20.25A.060 Dimensional charts.
A. Dimensional Requirements in Downtown Land Use Districts.
1. General. The provisions of this section set forth the dimensional requirements for each Land Use District and Perimeter Overlay in Downtown as depicted in LUC Figures 20.25A.060.A.2 and 20.25A.060.A.3. Each structure, development, or activity in a Downtown Land Use District shall comply with these requirements except as otherwise provided in this Part. In Downtown, front setbacks rarely apply. Buildings are built to the “build-to” line, which is either the property line or the right-of-way line, except where a plaza, building modulation or other ground-level open space is proposed.
2. Land Use District Map. Figure 20.25A.060.A.2 illustrates the locations of the Downtown Land Use Districts. The Land Use District Map should be viewed together with the Perimeter Overlay Map below for a complete overview of the zoning applicable on any specific site.
Figure 20.25A.060.A.2.
3. Perimeter Overlay Map. Figure 20.25A.060.A.3 illustrates the locations of the Downtown Perimeter Overlays in relationship to the Downtown Land Use Districts. The Perimeter Overlay Map should be viewed together with the Land Use District Map above for a complete overview of the zoning applicable on a site. In addition to the applicable Land Use District, a site may be governed partially or entirely by a Perimeter Overlay.
Figure 20.25A.060.A.3.
4. Dimensional Chart. Chart 20.25A.060.A.4 sets forth the dimensional requirements applicable to each Land Use District and Perimeter Overlay that is mapped in Figures 20.25A.060.A.2 and 20.25A.060.A.3.
Note: For the purposes of this dimensional chart, the DT-O-2, DT-MU, and DT-OLB are divided into smaller areas. The rest of this Part 20.25A LUC does not divide these districts into smaller areas.
|
Minimum Tower Setback above 80' Where Building Exceeds 100' |
Maximum Floor Plate Above 40' (4) |
Maximum Floor Plate Above 80' (4) |
Maximum Lot Coverage (13) |
Maximum Building Height/Maximum Building Height with Mechanical Equipment (17) |
Floor Area Ratio: Base/Maximum (3) |
Tower Separation Above 80' Where Building Exceeds 100' |
Base Building Height |
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|---|---|---|---|---|---|---|---|---|---|---|
|
DT-O-1 |
Nonresidential |
20' (14) |
24,000 gsf/f |
24,000 gsf/f |
100% |
600' (8)/600' |
7.2/8.0 |
60' (14) |
345'(21) |
|
|
Residential |
20' (14) |
22,000 gsf/f |
13,500 gsf/f |
100% |
600' (8)/600' |
9.0/10.0 |
60' (14) |
450' |
450' (7) |
|
|
Above-Grade Parking |
20' (14) |
20,000 gsf/f |
20,000 gsf/f |
100% |
100' (9)/100' |
N/A |
60' (14) |
N/A |
N/A (10) |
|
|
DT-O-2 North of NE 8th St. |
Nonresidential |
20' (14) |
24,000 gsf/f |
24,000 gsf/f |
100% |
460'/480' |
5.4/6.0 |
60' (14) |
288' |
288' (7) |
|
Residential |
20' (14) |
22,000 gsf/f |
13,500 gsf/f |
100% |
460'/480' |
5.4/6.0 |
60' (14) |
288' |
288' (7) |
|
|
Above-Grade Parking |
20' (14) |
20,000 gsf/f |
20,000 gsf/f |
100% |
100' (9)/100' |
NA |
60' (14) |
N/A |
N/A (10) |
|
|
DT-O-2 East of 110th Ave. NE |
Nonresidential |
20' (14) |
24,000 gsf/f |
24,000 gsf/f |
100% |
403'/423' |
5.4/6.0 |
60' (14) |
288' |
288' (7) |
|
Residential |
20' (14) |
22,000 gsf/f |
13,500 gsf/f |
100% |
403'/423' |
5.4/6.0 |
60' (14) |
288' |
288' (7) |
|
|
Above-Grade Parking |
20' (14) |
20,000 gsf/f |
20,000 gsf/f |
100% |
100' (9)/100' |
NA |
60' (14) |
N/A |
N/A (12) |
|
|
DT-O-2 South of NE 4th |
Nonresidential |
20' (14) |
24,000 gsf/f |
24,000 gsf/f |
100% |
345'/365' (18) |
5.4/6.0 |
60' (14) |
288' |
288' (7) |
|
Residential |
20' (14) |
22,000 gsf/f |
13,500 gsf/f |
100% |
345'/365' (18) |
5.4/6.0 |
60' (14) |
288' |
288' |
|
|
Above-Grade Parking |
20' (14) |
20,000 gsf/f |
20,000 gsf/f |
100% |
100' (9)/100' |
NA |
60' (14) |
N/A |
N/A (10) |
|
|
DT-MU |
Nonresidential |
20' (14) |
22,000 gsf/f |
20,000 gsf/f |
100% |
230'/250' |
4.5/5.0 |
60' (14) |
115' |
115' (7) |
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
288'/308' |
4.5/5.0 |
60' (14) |
230' |
230' (7) |
|
|
Above-Grade Parking |
N/A |
20,000 gsf/f |
N/A |
75% |
60' (9)/60' |
N/A |
N/A |
N/A |
N/A (10) |
|
|
DT-MU Civic Center |
Nonresidential |
20' (14) |
22,000 gsf/f |
20,000 gsf/f |
100% |
403'/423' |
5.4/6.0 |
60' (14) |
115' |
115' (7) |
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
403'/423' |
5.4/6.0 |
60' (14) |
230' |
230' (7) |
|
|
Above-Grade Parking |
N/A |
20,000 gsf/f |
N/A |
75% |
60' (9)/60' |
N/A |
N/A |
N/A |
N/A (10) |
|
|
DT-OB |
Nonresidential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
60' (14) |
N/A (10) |
|||
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
60' (14) |
N/A (10) |
||||
|
Above-Grade Parking |
N/A |
N/A |
N/A |
75% |
N/A |
N/A (10) |
||||
|
DT-R |
Nonresidential |
N/A |
20,000 gsf/f |
NA |
75% |
75'/95' |
0.5/0.5 |
N/A |
N/A |
N/A (10) |
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
230'/250' |
4.5/5.0 |
60' (14) |
N/A |
N/A (10) |
|
|
Above-Grade Parking |
N/A |
N/A |
N/A |
75% |
40' (9)/40' |
N/A |
N/A |
N/A |
N/A (10) |
|
|
DT-OLB North (between NE 8th Street and NE 12th Street) |
Nonresidential |
20' (14) |
30,000 gsf/f |
20,000 gsf/f |
100% |
86'/106' |
2.7/3.0 |
60' (14) |
N/A |
N/A (10) |
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
104'/124' |
2.7/3.0 |
60' (14) |
N/A |
N/A (10) |
|
|
Above-Grade Parking |
N/A |
20,000 gsf/f |
N/A |
75% |
45'(9)/45' |
N/A |
N/A |
N/A |
N/A (10) |
|
|
DT-OLB Central (between NE 4th Street and NE 8th Street) |
Nonresidential |
20' (14) |
30,000 gsf/f |
20,000 gsf/f (16) |
100% |
403'/423' |
5.4/6.0 |
60' (14) |
115' |
115' (7) |
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
403'/423' |
5.4/6.0 |
60' (14) |
230' |
230' (7) |
|
|
Above-Grade Parking |
N/A |
20,000 gsf/f |
N/A |
75% |
45' (9)/45' |
N/A |
N/A |
N/A |
N/A (10) |
|
|
DT-OLB South (between Main Street and NE 4th Street) |
Nonresidential |
20' (14) |
30,000 gsf/f |
20,000 gsf/f (16) |
100% |
230'/250' |
4.5/5.0 |
60' (14) |
115' |
115' (7) |
|
Residential |
20' (14) |
20,000 gsf/f |
13,500 gsf/f |
100% |
230'/250' |
4.5/5.0 |
60' (14) |
230' |
230' (7) |
|
|
Above-Grade Parking |
N/A |
20,000 gsf/f |
N/A |
75% |
55 (9)/55' |
N/A |
N/A |
N/A |
N/A (10) |
|
Downtown Perimeter Overlay |
Minimum Tower Setback above 80' Where Building Exceeds 100' |
Maximum Lot Coverage (13) |
Maximum Building Height/Maximum Building Height with Mechanical Equipment (17) |
Floor Area Ratio: Base/Maximum (3) |
Triggers for Additional Height |
||
|---|---|---|---|---|---|---|---|
|
Perimeter Overlay A-1 |
Nonresidential |
N/A |
75% |
40'/60' |
1.0 in MU; 0.5 in R/1.0 in DT-MU and DT-OB; 0.5 in DT-R |
N/A (10) |
|
|
Residential |
N/A |
75% |
55'/75' |
3.15/3.5 |
N/A (10) |
||
|
Above-Grade Parking |
N/A |
75% |
40' (9)/40' |
N/A |
N/A (10) |
||
|
Perimeter Overlay A-2 |
Nonresidential |
N/A |
20' (6) |
75% in DT-MU 100% in DT-OB |
40'/60' |
1.0/1.0 |
N/A (10) |
|
Residential |
N/A |
20' (6) |
75% in DT-MU 100% in DT-OB 75% in DT-R |
70' (7)/90' |
3.25 in DT-MU, 3.25 in DT-OB, 3.0 in DT-R,/3.5 |
||
|
Above-Grade Parking |
N/A |
20' (6) |
75% |
40' (9)/40' |
N/A |
N/A (10) |
|
|
Perimeter Overlay A-3 |
Nonresidential |
N/A |
0' |
75% |
70' (8)/70' |
1.5/.1.5 |
40' (7) |
|
Residential |
N/A |
0' |
75% |
70' (8)/70' |
4.5/5.0 |
55' |
|
|
Above-Grade Parking |
N/A |
0 |
75% |
40' (9)/40' |
N/A |
N/A (10) |
|
|
Perimeter Overlay B-1 |
Nonresidential |
N/A |
0' |
75% in DT-MU and DT-R 100% in DT-OB |
72'/92' |
1.5 in DT-MU; 1.0 in OB; 0.5 in DT-R/1.5 in DT-MU; 1.0 in DT-OB; 0.5 in DT-R |
N/A (10) |
|
Residential |
N/A |
0' |
75% in DT-MU and DT-R 100% in DT-OB |
99'/119' |
4.5/5.0 |
99' (7) |
|
|
Above-Grade Parking |
N/A |
0' |
75% |
40' (9)/40' |
N/A |
N/A (10) |
|
|
Perimeter Overlay B-2 |
Nonresidential |
N/A |
0' |
75% |
72'/92' |
1.5/1.5 |
N/A (10) |
|
Residential (15) |
20' (14) |
0' |
75% |
4.5/5.0 |
105' (7) |
||
|
Above-Grade Parking |
N/A |
0' |
75% |
40' (9)/40' |
N/A |
N/A (10) |
|
|
Perimeter Overlay B-3 |
Nonresidential |
N/A |
0' |
100% |
72'/92' |
1.5/1.5 |
N/A (10) |
|
Residential |
20' (14) |
0' |
100% |
230' (7)/250' |
6.3/7.0 |
105' (7) |
|
|
Above-Grade Parking |
N/A |
0' |
75% |
40' (9)/40' |
N/A |
N/A (10) |
Notes: Dimensional Requirements in Downtown Land Use Districts and Perimeter Overlays:
(1)Minimum setbacks from Downtown boundary are subject to required landscape development. See LUC 20.25A.110.
(2)A single building is considered residential if more than 50 percent of the gross floor area is devoted to residential uses. See LUC 20.50.020 for the definition of “floor area, gross.”
(3)The maximum permitted FAR may only be achieved by participation in the FAR Amenity Incentive System, LUC 20.25A.070. Where residential and nonresidential uses occur in the same building, the FAR is limited to the maximum FAR for the building type as determined in accordance with Note (2).
(4)See subsection B of this section for exceptions to the minimum stepback and maximum building floor plate requirements.
(5)Hotels and motels shall be considered as residential structures for all dimensional standards except for maximum floor plate where they shall be considered nonresidential.
(6)On lots that are bisected by the Downtown boundary, the Director may allow the minimum setback from the Downtown boundary to be measured from the perimeter property lines abutting other lots located outside the Downtown boundary. The modification shall be consistent with the Perimeter Overlay purpose statement contained in LUC 20.25A.010.B. This provision may be used to modify only the setback location and not the minimum setback size.
(7)Refer to LUC 20.25A.075.A for additional requirements when exceeding the trigger for additional height.
(8)No additional building height allowed.
(9)No additional height allowed for parking garages. Any mechanical equipment shall be placed inside the structure.
(10)No additional building height above the maximum shall be permitted through the Administrative Departure process.
(11)The DT-OB district has no maximum heights or floor area ratios that are independent of the Perimeter Overlays because the entire district is covered by overlays. The applicable maximum heights and floor area ratios in the DT-OB district shall be controlled by the applicable perimeter overlay provisions.
(12)Within Perimeter Overlay B-2, multiple tower projects are allowed variable tower heights of 176 feet to 264 feet with an average of no more than 220 feet. Master Development Plan approval is required. Multiple tower projects that straddle the Perimeter Overlay B-2 and DT-MU Districts in the Northwest Village Neighborhood of Downtown are allowed to locate a single tower within the Perimeter Overlay B-2 that does not exceed a maximum height of 264 feet. Single tower projects within the Perimeter Overlay B-2 shall be limited to 220 feet unless the Director approves an Administrative Departure pursuant to LUC 20.25A.030.D.
(13)Underground buildings as defined in LUC 20.50.050 are not structures for the purpose of calculating lot coverage.
(14)The tower setback shall be applied from interior property lines only. Refer to LUC 20.25A.075 for Downtown Tower Requirements, which also includes an exception for small sites and opportunities to depart from dimensional requirements applicable to towers located in Downtown.
(15)Towers in the Perimeter Overlay B-2 shall be subject to the 40-foot tower separation above 80 feet if the building exceeds 100 feet.
(16)The maximum floor plate between 80 and 150 feet may be increased through an Administrative Departure pursuant to LUC 20.25A.030.D.1 if the following criteria are met:
a.The maximum allowed floor plates above 80 feet are increased by no more than 25 percent;
b.All buildings or portions of buildings located above 40 feet shall include a minimum building separation of 40 feet. The required separation shall provide for a continuous building separation corridor that extends between I-405 and 112th Ave NE;
c.The applicant demonstrates that the increased floor plate size does not affect the light, air or privacy for pedestrians or adjacent properties, and any publicly accessible space that is located in the vicinity; and
d.Complies with all other dimensional standards of this section.
(17)The additional 20 feet allowed for mechanical equipment is uninhabitable space.
(18)The area west of 106th Avenue NE in the DT-O-2 South District shall be limited to 288 feet with 20 feet additional height available for mechanical equipment.
(19) Measured from inside edge of the required sidewalk, if applicable: If existing utilities which cannot reasonably be relocated result in the planting of street trees on the property side of a sidewalk as provided for in LUC 20.25A.090, five feet are added to the required setback.
(20)On the Grand Connection, the trigger for additional height in the DT-O-1 for nonresidential shall be 450 feet.
(21)On the Grand Connection, the base height in the DT-O-1 for nonresidential shall be 450 feet.
B. Exceptions to Dimensional Requirements. Exceptions authorized pursuant to this subsection shall be reviewed as Administrative Departures subject to the terms of LUC 20.25A.030.D.1.
1. Floor Plate Exceptions.
a. Connecting Floor Plates. For structures that do not exceed 70 feet in height (as defined by the International Building Code, as adopted and amended by the City of Bellevue), the Director may approve the connection of floor plates above 40 feet such that those floor plates exceed the “Maximum Building Floor Area per Floor Above 40 Feet”; provided, that:
i. The connection is to allow for safe and efficient building exiting patterns;
ii. The connecting floor area shall include required corridor areas, but may include habitable space;
iii. The alternative design results in a building mass that features separate and distinct building elements;
iv. The connection shall act as a dividing point between two floor plates, neither of which exceed the maximum floor plate size; and
v. The connecting floor area shall comply with the design guidelines for connecting floor plates in LUC 20.25A.180.C.
b. Performing Arts Centers may have unlimited floor plates up to 100 feet in height, measured from average finished grade; provided, that:
i. The floor plate exception applies only to that portion of the building that contains the performing arts use;
ii. The area is the minimum area necessary to accommodate the performing arts use;
iii. Subordinate uses do not exceed 25 percent of the total area; and
iv. The ground floor design is consistent with the design guidelines for “A” rights-of-way, excluding the arcade provision.
2. Intrusions into Required Dimensional Standards.
a. Intrusions over the Sidewalk.
i. Marquees, awnings, or other kinds of weather protection that comply with the requirements of LUC 20.25A.170.A.2.b are permitted to extend over the public right-of-way upon approval of the Director of the Transportation Department and the Director notwithstanding the provisions of the Sign Code, Chapter 22B.10 BCC, or any other City Code.
ii. External decks and balconies are permitted to extend over the right-of-way upon approval of the Director or the Transportation Department and the Director and shall be a minimum clearance of 20 feet above the right-of-way, and no greater in depth than 50 percent of the width of the required sidewalk.
iii. On Mixed Streets and Neighborhood Streets, as defined by LUC 20.25A.010.B.5.c and 20.25A.010.B.5.d, building structure, external decks, and balconies are permitted to extend over the sidewalk and enhanced streetscape area to the property line above a minimum clearance of 20 feet above the right-of-way, except when a setback or stepback precludes such extension.
b. Intrusions into Setbacks.
i. Architectural elements such as louvers and fins may intrude into the setback upon approval of the Director.
ii. External decks and balconies that intrude into the tower setback are permitted upon approval of the Director.
c. Intrusions into Stepbacks.
i. The Director may approve modifications to the minimum required stepback if:
(1) The applicant can demonstrate that the resulting design will be more consistent with the Design Guidelines of LUC 20.25A.140 through 20.25A.180; and
(2) The intrusions for building modulation or weather protection features shall be a maximum of 20 percent of the length of the whole façade, 25 percent of the depth of the required stepback, and a maximum of 10 feet in length per intrusion.
ii. The Director may approve modifications to the stepback requirements for performing arts centers if:
(1) Interesting roof forms, significant floor plate modulation, significant façade modulation, or other such unique architectural features are provided to minimize impacts to abutting structures.
(Ord. 6580, 6-21-21, § 7; Ord. 6425, 10-1-18, § 16; Ord. 6377, 10-16-17, § 2)