SUSTAINABLE DEVELOPMENT IN ISSAQUAH HIGHLANDS

Sustainability is a core value of both Port Blakely and Issaquah Highlands. Simply stated, sustainable actions are ones that help meet the present needs of our generation without sacrificing the needs of future generations. One common approach is to look at sustainability from three perspectives: environmental, economic and social. It is easy to look at the pattern of development after 1945 and understand why it is not sustainable, with low density subdivisions, business parks and retail centers all separated and accessible only by car. The environmental and economic impacts have become clear as gas prices have risen and as environmental impacts and costs have dramatically limited new roads. Sustainability requires difficult choices, but a balance must be struck between alternatives to make sure current and future generations have the same quality of life and access to the resources around us.

With this overall approach in mind, we want to answer some questions that have been raised recently about how and why land is cleared, specifically in a new area located south of the Information Center and east of Central Park.

We would like to share information with you about the innovative and progressive practices that Port Blakely Communities has put in place to create a sustainable community. If you have any questions, please contact Chris Hysom at (206) 225-2309.

The Washington State Department of Transportation (WSDOT) previously owned the property located south of Park Drive, east of town center and west of Central Park. WSDOT had offered this property for sale in the past to other developers who would have developed it at urban densities, but outside of Issaquah Highlands. Port Blakely was only recently able to acquire it as part of a plan to solve problems in handling storm water runoff from the Sunset Interchange. Port Blakely agreed to construct a large pond located near the fire station and other facilities in exchange for land, rather than cash, from WSDOT. This solution enabled WSDOT to fix the problem without spending money it did not have and allowed Port Blakely to realize the original intent for this land. A portion of this land, dubbed the “urban expansion area” was recently cleared for development.

The urban expansion area, along with a small handful of other locations near town center, was actually planned and designated as an expansion area for Issaquah Highlands in 1996, even though at that time Port Blakely did not own it. The expansion areas make sense because they are clustered around the town center and would focus increased density in that area. Over the past eleven years, Port Blakely has acquired the other expansion areas and developed them as part of the Issaquah Highlands’ regulations and comprehensive plan. One of those expansion areas is now being built out just north of High Street and is known as Vista Park. Having just recently acquired the WSDOT land, Port Blakely is preparing the urban expansion area for similar development.

Almost 20 years ago, the area we now know as Issaquah Highlands was envisioned to encompass five-acre lots – with one single family home per lot – over its 2,200 acres.

Port Blakely Communities chose instead to create a high density urban village: one that integrates homes, a shopping and commercial district, a Park & Ride, more than 10 miles of hiking trails, and more than 100 acres for parks, recreation and sports fields. This urban village that we now call Issaquah Highlands is concentrated in only 780 acres of the total 2,200 acres.

When Issaquah Highlands is fully developed, it will include 3,750 homes and up to 3.875 million square feet of commercial space. Issaquah Highlands will have permanently dedicated 1,450 acres to open space. As a result, roughly 2/3 of the total land in this community will be permanently dedicated as open space.

Density is important for many reasons. Here are just a few:

• High density results in greater percentages of land left in its original state.
• High density helps us to reduce car trips – and resulting carbon emissions – because it is easier to walk to school, shopping, restaurants and the community center.
• Less land is required for the same number of people. With less landscaped areas, there is less water consumption, pesticides and other impacts.

When developing land, timing is important. The clearing (logging) of trees can take place at any time of year, but land grading (earthwork) must take place during drier seasons to protect the environment. Clearing took place in April in anticipation of the drier summer months.

By scheduling earthwork during drier seasons, we can minimize erosion. This strategy also limits potential damage to groundwater and steams by reducing runoff.

We have tried different approaches in earlier phases at Issaquah Highlands and found that it is not feasible to retain trees except in unique situations. There are two reasons why all trees are removed:

• Trees that have previously been surrounded by other trees and protected from storms will likely blow down in strong winds – clearing all the trees removes this potential danger. When new trees are planted, they will “grow up” stronger and be able to resist the force of strong winds.
• Like most development projects, it is impossible to guarantee the exact placement of roads, sewers, lawns and buildings. As a result, all land is cleared to eliminate the need for heavy equipment to return to the area once again.

Yes! Look around Issaquah Highlands and you will see thousands of young trees that have been planted as part of the master development. These new trees have been specifically selected to thrive in our Northwest climate. They require less water and fewer pesticides, mimic the native growth and have a higher survival rate. Additionally, Port Blakely recently funded a project to plant over 50,000 evergreen and deciduous trees to enhance Issaquah Highland’s wetlands following the large number of blow downs caused by violent storms. A portion of this work was done in March, with the remainder to be completed later this year.

The trees from this particular site were sent to mills that can produce lumber to build homes in this region or sold for export.

During site development – the clearing and grading of land – Issaquah Highlands’ engineers follow innovative policies that help to reduce impact on the environment. Job site waste and land fill deposits are reduced by reusing and recycling site landscape materials. When we reuse landscape materials locally, we eliminate the trucking of soil, gravel and boulders to off-site locations (and the resulting carbon emissions from transport trucks). We also reduce contributions to landfills. For example, in the development of Issaquah Highlands:

• More than 2 million yards of top soil were moved from construction sites to improve local parks.
• Crushed rock from on-site sources was used in utility trenches
• Local boulders were moved to nearby parks.

On March 1 and 22, 2008, the City of Issaquah held two Plant Salvage Events on this land. Local residents and members of the Native Plant Society were invited to the events and given the opportunity to salvage plants from the area prior to the commencement of clearing. More than 50 people attended the events and salvaged maple and cedar trees, as well as ferns and various ground covers, which were replanted in native areas around the community and in private landscaping.

At Issaquah Highlands, we strive to use every erosion control best management practice appropriate for the site. Here are a few ways that we protect the environment:

• Soil is stabilized as soon as possible after grading activities.
• Construction storm water is routed away from surface water discharge and treated.
• Slope drainage is installed to prevent water erosion and landslides.
• Dust prevention methods are implemented during dry weather to protect air quality.

• Clean storm water is routed to recharge wetlands wherever possible.
• Storm water is routed to settlement ponds to minimize settlement discharge.
• Turbid water is treated with an advanced filtration system as necessary to meet or exceed Department of Ecology requirements.
• Vegetated ponds are created to filter vehicle oils, sediment and pollutants. These filtration systems protect Lake Sammamish, streams and wetlands, and preserve salmon-bearing tributaries.

Issaquah Highlands has established new water conservation practices specifically tailored to the Pacific Northwest. These practices include:

• The creation of a water-wise landscape palette that utilizes indigenous plant material and is drought tolerant.
• Enforcing strict landscape standards that promote bio-filtration and aquifer recharge.
• Issaquah Highlands developed a surface water management program to ensure that the quality and quantity of runoff, plant material absorption and ground water recharge are as near their natural state as feasible.
• Clean water from roofs adjacent to wetlands or native growth areas is piped to those areas for wetland recharge.
• Water is conserved through a weather-based monitoring system for landscape irrigation. For example, irrigation water use at Issaquah Highlands has been reduced to approximately 26% of the rate at which community landscapes were using water in 2004.

U.S. Green Building Council
LEED (Leadership in Energy and Environmental Design)
Built Green™
ENERGY STAR® Homes Northwest
Energy Star
EPA's Product Stewardship Web site
King County EcoConsumer Resources
Forest Stewardship Council Everything you want to know about green building National Association of Homebuilders Research Center (NAHB) Sustainable Buildings Industry Council (SBIC) Environmental Protection Agency Energy and Environmental Building Association (EEBA)