Olde Town Subarea Plan
Prepared for City of Issaquah Planning Department Prepared by Ryan Planning Resources & MAKERS
City Council Recommended Draft
September 1999
Olde Town Subarea Plan Table of Contents
I. A. B. C. D. E. II. A. B. C. D. III. A. B. C. D. E. F. G. H. I. IV. A. B. C. D. E. F. G. H. V. A. B. C. D. E. F. Introduction History of the Planning Project Preparing and Adopting the Plan Olde Town Draft Plan Document Purpose and Need for the Project Vision Executive & Environmental Summary Draft Plan Description Alternatives Considered Conclusions and Recommendations Environmental Summary Land Use Olde Town Opportunities Direction of the Land Use Plan Special Districts Development Capacity Analysis Housing Historic Connections Open Space and Greenway Connections Goals, Objectives and Policies Land Use Impact Analysis Circulation and Parking Vehicle Circulation and Traffic Transit Parking Inventory and Concept Pedestrian Circulation Sunset Interchange and SE Issaquah Bypass Circulation and Parking Action List Goals, Objectives and Policies Transportation Impact Analysis Urban Design Concept Community Concept Functions Design Concepts Historic Downtown Design Standards Goals, Objectives and Policies Urban Design Impact Analysis Page I-1 I-1 I-1 I-2 I-5 I-6 II-1 II-1 II-4 II-4 II-8 III-1 III-1 III-4 III-12 III-16 III-26 III-29 III-30 III-33 III-38 IV-1 IV-1 IV-9 IV-11 IV-14 IV-15 IV-16 IV-22 IV-24 V-1 V-1 V-2 V-3 V-17 V-19 V-21
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VI. A. B. C. D. E. F. G. VII. A. B. C. D. E. F. G. H. VIII. A. B. C. D. E.
Market and Economic Conditions Market Indicators Economic Vitality Tourist Activities Revitalization Roles of the Public and Private Sector Alternative Development Strategies for Olde Town Goals, Objectives and Policies Economic Development Impact Analysis Utilities and Facilities Water, Sewer and Storm Systems Issaquah Municipal Facilities Parks, Trails and Recreation Library and School Facilities Electric, Gas, and Communication Facilities Utility and Facility Improvement Action List Goals, Objectives and Policies Utilities and Facilities Impact Analysis Implementation Establishing a Future Path Regulatory Framework Changes Capital Expenditures Community Programs Amendments to the Issaquah Comprehensive Plan
Page VI-1 VI-1 VI-9 VI-11 VI-13 VI-15 VI-18 VI-19 VII-1 VII-1 VII-3 VII-8 VII-10 VII-11 VII-12 VII-18 VII-19 VIII-1 VIII-1 VIII-1 VIII-2 VIII-11 VIII-12
Appendices A. Data Base Spreadsheets B. Listing of Traditional Elements C. Historic Downtown Issaquah Streetscape Improvement Plan (June 1998) D. Table L-2 Population and Household Projection E. Downtown Committee Report of Recommendation
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Figures and Tables Figures
Introduction I-A Olde Town Subarea Land Use III-A Olde Town Land Use III-B Issaquah Treasures and Historic Structures III-C Olde Town Neighborhood Subareas III-D Vacant and Redevelopment Land Inventory III-E Potential Development Areas III-F Front Street Market Improvements III-G Traditional Residential Area III-H Open Space and Greenway Network III-I Zoning III-J Shoreline Map III-K Vegetation Circulation and Parking IV-A Road Circulation Network IV-B Potential Circulation Changes IV-C 1st Place N Revision to One-Way IV-D Urban Trails for Olde Town IV-E Pedestrian Sidewalk Connections IV-F SE Issaquah Bypass Potential Alignments IV-G Road Conditions IV-H Parking Spaces IV-I Transit and Non-Motorized Circulation Routes Urban Design Concept V-A Olde Town Design Strategies V-B Gateways V-C North Gateway Before and After V-D Olde Town Walkability Utilities and Facilities VII-A Utility Constraints VII-B Frequently Flooded Areas VII-C Community Facilities Implementation VIII-A Comprehensive Plan Designation and Zoning Changes VIII-B Circulation and Parking Improvements I-7 III-6 III-15 III-18 III-20 III-22 III-25 III-28 III-32 III-40 III-48 III-49 IV-3 IV-4 IV-6 IV-18 IV-19 IV-20 IV-26 IV-35 IV-36 V-4 V-6 V-7 V-18 VII-2 VII-5 VII-6 VIII-14 VIII-15
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Tables
Land Use III-1 Vacant and Redevelopment Parcel Inventory III-2 Vacant and Redevelopment Acres III-3 Projected Development in 20 Years III-4 Potential Development Capacity, Olde Town Subarea Circulation and Parking IV-1 Current and Potential CBD Parking Rates IV-2 Circulation and Parking Implementation Action List Market and Economic Conditions VI-1 Issaquah Population Growth 1990-1997 VI-2 Issaquah Population and Household Growth Projections VI-3 Growth in Issaquah and Olde Town VI-4 Issaquah 1995 Employment VI-5 Issaquah Area Employment Projections VI-6 Olde Town Businesses/Primary Employers VI-7 Gaps in the Retail Mix VI-8 Comparison of Business Rental/Lease Rates 1998 VI-9 Public-Private Development Roles VI-10 Alternative Economic Development Strategies Utilities and Facilities VII-1 Facilities and Utilities Improvement Action List VII-2 Municipal and Parks Facility Action List Implementation VIII-1 Circulation and Parking Implementation Action List VIII-2 Utilities Action List VIII-3 Facilities Implementation Action List III-17 III-17 III-19 III-21 IV-13 IV-16 VI-2 VI-3 VI-3 VI-4 VI-4 VI-6 VI-7 VI-9 VI-14 VI-17 VII-13 VII-16 VIII-3 VIII-6 VIII-9
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INTRODUCTION
September 1999
I. A.
Introduction History of the Planning Project
The Olde Town Subarea Plan is a detailed strategy for the downtown goals and policies established in the community’s Comprehensive Plan. Part of the work on this plan was initiated with the City’s Comprehensive Plan. In December 1993, an ad hoc Downtown Committee was formed to provide input to the City in regard to the downtown area. The committee’s “Report of Recommendations” for Issaquah’s downtown was included in the Land Use Appendix of the City’s adopted Comprehensive Plan. In June 1996, Phase I of the Olde Town Subarea Plan was adopted into the Comprehensive Plan. Phase I of the Subarea plan built on the vision and goals established by the “Report of Recommendations” from the ad hoc committee and the Main Street Issaquah downtown revitalization program. Phase II of the Subarea Plan identifies the specific changes that should occur within the subarea to implement the vision and goals for Olde Town. This plan includes background information to describe the current conditions in the Olde Town Subarea. Alternative scenarios have been developed to illustrate several ways in which the vision and goals for Olde Town can be implemented. These alternatives are analyzed to provide a comparison of the impacts and to aid in the selection of a “preferred alternative”. The preferred alternative has received greater detailed study of the physical, political and economic actions necessary to implement it.
B.
Preparing and Adopting the Plan
Phase II of the Olde Town Plan was initiated by the City in October 1997. Since that time the Olde Town Plan was developed with the input of merchants and business property owners, the Main Street organization, residents, Planning Policy Commission (PPC), School District and general public. Olde Town Plan workshops were advertised through postcard mailings to 400+ business, property owners and others attending prior meetings or requesting to be on the mailing list. The Olde Town public planning process has included: Oct. 97 Olde Town Task Force formed and met twice with Olde Town Planning Team to review and confirm our starting assumptions. Dec. 97 1st Olde Town Community Workshop hosted by PPC. Design alternatives developed and examined.
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INTRODUCTION Jan. 98 Jan. 98 Feb. 98 Feb. 98 May 98
September 1999
May 98 June 98 Aug. 98 Sept. 98
Sept. 98 Oct. 98 Dec. 98
Jan. 99 Feb. 99 Aug. 99
Design Alternatives display boards with comment questionnaires at the Issaquah Community Center. Committee-of-the-Whole Council briefing on design alternatives. 2nd Olde Town Community Workshop hosted by PPC with updated economic and capacity analysis of the design alternatives. Preferred Alternative presented at PPC Open House. Draft Design Strategies brochure developed and widely distributed through mailing (450+), distribution at Front Street Market, and community group presentations (Chamber of Commerce Economic Committee, Chamber luncheon, Issaquah Historical Society, Main Street First Tuesday). 3rd Olde Town Community Workshop PPC and Community review of the preferred alternative. Community groups receive individual briefing to discuss specific issues, including Issaquah Parks Board, Arts Commission, Main Street organization, Historical Society and Pomegranate. Preliminary Review Draft of the Olde Town Subarea Plan distributed within City to Planning; Public Works, Building, and Parks and Recreation Departments, as well as SE Bypass Consultant team. PPC Review Draft of the Olde Town Subarea Plan distributed to PPC as well as the Chair or Executive of the Arts Commission; Development Commission; River and Streams Board; Park Board; King County Library; Main Street Issaquah; Greater Issaquah Chamber of Commerce; Historical Society; and F.I.S.H.. Public review copies made available at the Community Center, Downtown Library, and Permit Center. Notice of the plan’s availability and review schedule sent to 400+. Integrated EIS Addendum to the Olde Town Plan reviewed by PPC. Draft Olde Town Plan Public Hearing and two Community Workshops hosted by PPC Recommendation on 98 Comprehensive Plan Amendments, PPC recommends that Olde Town Subarea Plan be adopted in the 1st half of 1999, separate from other proposed amendments, in order to review additional issues including consistency with adopted CIP. Proposed Revision Document to PPC draft Olde Town Subarea Plan reviewed at 3 PPC meetings. PPC recommends Olde Town Subarea Plan to the Issaquah City Council. Council Land Use Committee recommends Olde Town Subarea Plan to the Issaquah City Council.
C.
Olde Town Plan Document
The Growth Management Act does not require the preparation of subarea plans as part of the mandate of growth management planning. Subarea plans are acknowledged as a part of the growth management planning process and an accepted component of a City’s Comprehensive Plan. Subarea plans must be consistent with the citywide Comprehensive Plan, in policies, maps and regulations. Subarea plans offer the ability to focus on
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details, address solutions to problems, instill innovation and establish a hierarchy of desired changes, not possible at a citywide scale. This is the City of Issaquah’s first subarea to be planned under the GMA Comprehensive Plan. This document combines the Olde Town Subarea Plan (a small area comprehensive plan) and an Addendum to the Issaquah Comprehensive Plan Draft Environmental Impact Statement (November 1994) and Final Environmental Impact Statement (February 1995). Because the Olde Town Plan and Addendum documents are combined into one, it may be difficult to differentiate between them. This section explains the way to distinguish the two documents. The portions of the document that compose the Olde Town Subarea Plan are printed on white paper. Those sections of the document that are part of the environmental impact analysis have been printed on colored paper. Descriptions of the existing conditions in the subarea plan serve as the requirement for the “existing conditions” of the Addendum. The summary of proposal, the alternatives considered, major conclusions and the impacts, mitigation measures and unavoidable significant adverse impacts of the alternatives is contained in its own chapter -- Chapter II. The impacts related to each of the elements of the subarea plan are identified at the end of each chapter -- Chapter III. Land Use, Chapter IV. Circulation and Parking, Chapter V. Urban Design Concept, Chapter VI. Marketing and Economic Conditions, and Chapter VII. Utilities and Facilities. There are no impacts identified with Chapter VIII Implementation.
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INTRODUCTION Using the Olde Town Plan
September 1999
The Olde Town Plan provides the vision, goals, policies and implementation actions that will guide changes to downtown Issaquah for the next twenty years. In compliance with the Growth Management Act, the Plan reflects the comprehensive plan elements -- Land Use, Transportation, Utilities and Capital Facilities. Housing is not an included element of the subarea plan, but is discussed in the Land Use Chapter. As an implementation tool, the Subarea Plan includes Chapters on Urban Design and Economic Development. The Olde Town Plan will guide decisions that affect new development and redevelopment in the Olde Town area. Many groups with varying interests will use this plan for different purposes. The following list provides an array of different decisionmakers that will use the Olde Town Plan. • • • City Council – to prioritize policy and budget decisions relating to Olde Town. Development Commission - to implement the vision, goals, policies and actions of the subarea plan through review of developments that are proposed in the area. City Administration - to prepare development guidelines/regulations, procedures, criteria and capital projects and budgets for the improvement of the Olde Town area, to base administrative decisions on land use and development review, and to implement the vision, goals, policies and actions of the subarea plan through review of developments that are proposed in the area. Developers and Businesses - to assess project feasibility, to make investment decisions and to design and build their projects. Service providers - to assure that the services and facilities identified in the plan are available when needed. General public - to understand the future of downtown Issaquah and the surrounding residential area, and to influence City planning and public decisions.
• • •
Using the Environmental Impact Statement Addendum This EIS Addendum document is the second step of a phased environmental review and planning process. It is intended to assist the agencies and the public in focusing on associated subsequent planning and financial decisions with consideration of environmental issues. Specific development proposals may be subject to additional SEPA review at the time of project application. It is intended that projects that are consistent with the Subarea Plan may rely on much of the impact analysis used for the Plan that remains timely, and forego detailed study of those issues covered under the existing environmental documents. It is also expected that future development projects
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will require detailed study of project specific impacts that cannot be analyzed in a programmatic study. The purpose of the Olde Town Plan and EIS Addendum is to encourage the type and mix of Olde Town development described by the Olde Town Plan. By consolidating and disclosing information known about the area: 1. It will focus the vision, so that funding and priority projects can occur as implementation, 2. Development in the area will be encouraged to maximize the potential of the area, 3. As many questions as possible will be answered about the amount, type and mix of development that might actually occur in the area, 4. Property owner and developers will use the Addendum information to remove some of the uncertainty that inhibits action, and 5. Redundant efforts and time expended on project planning and review will be reduced. As a second step to phased environmental review (the Issaquah Comprehensive Plan being the first step), this document addresses the specific impacts of changes to the Olde Town Subarea of a Preferred Alternative. Other alternatives were considered through the public participation process and the best features of the alternatives are combined into the Preferred Alternative. The alternatives were also considered in light of the potential environmental effects, which could result from its implementation.
D.
Purpose and Need for the Project
Growth during recent years in the Issaquah area has helped to create an increased demand for housing, increased demand for offices and industry, increased demand for services and goods, congested traffic conditions and increased demand on public services and utilities. Projections for the future indicate that these trends will continue. New commercial and office parks, Master Planned Developments, residential subdivisions and apartments have been developed, concentrated in and around Issaquah to meet this demand. However, in the center of it all remains the City’s traditional downtown core. One of the ways that Issaquah has chosen to respond to growth is by closely examining the Olde Town Subarea as the first area to be planned under the City’s adopted Comprehensive Plan. The Olde Town Plan is to preserve and enhance the traditional downtown core, and retain its viability to serve the community as a social, governmental, historical, commercial and entertainment core of the City. Policy L-4.1.2 of the Issaquah Comprehensive Plan provides the impetus for preparing the Olde Town Subareas Plan as it states: “In conjunction with downtown property owners and the public the City shall prepare a Subarea Plan which addresses land uses, densities, parking, urban design, transportation, economic development as well as methods and potential funding mechanisms for achieving established objectives. The Subarea Plan will work to
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reconcile the recommendations set forth by the ad hoc Downtown Comprehensive Plan Review Committee and the recommendations set forth in the proposed “Downtown Issaquah Facilities Master Plan: (January 1992) and, if appropriate, related issues in the Olde Town Subarea. The strategy shall provide options to actively encourage enhancement of the CBD and incorporation of mixed use development . . . .”
E.
Vision
The Vision for Olde Town Issaquah, with a park-like setting and “Small Town, America” image is the envy of many who live in countless sprawling suburbs that lack identity. We are reminded of an era when children walked to school and people lived, worked, shopped and played in the same hometown community. Seated mid-point between a major urban city and an Alpine wilderness, Issaquah is truly special. Many in our community can remember Issaquah when it was a small town, far removed from Seattle and even Bellevue. Issaquah has since experienced and is now in the midst of tremendous growth and change and yet has so far managed to retain much of its small town charm. This same appeal that draws so many to our region presents our biggest challenge: how to grow and thrive without losing that which makes us so special and unique. The heart of any community is its downtown core, and Issaquah is no exception. The strength of the downtown is its diversity. As the City experiences continued growth, downtown Issaquah must remain diverse. Downtown must maintain those essential elements that make us a good place to work and play for our own citizenry and the entire region.
(The vision as stated above is derived from the Olde Town Subarea Plan Element, adopted in Ordinance No. 2111, 1996.)
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INTRODUCTION
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Figure I-A Olde Town Subarea
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EXECUTIVE & ENVIRONMENTAL SUMMARY
September 1999
II. A.
Executive Summary Plan Description
The Olde Town Subarea Plan focuses on three areas or concepts that are critical to the health of the neighborhood and city: • • • Strengthen the Front Street retail core and Theatre District. Maintain and enhance Olde Town’s neighborhood and civic focus. Recognize Olde Town’s citywide and regional influence.
Strengthen the Front Street Retail and Theatre District
Build on Front Street’s assets to provide a vital business core, tourist destination and unique entertainment and historical center, while maintaining the small town charm. The focus of the CBD is on local retail and essential services in addition to some specialty retail. 1. CBD Streetscape: Improve streetscape elements, such as landscaping, lighting and street furniture, on Front Street and throughout the Cultural Business District (CBD) to provide an inviting pedestrian environment. Provide improvements to increase pedestrian interest and encourage further discovery in Olde Town. 2. Street Grid and Parking: Complete the street grid to improve circulation opportunities throughout the CBD. Consider use of a one-way couplet on 1st Avenue and 1st Place, between Dogwood Street and Sunset Way. Provide an efficient and compatible system of parking around the perimeter of downtown. An example is satellite parking created behind Front Street and the establishment of parking streets. 3. Historic Integrity: Maintain the historic character of downtown with regards to rehabilitation and redevelopment. This can be accomplished through the use of CBD design guidelines and design standards to support viable use of historic structures and a “historic walk” for visitors. 4. New Park: Create a park (Cybil-Madeline/Issaquah Creek) between Issaquah Creek and Rainer Boulevard to provide passive open space as well as cultural and educational activities. Use historic structures for a resident artist that can display and provide educational activities. Native plants and vegetation can be features with interpretive pathways. 5. Artisan village: Within areas of Olde Town, unique opportunities exist in utilizing the existing historic buildings for artists or as part of an artisan village. Such a village could include a small educational farm or “artist in residence”. 6. Link the Theatre District and downtown with Gilman Village: Link the amenities of Olde Town and Issaquah’s other commercial areas to provide a more cohesive environment and improved access for residents and visitors alike. Complementary uses (dining, art galleries, and entertainment) will encourage theater patrons to linger in Issaquah after the show.
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EXECUTIVE & ENVIRONMENTAL SUMMARY
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7. Transit/bus revisions: Use transit friendly development to encourage transit use. Provide transit priority over single driver cars. Bring an RTA transit hub into Olde Town along Sunset Way where the established neighborhood will support it. Tie the transit hub to other modes of transportation. 8. Small scale office development: Acknowledge the need and opportunity for local office space. Continue to allow for offices on upper floors or on secondary streets in downtown, thereby bringing more activity and people into the business district. Find incentives to encourage desirable development.
Maintain and Enhance Olde Town’s Neighborhood and Civic Focus
Olde Town residents while recognizing the need for growth have continually stressed the importance of maintaining downtown’s small town character and scale through proper zoning and design guidelines. Maintaining neighborhood-oriented services and community facilities in the Cultural and Business District (CBD) is also a top priority. 1. Stabilize Residential Areas: Maintain, to a large extent, the current zoning designations and development standards to reduce threats of widespread redevelopment of residential areas and drastic changes in existing small and traditional residential character. Pursue Comprehensive Plan Housing and Human Services goals to maintain housing accessibility and affordability. 2. Public Improvements: Identify, prioritize and provide public improvements, such as utility improvements (sewer and water), storm-water management system improvements, and street and sidewalk improvements. 3. Sunset Way Mixed Use Streetscape: Continue the transition to small scale, high density multifamily residential and neighborhood commercial uses. Encourage smallscale offices and other neighborhood-oriented commercial uses. Provide distinct landscaping along Sunset Way to soften the environment in light of its emphasis as a connection to I-90. Adopt specific design guidelines for Sunset Way encouraging courtyard housing and building articulation. 4. Pedestrian connection: Retain and expand pedestrian connections to and within Olde Town. The most important connections are the links from residential areas to activity centers, schools, services and amenities. Residential areas should also be connected with each other (access over creeks), etc. 5. Green fringe/buffer: Protect the strong wooded edge on the east side of the Olde Town. Green spaces clearly define the boundaries of Olde Town, and add to the cohesiveness and integrity to the neighborhood. This is particularly crucial considering the SE Issaquah Bypass and the potential additional development on the hillside south of Bush Street. 6. Memorial Park: Provide an “art walk” around Memorial Park. Utilize the change in Senior Center location and new City Hall development to enhance the park for all ages. The old Senior Center could be available for recreation, art or historic display use.
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7. Historic Preservation: Preserve and celebrate the community’s historic resources. This includes residential as well as CBD commercial buildings. Support viable use of historic structures to prevent demolition. Carefully balance demands for redevelopment with need to preserve key landmark structures in the CBD. Key landmark structures include buildings identified on official historic registers or inventories, including the Issaquah Historic Buildings Inventory (1998 and subsequent updates). 8. Floodplain Protection: Continue the program of purchasing flood prone properties for open space and potential parkland. 9. Revitalize Underdeveloped CBD Areas: Consider site opportunities and improvements for new development, encourage changes that revitalize underdeveloped CBD parcels.
Recognize Olde Town’s Citywide and Metropolitan Contribution
As the civic and cultural focal point of the entire City of Issaquah, as well as surrounding areas, Olde Town faces the responsibility to effectively serve a larger population, and thereby must balance the needs of the immediate area with those of the region. 1. Public Facilities: Retain and enhance existing public facilities such as the Community Center and City Hall, thereby reinforcing Olde Town’s image as the civic and cultural center of Issaquah and the region. Private investment needs to coincide with public investment in Olde Town. 2. SE Issaquah Bypass: Support the SE Issaquah Bypass as a means of improving subarea and city-wide congestion. Minimize the effects on the CBD of the regional through-traffic. Limit noise and aesthetic impacts of the Bypass on Olde Town. 3. Urban Corridors and Trails: As a tremendous local and regional asset, Issaquah’s pathways and trails connect residents and tourists with amenities and services in town and surrounding hiking trails to Tiger Mountain and other wilderness areas. Preserve and enhance existing pathways and develop additional pathways linking residential areas, the CBD and services. 4. Bus Shuttles and Transit: Improve access opportunities for residents of Olde Town and visitors alike, by routing transit where it is easy to use, while reducing the impact of automobile use by commuters. Use transit to decrease the corresponding patron need for parking in the CBD. 5. School Traffic: Reduce the morning and afternoon impacts of school traffic on the community. Secure a connection to the SE Issaquah Bypass for school bus traffic (and student/faculty drivers). Consider incentives for bus use and carpool utilization for students and/or provide restrictions to parking in the area around the school. 6. Greenbelts and Forested Hillsides: Protect the larger greenbelt surrounding Issaquah which gives the community a strong sense of identity. Recognize how the greenbelts connect recreational areas. Establish an open space network that seeks connections.
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B.
Alternatives Considered
Issaquah has a variety of ways in which it can define the future of Olde Town. The project team preparing the Olde Town Subarea Plan gathered the available planning data for the study area. The three scenarios considered include variables such as differing development style and mixes of uses in the CBD, choices of residential densities, parks and open space considerations, flood protection actions, parking and circulation options, historic preservation, new arterial by-pass and system-wide utility improvements. Alternative 1: The Regional Village: A Destination for Visitors This alternative focuses on building upon existing assets to create a regional destination, thereby helping downtown merchants and strengthening community identity. High priority efforts involve encouraging small-scale festival retail shops (tourist-oriented retail, like Gilman Village), creating theatre and bed and breakfast (B&B) districts, and preserving and promoting local historical and cultural resources. Alternative 2: The Home Town Improving community services and adding new housing are the primary actions specified in this alternative to create a more convenient, vital, residential community. Priorities therefore include stabilizing existing neighborhoods, improving residential streetscapes and utilities, encouraging quality infill residential development that is consistent is scale and character, completing pedestrian connections, encouraging neighborhood-based retail in the core, and discouraging through-traffic on Front Street. Alternative 3: The Live/Work Community The principal directives of this alternative are improving the electronic and telecommunications network and adding small, knowledge-based businesses to create a place where people can integrate living and working activities. Achieving this involves upgrading utility and telecommunications services, adding small-scale offices and workspaces for knowledge-based industries, and encouraging home-based businesses in residential areas. The Draft Plan takes parts of each of the Alternatives considered to create a new Alternative that preserves and enhances the traditional downtown core, and retains its viability to serve the local community as a social, governmental, historical, commercial and entertainment core of the City.
C.
Preferred Alternative and Recommendations
The Home Town Center: Olde Town Issaquah is comprised of the City’s Cultural & Business District (CBD) and surrounding Community facilities and residential neighborhoods that make up the City’s historic valley settlement. The Olde Town
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EXECUTIVE & ENVIRONMENTAL SUMMARY
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Subarea Plan develops an action plan for the vision of what Olde Town is and what it hopes to be- A Home Town Center. The existing Olde Town development establishes a solid base on which to build. Olde Town already contains a stable residential neighborhood, established commercial area, and an abundance of community amenities. With minor development additions, (see Recommendations, below), an upgraded utility system and modified road circulation, Olde Town can continue to serve as the Community’s Home Town heart and soul. Big changes are not needed because the basic elements for a Home Town are here. The City government continues to keep its presence in Olde Town. Businesses continue to open in Olde Town. New families are moving to Olde Town. This plan offers objectives and policies to focus this growth to build a quality, community-scale center. Small incremental changes will be the way to sustain economic and community vitality in this part of the City. The most important part of making Olde Town a successful neighborhood will be to address traffic that passes through Front Street. The Olde Town Plan concludes that traffic on Front Street has to be reduced. The Plan proposes improvements to Olde Town’s road, transit and pedestrian system and supports City projects to address passthrough traffic. Construction of the Sunset Interchange and South East Bypass Road is essential to the success of the Olde Town Subarea Plan. If the Bypass is not built, the changes recommended for Olde Town will be only cosmetic.
Planning Policy Commission recommended changes to the Draft Plan
The Planning Policy Commission served as principle reviewers of the Draft Plan, as well as host to more than a dozen Subarea Plan meetings including community workshops, work sessions, and public hearings. At the public hearing community participation in developing the plan was praised by the speakers. Recommended changes to the Draft Subarea Plan originated both from the public and PPC, and include the following major issues: 1. Allow rehab of older homes on substandard lots. PPC recommends adding policy language for a code update to allow Administrative Adjustment of Development Standards for setbacks or other district standards to allow older dwelling units and commercial buildings in Olde Town to be rehabilitated or reconstructed to the existing building footprint when the construction is consistent with Design Standards/Guidelines adopted for the Subarea. 2. 100% Impervious Surface. Draft Plan recommended that the CBD 85% impervious surface requirement be increased to 100% subject to streetscape improvements. PPC recommended allowing increased impervious surface, up to 100% impervious, only along CBD zoned Front and Sunset and only through an Administrative Adjustment of Standards, subject to streetscape improvements. 3. Circulation Connection between NE Creekway and NE Alder Street at the depot site. PPC did not recommend this street connection because of impact to rails north of Depot.
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4. Rail Trolley. PPC recommended Millennium Trolley project for fixed rail trolley between the Historic Depot and Lake Sammamish State Park and Regional Trail System. 5. RTA Transit Center in Olde Town. PPC did not recommend siting a new Transit Center in Olde Town, but recommended instead a transit hub along Sunset Way, with shuttle connections to the Transit Center. 6. Commute Trip Reduction (CTR) Programs. PPC recommended policy language for the City to work with employers that are not regulated by CTR programs, such as Issaquah School District and smaller Olde Town businesses, to establish programs with similar goals to reduce commute trips and employee parking. Key Recommendations of the Olde Town Subarea Plan The Draft Olde Town Subarea Plan offers varied recipes to sustain the Home Town Center. These ideas can be implemented in large or small doses, in either short or long term work-programs. However, the plan hopes to present many options without losing focus. The key elements for achieving the most benefits, in the least time are listed below: 1. Amend the Land Use Code to support a strong CBD that serves the neighborhood. This includes the modification of parking requirements, and the pervious surface requirements (through and administrative adjustment of standards). Establish Downtown Design Standards and Historic Guidelines. See Implementation chapter for details. 2. Establish a group or organization as a parking authority to aggregate available parking, monitor parking and establish new parking areas in the CBD. 3. Continue work with Main Street and the business community to bring in new businesses that will serve the neighborhood consistent with the Olde Town Subarea Plan. 4. Establish Design Guidelines for quality infill of duplex, townhomes and multifamily residential. This is especially important where historic homes are located. To prevent demolition on nonconforming older homes, allow for adjustment of standards to rehab or rebuild buildings in Olde Town to existing footprint. 5. Work with the Historic Society, Arts Commission and other groups to acknowledge local historic places. Establish the historic walk, “Treasured Places” and “Art Walk”, first recognizing existing examples and then adding new features. Review and update “Issaquah Treasures”. 6. Take every opportunity to plant trees. Street trees are appropriate for every street, not just Front and Sunset. 7. Start planning the details for the Cybil-Madeline Park. It will act as a road map for future acquisitions. 8. Connect missing segments of sidewalks in the neighborhoods. Make sure that pedestrian access to shopping, transit and recreation is complete. 9. Provide incremental improvements to the utilities so that progress can be made without the cost overwhelming the City.
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10. Continue moving City government offices back to downtown. Olde Town is the historic and governmental center of the City and City Hall should be a prominent presence. 11. Continue to support the Route 200 Shuttle. It provides the connection to the rest of the City’s commercial areas. 12. Support a RTA Transit Hub in Olde Town along Sunset Way. It is the best possible place to achieve a pedestrian and transit friendly neighborhood. 13. Support the approval and construction of the Sunset Interchange and SE Issaquah Bypass. To accommodate existing and future traffic on Front Street (without the Bypass) would ruin the character of Olde Town. The SE Bypass provides the alternative route for the City’s north-south pass through traffic. The Bypass should be developed as a positive aesthetic and functional facility that will not detract from the attractiveness of Olde Town. 14. Amend the Land Use Code District Standards Table for maximum building height in the CBD to require MSP for AAS applications to increase 45’ base height (CBD maximum building height to remain 65’). Many other recommendations are include in the Subarea Plan. Each recommendation is a step to completing the plan and may be taken at a pace the City and its citizens wish to pursue. The Olde Town Subarea Plan is now yours for approval and implementation. Issaquah’s Home Town Center is a much-loved gem. It only needs to be polished and it will shine.
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