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SEVENTH AT GILMAN
02Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
Imagery ©2013 Google, Map data ©2013 Google -
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Page 1 of 1maps issaquah - Google Maps
9/3/2013https://maps.google.com/maps?q=maps+issaquah&ie=UTF-8&hq=&hnear=0x5490657fc98782a3:0xe764867284f0233c,Issaquah...
Map data ©2013 Google -
To see all the details that are visible on the screen, use the "Print" link next to the map.
Page 1 of 1maps issaquah - Google Maps
9/5/2013https://maps.google.com/maps?q=maps+issaquah&ie=UTF-8&hq=&hnear=0x5490657fc98...
VICINITY MAPAERIAL MAP SHOWING SITE
PROJECT DESCRIPTION
The Central Issaquah Plan demonstrates a vision for a new urban community. The Seventh at Gilman property is surrounded by places to work, shop, dine, play, and learn. The proposed development of over 340 new multifamily residences will introduce a population of close to 650, within walking distance of these amenities, and adjacent pedestrian and bicycle trails to parks and lakes, and with easy transit service throughout Issaquah as well as to Seattle and Bellevue.
Despite the many site restrictions imposed by the proximity to Issaquah Creek and the adjacent lowrise commercial development, the property is ideal for a medium density residential development allowed within this zoning district. Creating a pedestrian character to the existing roads and introducing pedestrian paths across the site builds upon the vision of the “Green Necklace” network.
03Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
ZONING CODE SUMMARYCODE: CENTRAL ISSAQUAH DEVELOPMENT AND DESIGN STANDARDSZONE: MUADJ. ZONES: URBAN CORE & MIXED-USE RESIDENTIALOVERLAYS:
SECTION / TOPIC REQUIRED / ALLOWED PROPOSED (WHEN DIFFERENT)Development Standards: 4.0 ZoningPERMITTED USES MULTIFAMILY
Development Standards: 4.0 Zoning - TABLE 4.3LEVEL OF REVIEW LEVEL 3 > 100,000 SF
Development Standards: 4.0 Zoning - TABLE 4.4BASE HEIGHT 48' (Expanded to 54' for Access to Underground Parking)MAX HEIGHT 85'
IMC 18.07.060.B.4
MEASURING HEIGHTHeight is measured from average grade of the existing or finished grade (which ever is lower)
Development Standards: 4.0 Zoning - TABLE 4.4BASE RESIDENTIAL FAR 1.7BASE COMMERCIAL FAR 1.25MAX RESIDENTIAL FAR 3.5MAX COMMERCIAL FAR 3.5MAXIMUM IMPERVIOUS SURFACE 90%
Development Standards: 4.0 Zoning - TABLE 4.4SETBACKS BUILD TO LINE 0'-10' SIDE 0 REAR 0
Development Standards: 5.0 Density Bonus ProgramDENSITY BONUS - RESIDENTIAL This project will not pursue density bonus
Development Standards 6 Circulation Facilities Standards
Development Standards: 7.3 Required Community Spaces
REQ'D RESIDENTIAL COMMUNITY SPACEMin. of 48 SF of private useable outdoor space / residential unit (6' x 8' patio / deck)Common private outdoor space not connected to any individual unit but accessible to all
ON-SITE AMENITYResidential buildings with 22 units or more must provide min. 400 SF recreation room.
Development Standards: 7.4 Significant Community Space
NEIGHBORHOOD PARKThis project falls within the Neighborhood park zone. Parks are strongly encouraged.See Development Standards for details on execution of the Neighborhood Park.
Development Standards 8.0 Parking Standards - TABLE 8.10-1
MULTIFAMILY 1 BEDROOMMin. Stalls req'd = 1 or .75 for units below 600 SF, Max. Stalls allowed = 1.25
MULTIFAMILY OVER 1 BEDROOM Min. Stalls req'd = 1, Max. Stalls allowed = 2
Development Standards 8.0 Parking Standards - TABLE 8.11-1MULTIFAMILY BIKE PARKING Min. of 2 spaces total req'd .15 spaces per bedroom
Development Standards 8.12 Motorcycle ParkingRESIDENTIAL MOTORCYCLE PARKING SPACES REQ'D 1/36 of all stalls with residential projects over 6 units.
Development Standards 8.20 Parking Stall / Aisle Dimension Standards for Structured and Surface Parking StallsSTANDARD STALL SIZE 90 degree parking 18.5' x 9' and 24' drive aisleCOMPACT STALL SIZE 90 degree parking 16' x 8' and 22' drive aisleMICRO STALL SIZE 90 degree parking 12' x 7' and 18' drive aisle
IMC 18.09.090.H.1 Parking Area StandardsCOMPACT CAR STALLS NUMBER PERMITTED Up to 60 percent of req'd parking may be sized for compact
stalls
Development Standards 9 Sign Standards
Development Standards 10.4 Landscape Parking Requirements Regulation of Parking Lots Interior Landscape: 1 tree for every 6 parking stalls
Interior landscaped areas excluding edge condition should equal or greater than 10%.
Development Standards 10.13 Tree Retention RequirementsGENERAL TREE RETENTION REQUIREMENTS 25% of the total caliper (4.5 feet above the ground) within
developable area shall be retainedSee Development Standards for details on Tree Retention Requirements.
Development Standards 11 Site Design Standards
Development Standards 12 Circulation Design Standards
Development Standards 13 Community Space Standards
Development Standards 14 Building Standards
Development Standards 15 Parking Standards
Development Standards 16 Landscape Standards
Development Standards 17 Lighting Standards
Development Standards 17 Figure AILLUMINATION LEVEL STANDARDS TABLE See table for references and desired (fc) min. average
Project Name:Project Number: Workbook: Gilman notebk.xlsxWorksheet: zonesum Print Date: 9/3/2013
ZONING CODE SUMMARYCODE: CENTRAL ISSAQUAH DEVELOPMENT AND DESIGN STANDARDSZONE: MUADJ. ZONES: URBAN CORE & MIXED-USE RESIDENTIALOVERLAYS:
SECTION / TOPIC REQUIRED / ALLOWED PROPOSED (WHEN DIFFERENT)Development Standards: 4.0 ZoningPERMITTED USES MULTIFAMILY
Development Standards: 4.0 Zoning - TABLE 4.3LEVEL OF REVIEW LEVEL 3 > 100,000 SF
Development Standards: 4.0 Zoning - TABLE 4.4BASE HEIGHT 48' (Expanded to 54' for Access to Underground Parking)MAX HEIGHT 85'
IMC 18.07.060.B.4
MEASURING HEIGHTHeight is measured from average grade of the existing or finished grade (which ever is lower)
Development Standards: 4.0 Zoning - TABLE 4.4BASE RESIDENTIAL FAR 1.7BASE COMMERCIAL FAR 1.25MAX RESIDENTIAL FAR 3.5MAX COMMERCIAL FAR 3.5MAXIMUM IMPERVIOUS SURFACE 90%
Development Standards: 4.0 Zoning - TABLE 4.4SETBACKS BUILD TO LINE 0'-10' SIDE 0 REAR 0
Development Standards: 5.0 Density Bonus ProgramDENSITY BONUS - RESIDENTIAL This project will not pursue density bonus
Development Standards 6 Circulation Facilities Standards
Development Standards: 7.3 Required Community Spaces
REQ'D RESIDENTIAL COMMUNITY SPACEMin. of 48 SF of private useable outdoor space / residential unit (6' x 8' patio / deck)Common private outdoor space not connected to any individual unit but accessible to all
ON-SITE AMENITYResidential buildings with 22 units or more must provide min. 400 SF recreation room.
Development Standards: 7.4 Significant Community Space
NEIGHBORHOOD PARKThis project falls within the Neighborhood park zone. Parks are strongly encouraged.See Development Standards for details on execution of the Neighborhood Park.
Development Standards 8.0 Parking Standards - TABLE 8.10-1
MULTIFAMILY 1 BEDROOMMin. Stalls req'd = 1 or .75 for units below 600 SF, Max. Stalls allowed = 1.25
MULTIFAMILY OVER 1 BEDROOM Min. Stalls req'd = 1, Max. Stalls allowed = 2
Development Standards 8.0 Parking Standards - TABLE 8.11-1MULTIFAMILY BIKE PARKING Min. of 2 spaces total req'd .15 spaces per bedroom
Development Standards 8.12 Motorcycle ParkingRESIDENTIAL MOTORCYCLE PARKING SPACES REQ'D 1/36 of all stalls with residential projects over 6 units.
Development Standards 8.20 Parking Stall / Aisle Dimension Standards for Structured and Surface Parking StallsSTANDARD STALL SIZE 90 degree parking 18.5' x 9' and 24' drive aisleCOMPACT STALL SIZE 90 degree parking 16' x 8' and 22' drive aisleMICRO STALL SIZE 90 degree parking 12' x 7' and 18' drive aisle
IMC 18.09.090.H.1 Parking Area StandardsCOMPACT CAR STALLS NUMBER PERMITTED Up to 60 percent of req'd parking may be sized for compact
stalls
Development Standards 9 Sign Standards
Development Standards 10.4 Landscape Parking Requirements Regulation of Parking Lots Interior Landscape: 1 tree for every 6 parking stalls
Interior landscaped areas excluding edge condition should equal or greater than 10%.
Development Standards 10.13 Tree Retention RequirementsGENERAL TREE RETENTION REQUIREMENTS 25% of the total caliper (4.5 feet above the ground) within
developable area shall be retainedSee Development Standards for details on Tree Retention Requirements.
Development Standards 11 Site Design Standards
Development Standards 12 Circulation Design Standards
Development Standards 13 Community Space Standards
Development Standards 14 Building Standards
Development Standards 15 Parking Standards
Development Standards 16 Landscape Standards
Development Standards 17 Lighting Standards
Development Standards 17 Figure AILLUMINATION LEVEL STANDARDS TABLE See table for references and desired (fc) min. average
Project Name:Project Number: Workbook: Gilman notebk.xlsxWorksheet: zonesum Print Date: 9/3/2013
ZONING CODE SUMMARYCODE: CENTRAL ISSAQUAH DEVELOPMENT AND DESIGN STANDARDSZONE: MUADJ. ZONES: URBAN CORE & MIXED-USE RESIDENTIALOVERLAYS:
SECTION / TOPIC REQUIRED / ALLOWED PROPOSED (WHEN DIFFERENT)Development Standards: 4.0 ZoningPERMITTED USES MULTIFAMILY
Development Standards: 4.0 Zoning - TABLE 4.3LEVEL OF REVIEW LEVEL 3 > 100,000 SF
Development Standards: 4.0 Zoning - TABLE 4.4BASE HEIGHT 48' (Expanded to 54' for Access to Underground Parking)MAX HEIGHT 85'
IMC 18.07.060.B.4
MEASURING HEIGHTHeight is measured from average grade of the existing or finished grade (which ever is lower)
Development Standards: 4.0 Zoning - TABLE 4.4BASE RESIDENTIAL FAR 1.7BASE COMMERCIAL FAR 1.25MAX RESIDENTIAL FAR 3.5MAX COMMERCIAL FAR 3.5MAXIMUM IMPERVIOUS SURFACE 90%
Development Standards: 4.0 Zoning - TABLE 4.4SETBACKS BUILD TO LINE 0'-10' SIDE 0 REAR 0
Development Standards: 5.0 Density Bonus ProgramDENSITY BONUS - RESIDENTIAL This project will not pursue density bonus
Development Standards 6 Circulation Facilities Standards
Development Standards: 7.3 Required Community Spaces
REQ'D RESIDENTIAL COMMUNITY SPACEMin. of 48 SF of private useable outdoor space / residential unit (6' x 8' patio / deck)Common private outdoor space not connected to any individual unit but accessible to all
ON-SITE AMENITYResidential buildings with 22 units or more must provide min. 400 SF recreation room.
Development Standards: 7.4 Significant Community Space
NEIGHBORHOOD PARKThis project falls within the Neighborhood park zone. Parks are strongly encouraged.See Development Standards for details on execution of the Neighborhood Park.
Development Standards 8.0 Parking Standards - TABLE 8.10-1
MULTIFAMILY 1 BEDROOMMin. Stalls req'd = 1 or .75 for units below 600 SF, Max. Stalls allowed = 1.25
MULTIFAMILY OVER 1 BEDROOM Min. Stalls req'd = 1, Max. Stalls allowed = 2
Development Standards 8.0 Parking Standards - TABLE 8.11-1MULTIFAMILY BIKE PARKING Min. of 2 spaces total req'd .15 spaces per bedroom
Development Standards 8.12 Motorcycle ParkingRESIDENTIAL MOTORCYCLE PARKING SPACES REQ'D 1/36 of all stalls with residential projects over 6 units.
Development Standards 8.20 Parking Stall / Aisle Dimension Standards for Structured and Surface Parking StallsSTANDARD STALL SIZE 90 degree parking 18.5' x 9' and 24' drive aisleCOMPACT STALL SIZE 90 degree parking 16' x 8' and 22' drive aisleMICRO STALL SIZE 90 degree parking 12' x 7' and 18' drive aisle
IMC 18.09.090.H.1 Parking Area StandardsCOMPACT CAR STALLS NUMBER PERMITTED Up to 60 percent of req'd parking may be sized for compact
stalls
Development Standards 9 Sign Standards
Development Standards 10.4 Landscape Parking Requirements Regulation of Parking Lots Interior Landscape: 1 tree for every 6 parking stalls
Interior landscaped areas excluding edge condition should equal or greater than 10%.
Development Standards 10.13 Tree Retention RequirementsGENERAL TREE RETENTION REQUIREMENTS 25% of the total caliper (4.5 feet above the ground) within
developable area shall be retainedSee Development Standards for details on Tree Retention Requirements.
Development Standards 11 Site Design Standards
Development Standards 12 Circulation Design Standards
Development Standards 13 Community Space Standards
Development Standards 14 Building Standards
Development Standards 15 Parking Standards
Development Standards 16 Landscape Standards
Development Standards 17 Lighting Standards
Development Standards 17 Figure AILLUMINATION LEVEL STANDARDS TABLE See table for references and desired (fc) min. average
Project Name:Project Number: Workbook: Gilman notebk.xlsxWorksheet: zonesum Print Date: 9/3/2013
04Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
MIXED USE ZONING
COMMUNITY FACILITIES
MIXED USE RESIDENTIAL
DESTINATION RETAIL
SINGLE FAMILYSUBURBAN
URBAN CORE
INTENSIVE COMMERCIAL
MIXED USE RESIDENTIAL /
SINGLE FAMILY SUBURBAN
COMMUNITY FACILITIES
INTENSIVE COMMERCIAL
URBAN CORE
DESTINATION RETAIL
MIXED USE ZONING
NorthZONING
05Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
Prevailing Winter Winds
Prevailing Summer Winds
Sunset 9:11
Sunset 4:20
Sunrise 5:11
Sunrise 7:55
Winter Solstice
Summer Solstice
Good Views at Higher levels in the North and Easterly directions
Great Views at Higher levels in the South and Westerly directions
LIKELY SITE ACCESS POINT
EXISTING SITE
ACCESS POINT
EXISTING SITE ACCESS POINT
TREE-LINED BOULEVARD
TREE-LINED BOULEVARD
North
NW GILMAN BLVD
7TH
AVE
NW
NW LOCUST ST
5TH
PL
NW
ENVIRONMENTAL ANALYSIS:
SOLAR, WIND, ACCESS, AND VIEWS
06Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
1/4 milee
The Pickering Trail
Bus Routes200
209
214
271
927
Bus Routes200
Issa q uah Cree
k
Berntsen Park
Emily Darst Park
East Lake Samm
amish Regional Trail
LegendBike/Ped PathBus route
Maple Trail
New Park
90
90
1/2 mile
North
NW GILMAN BLVD
7TH
AVE
NW
NW LOCUST ST
5TH
PL
NW
TRAFFIC, TRAILS, BIKE AND LAND
• ROUTE 200 - LOCAL ROUTE THROUGH ISSAQUAH
• ROUTE 209 - REGIONAL ROUTE FROM ISSAQUAH TO SNOQUALMIE / NORTH BEND
• ROUTE 214 - REGIONAL ROUTE FROM NORTH BEND THROUGH ISSAQUAH AND TO DOWNTOWN SEATTLE
• ROUTE 271 - REGIONAL ROUTE FROM ISSAQUAH THROUGH BELLEVUE AND TO SEATTLE UNIVERSITY DISTRICT
• ROUTE 927 - LOCAL ROUTE FROM ISSAQUAH TO SAMMAMISH
07Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
Berntsen
Park
Emily Darst Park
Within 1/4 mile from site:Issaquah Coffee Company
Field-Champions BarTaco Bell & KFC
Tutta Bella PizzaStarbuckChipolte
Chico’sTarget
Papa Murphy’s REI
Safeway
Within 1/2 mile from site:Wildfin Grill
PetcoRoss
Gold’s GymRound Table Pizza
Regal CinemasBangalore Cusine of India
Gilman Village
Just outside 1/2 mile:Fred Meyer
Home DepotWalgreens
123456789
1011
1213141516171819
202122
RETAIL USE
2324252627282930
31
323334
3536373839
Within 1/4 mile from site:US Post OfficeIssaquah Dental LaboratoryCascade VeterinaryKid’s County Child CareMassage Envy SpaPublic libraryAtWork!Newport Way Storage
Within 1/2 mile from site:Costco Corporate HeadquartersEastside Services (auto)Issaquah Medical Bldg.Meadow Creek Business Center (medical)Issaquah Surgery CenterBusaba MassageBECU (credit union)Eastside Auto GlassIssaquah Salmon Days
40
414243
COMMERCIAL USE
INSTITUTIONAL USEWithin 1/2 mile from site:Issaquah Valley Elementary School
Within 2 miles from site:Issaquah Middle SchoolClark Elementary SchoolIssaquah High School
1/4 mile1/2 mile
90
90
4
8
910 11
23
2425
26
27
28
29
30
31
32
3334
35
37 36
3839
6
7
1
2
35
512
13
1415
16
17
18
19
20
21
22
3
40 41 42 43
North
NW GILMAN BLVD
7TH
AVE
NW
NW LOCUST ST
5TH
PL
NW
DEVELOPMENT PATTERN
08Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
90
902
3
1
4
North
NW GILMAN BLVD
7TH
AVE
NW
NW LOCUST ST
SITE AREA
SITE AREASITE AREA
SITE AREA
VIEW SOUTH AT 7TH AVE NW
VIEW SOUTH FROM NW GILMAN BLVDVIEW EAST FROM 7TH AVE NW VIEW EAST AT NW GILMAN BLVD
1 2 3
4
09Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
90
90
7TH
AVE
NW
NW LOCUST STNorth
NW GILMAN BLVD
4
2 13
1
2 3 4
010Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
90
90
North
NW GILMAN BLVD
7TH
AVE
NW
NW LOCUST ST
5TH
PL
NW
1
1
2 3 4
32
4
011Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
90
90
North
NW GILMAN BLVD
7TH
AVE
NW
NW LOCUST ST
2
5&6
1
2
3
4 5 6
3
1
4
012Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
SURVEYOR DRAWING
013Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
North
NW GILMAN BLVD
NW LOCUST ST
7TH
AV
E N
W25’ SETBACK FROM 7th AVENUE STREAM
60’ RADIUS RESTRICTED DEVELOPMENT AREA
EXISTING FEMA MAPPED FLOOD PATH
10’ UTILITY EASMENT
200’ SHORELINE SETBACK FROM TOP OF BANK 35’ BUILDING HEIGHT LIMIT
100’ STREAM SETBACK FROM EDGE OF WATER
200’
100’
45’ UTILITY EASMENT
50’ ELECTRICAL EASEMENT
45’
50’
RESTRICTED AREA OF DEVELOPMENT
014Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
25’ SETBACK FROM 7th AVENUE STREAM
60’ RADIUS RESTRICTED DEVELOPMENT AREA
EXISTING FEMA MAPPED FLOOD PATH
10’ UTILITY EASMENT
200’ SHORELINE SETBACK FROM TOP OF BANK 35’ BUILDING HEIGHT LIMIT
100’ STREAM SETBACK FROM EDGE OF WATER
45’ UTILITY EASMENT
50’ ELECTRICAL EASEMENT
RESTRICTED AREA OF DEVELOPMENT
NW GILMAN BLVD
NW LOCUST ST
7TH
AV
E N
W
North
015Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
IN FEETPLAN
September 6, 2013
CIVIL DRAWING
016Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
North
NW GILMAN BLVD
NW LOCUST ST
7TH
AV
E N
W
LOBBY LOCATIONS
PARKING ENTRY LOCATIONS
MECHANICAL AND TRASH LOCATIONS
OPEN SPACE
COMMUNITY SPACE
TRANSFORMER LOCATION
SITE PLAN
017Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
NW GILMAN BLVD
NW LOCUST ST
JUNIPER TRAIL
7TH
AV
E N
W
BICYCLE PATHS
BUS STOPSEXISTING ACCESS TO
REMAIN ALONG TREE
LINED BOULEVARD
PROPOSED ACCESS POINT ALIGNS ACROSS 7TH AVENUE
PROPOSED ACCESS POINT
VEHICULAR PATHS
PEDESTRIAN PATHS
TREE PRESERVATION IN DEVELOPABLE AREA
CIRCULATION AND TREE PRESERVATION PLAN
POTENTIAL CREEK ENHANCEMENT AREA
018Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
NW GILMAN BLVD
NW LOCUST ST
7TH
AV
E N
W
VEHICULAR AND BICYCLE PARKING PLAN
SURFACE PARKING
BELOW GRADE STRUCTURED PARKING
BIKE PARKING
PARKING ENTRY LOCATIONS
019Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
3D AXONOMETRIC VIEW
020Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
3D AXONOMETRIC VIEW
021Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
3D AXONOMETRIC VIEW
022Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
ARCHITECTURE CONCEPT IMAGERY
023Lennar, Seventh at Gilman, Issaquah , WASeptember 09, 2013
STREETSCAPE TYPOLOGYCOURTYARDSBIKE TRAIL & RIVERSIDE BOARDWALK VEGITATED SWALE
LANDSCAPE CONCEPT IMAGERY