as approved and recorded. Map and table to be automatically updated with approval of plat, as shown herein.

46

3630400042

Div. 17 add-on

UV-MF

0 units

Div. 17 waste enclosure, necessitated by the construction of 15th Ave through Div. 17.

53

3630360020

Grand Ridge Plaza [Block 17A, south]

UV- COM/RET

3,100 GSF

Com/4,547 GSF Ret

Zoning cap assigned to:

1416 Highlands Dr NE, Suite 100: 4,547 GSF Retail

1624 Highlands Dr. NE, Suite 120: 3,100 GSF Com

54

8663480103

Grand Ridge Plaza [portion Block 6]

UV- COM/RET

2,489 GSF Com/2,500 GSF Ret

Zoning cap assigned to:

1624 Highlands Dr. NE, Suite 120: 2,500 GSF Retail

1624 Highlands Dr. NE, Suite 100: 2,489 GSF Com

55

8663480124

Grand Ridge Plaza [Block 8B]

UV- COM/RET

18,610 GSF Com/1,170 GSF Ret

Zoning cap assigned to:

1011 NE High St, Suite 103: 1,170 GSF Retail

1011 NE High St, other suites: 18,610 GSF Com

56

2724069208

IHIF Commercial LLC

UV- COM/RET

1,626,337

GSF Com 225,250

GSF Ret 3 units

Built: 0 GSF/units

Unbuilt:

 1,626,337 GSF Com

 225,250 GSF Ret

 3 units

Note 1: Residential may be developed if it meets the minimum density of 5 dwelling units per acre.

Note 2: 325,000 GSF of commercial are Mitchell Hill TDRs.

57

3629800410

Avalon Bay Apartments

UV-MUR

10 units/709 GSF Com

Zoning Cap assigned to:

1925 and 1927 15th Ave NE: 709 GSF Com

Note: Both addresses reside in one building the overlay applies to the entire building and is split between the two addresses.

58

3630360095

Discovery Heights Apartments

UV-MUR

107 units/5,532 GSFRet/3,168 GSF

Com

Built:

 107 units

 2,780 GSF Ret

 3,168 GSF Com

Unbuilt: 2,752 GSF Ret Zoning cap assigned to:

975 NE Discovery Dr: 107 units

945 – 971 NE Discover Dr: 5,532 GSF Ret/3,168 GSF Com

• 945 – 2,752 GSF Ret

• 959 – 2,268 GSF Com

• 963 – 900 GSF Com

• 965 – 1,080 GSF Ret

• 971 – 1,700 GSF Ret

59

7971500000

Starpoint Condos

UV-MUR

92 units/10,206 GSF Ret/ 5,763 GSF Com

Zoning cap assigned:

1880 - 1886 and 1836 - 1840 25th Ave NE: 92 units

Note: 1882 – 1886 & 1836 - 1838 25th Ave NE are live/work units and contain allowed use assignment as defined per the addresses listed below and they may contain 1 residential unit as part or all of the unit.

• 1882 – 962 GSF Ret

• 1884 – 962 GSF Ret

• 1886 – 1,171 GSF Com

• 1836 – 1,436 GSF Ret

• 1838 - 708 GSF - Ret

2520 & 2525 Park Dr NE: 6,138 GSF Ret/4,592 GSF Com

Allowed use assignment as defined per the addresses listed below.

• 2520, Suite A – 1,910 GSF Ret

• 2520, Suite B – 1,479 GSF Com

• 2520, Suite C – 1,820 GSF Ret

• 2525, Suite A – 2,408 GSF Ret

• 2525, Suite B – 1,441 GSF Com

• 2525, Suite C – 1,672 GSF Com

90

3630400040

Westridge North

UVSF-1

73 units

Built: 0 units

Unbuilt: 73 units

Zoning cap assigned: 73 single family lots as approved and recorded. Map and table to be automatically updated with approval of plat, as shown herein.

(Ord. 2830 § 1 (Exh. A), 2018).

Figure 3 Issaquah Highlands Parks Location Map and Chart

 

FIGURE 3A:

Issaquah Highlands Parks Location Chart

 

Map #

Parcel Pin

Name; or closest intersection and Parcel/Div/Block #

All of the parcel?

If portion, Sq. Ft.

1

3629980960

Magnolia Park

Yes

57,185

2

3629971380

Kirk Park

No

60,413

3

3629971400

Grand View Park

Yes

373,991

4

3630121110

Dahlia Park

No

43,360

5

3629880390

Logan Park (AKA Tunnel Tube Park)

Yes

33,293

6

3630121110

Bark Park

Yes

94,456

7

3630220350

Roanoke Woods Park

Yes

21,780

8

3629880110

Black Nugget Park

Yes

129,521

9

3629880340

Village Green

Yes

35,545

10

3630210570

Harrison Park

Yes

40,398

11

3629890240

Summit Park

Yes

66,397

12

3629921490

The Greens

Yes

44,908

13

3630180690

Wisteria Park

Yes

17,063

14

3630180690

Daphne Park

Yes

20,855

15

2624069033

Central Park

Yes

2,333,254

16

3629971380

NE Mulberry St/Div 97/Block 83

No

9,498

17

3630030550

Larchmount Dr NE/Div 81

Yes

5,947

18

3630070290

Village Green/Div 52

Yes

20,967

19

3630060310

Village Green/Div 48

Yes

38,901

20

3630020490

Village Green/Div 42

Yes

17,982

21

3629870490

NE Kelsey LN & NE Kenilworth LN/Div 22

Yes

33,981

22

3629780060

Ashland Park

Yes

41,818

23

895600TRGD

Vista Park

Yes

15,326

24

8138870710

Sunset II

Yes

33,528

25

2597490910

Forest Ridge

Yes

31,164

26

6790850870

Pine Crest Park

No

21,599

27

8138870790

Sunset II

Yes

16,859

28

9268851910

West Highlands Park

Yes

23,619

29

9268851920

West Highlands

Yes

22,286

30

1165040000

Freedom Park

No

20,000

31

1165040000

Chelsea Walk NE & Greenwich Walk NE

No

9,300

32

3630230010

YWCA

No

15,600

33

293050000

Ashford at Vista Park/Blocks 10b & 11b

No

19,400

34

3630360095

Discovery Heights Apts./Blocks 24.1 and 24.2

No

29,450

35

3629800440

Firehouse Park

No

44,900

36

8929000410

View Ridge

Yes

12,635

37

3629930285

NE Logan St & 29th Ave NE/Div 90

No

4,950

38

3630030140

NE Linden Walk/Div 80

Yes

8,800

39

3629910860

NE Lily LN/Div 34

No

17,552

40

3630170080

23rd LN/Div 46

Yes

2,696

41

3629960860

NE Kincaid Walk & NE Katsura Ct/Div 25B

Yes

32,313

42

3629990350

24th Ave NE and 25th Ave NE//Div 37

Yes

12,597

43

6441650000

Outlook at Issaquah Highlands

No

12,597

44

3630160790

Village Park Trail

No

24,925

45

2345900000

Enclave at Issaquah Highlands

No

11,025

46

3629921360

Lauren Heights/Div 60

No

1,775

47

3629921522

Utility Corridor Trail Sports Court

No

6,150

48

3557600360

Hinoki Walk NE

No

10,473

49

3630250010

Discovery West

No

16725

50

3629790350

NE Iris St

Yes

13,286

51

2724069108

Portion of Issaquah Highlands Trail

No

327,550

52

7971500000

Starpoint

No

9,000

53

3629880045

Blakely Hall

Yes

11,883

54

3629940290

30th Ave NE/Div 70

No

13,600

55

7864000000

Sorrento

No

6,350

56

3629800410

Ashland Pavillion

No

4,900

 

 

 

 

 

 

 

 

 

10-Oct-17

(Ord. 2830 § 1 (Exh. A), 2018).

Figure 4 Issaquah Highlands Town Center Plazas Map

(Ord. 2830 § 1 (Exh. A), 2018).

Attachment 1 Issaquah Highlands – Guiding Principles and Goals; Commitments

(Ord. 2830 § 1 (Exh. A), 2018).

Attachment 2 Issaquah Highlands – Urban Design Guidelines

(Ord. 2830 § 1 (Exh. A), 2018).