20.25P.060 Dimensional requirements.
A. General. This subsection (Chart 20.25P.060.A, Dimensional Requirements in Eastgate Transit Oriented Development Land Use District) sets forth the dimensional requirements for the district. The Dimensional Requirements of Chart 20.20.010 do not apply in the EG-TOD. Each structure, development, or activity in the EG-TOD shall comply with these requirements except as otherwise provided in this section. If a number appears in a box at the intersection of a column and a row, the dimensional requirement is subject to the special limitation indicated in the corresponding note.
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Eastgate Transit Oriented Development Land Use District |
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LAND USE CLASSIFICATION |
EG-TOD |
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DIMENSIONS |
(1) |
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Minimum Setbacks of Structures (feet) Front Yard |
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10 (5) |
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Rear Yard (feet) |
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Side Yard (feet) |
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2 Side Yards |
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2.0 (1) |
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Maximum in Building Height (feet) |
160/55 (6) |
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Maximum Lot Coverage by Structures (percent) (7) (8) (9) (14) |
35 |
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Maximum Hard Surface Coverage (11) (12) |
85 |
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Maximum Impervious Surface (percent) (10) (11) |
60 |
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Alternative Maximum Impervious Surface (percent) (10) (11) (13) |
80 |
Notes: Chart 20.25P.060.A Dimensional Requirements in Eastgate Transit Oriented Development Land Use District
(1)See LUC 20.25H.045 for calculation of density/intensity on sites in the Critical Areas Overlay District.
(3)See LUC 20.25H.035 for additional critical area setbacks.
(4)If the setback abuts a street right-of-way, access easement or private road, the minimum dimension is 10 feet unless a greater dimension is specified.
(5) Façade Separation: Where building height exceeds 45 feet, the façade of any building that fronts on the streets shown on the figure in LUC 20.25P.090.A.3 shall have a minimum façade separation of 10 feet that shall be measured from the back of the required sidewalk dimension to all portions of the building located above 40 feet.
(6)Standalone parking garages shall have a maximum building height of 55 feet.
(7)Lot coverage is calculated after subtracting all critical areas and stream critical area buffers; provided, that coal mine hazards (LUC 20.25H.130) and habitat associated with species of local importance (LUC 20.25H.150) shall not be subtracted.
(8)Maximum lot coverage by structures is determined after public right-of-way and private roads are subtracted from the gross land area.
(9) Exceptions to Lot Coverage: Although not considered structures for purposes of calculating lot coverage, the following may be considered impervious surfaces subject to the impervious surface limits. See LUC 20.20.460 and 20.50.026.
(10)See LUC 20.20.460 for exceptions and performance standards relating to impervious surface.
(11)Maximum hard surface, maximum impervious surface and maximum lot coverage by structures are independent limitations on allowed development. All areas of lot coverage by structures are included in the calculation of total maximum impervious surface, unless such structures are excepted under LUC 20.20.460. All areas of impervious surface coverage shall be included in the calculation of total maximum hard surface.
(12)See LUC 20.20.425 for exceptions and performance standards relating to hard surfaces.
(13)Maximum impervious surface limit only for sites where the use of permeable surfacing techniques is determined to be infeasible according to the criteria in the 2014 Department of Ecology Stormwater Management Manual for Western Washington, now or as hereafter amended.
(14)Lot coverage within EG-TOD Districts may be increased to 50 percent for mixed use development which includes residential uses comprising at least 1/2 the square footage of the building footprint. Underground parking in excess of 50 percent of the site area shall not be included in lot coverage calculations.
B. Exceptions to Dimensional Requirements.
1. Impervious Surface. See LUC 20.20.460 for exceptions and performance standards relating to impervious surface.
2. Floor Area Ratio. A maximum of 1.0 FAR (floor area ratio) may be exempted for affordable housing, public restrooms, open space, and special dedications as provided below. Provided, neither the combination nor the singular use of any of these methods shall exceed an exception of 1.0 FAR. Underground buildings as defined in LUC 20.50.050 are not structures for the purpose of calculating floor area.
a. In the EG-TOD land use district, up to 1.0 FAR of floor area dedicated to on-site affordable housing shall not be counted for the purposes of calculating the FAR of a project; provided, that:
i. The affordable housing is provided at a ratio of 2.5 market rate units to 1 affordable housing unit; and
ii. The bedroom mix and exterior finishes shall be comparable to the market rate units, but interior design, unit size, amenities and interior finishes may vary.
b. In the EG-TOD Land Use District, up to 1.0 FAR of floor area dedicated to on-site public restrooms shall not be counted for the purposes of calculating FAR of a project; provided, that:
i. The restrooms are open to the public during regular business hours.
ii. An agreement in a form approved by the City will be executed by the applicant and recorded with the King County Recorder’s Office, or its successor organization, requiring the public restrooms to remain for the life of the project. This agreement shall be a covenant running with the land, binding on assigns, heirs, and successors of the applicant.
c. Floor Area Earned from Special Dedications and Transfers.
i. General. Land that is dedicated to the City of Bellevue for right-of-way or to accommodate the linear alignment of an RLRT system, or open space, without compensation to the owner, may be used for the purpose of computing maximum FAR notwithstanding the definition of floor area ratio in LUC 20.50.020; provided, that the requirements of subsection B.2.c.ii or iii of this section are met. The Director shall calculate the amount of square footage earned for transfer. Transferable floor area shall only be used in the EG-TOD.
ii. Right-of-Way and Linear Alignment of an RLRT System – Special Dedications. The special dedication provisions of LUC 20.30V.170.B do not apply in the EG-TOD.
(1) Eligible Right-of-Way Identified in an Adopted Plan or Document. A property owner may make special dedication by conveying land identified for right-of-way or linear alignment of an RLRT system acquisition in a Transportation Facilities Plan of the Comprehensive Plan, the Transportation Facilities Plan adopted by the City Council, the Capital Investment Program Plan or the street development standards of LUC 20.25P.090 by an instrument approved by the City Attorney.
(2) Eligible Right-of-Way Not Otherwise Identified. A property owner may make a special dedication by conveying land identified by the Director of Transportation as necessary for safety or operational improvement projects by an instrument approved by the City Attorney.
(3) Floor Area Earned. The floor area available to transfer shall be equal to maximum FAR limits that apply to the square footage of the area to be dedicated in conformance with this subsection B.2.c.ii and shall be included in the project limit for the purpose of computing maximum FAR. The transfer FAR shall be calculated based on applicable land use district regulations for the dedication area.
iii. Open Space Transfers.
(1) Eligible Open Space Identified within the Eastgate Subarea Plan. A property owner may earn floor area for transfer to a different site by conveying land identified for open space in the Eastgate Subarea Plan by an instrument approved by the City Attorney.
(2) Floor Area Earned. The floor area available to transfer shall be equal to that permitted through the FAR limits that apply to the square footage of the area to be dedicated in conformance with this subsection B.2.c.iii and shall be added to the allowed floor area of the project for the purpose of computing maximum FAR. The transfer FAR shall be calculated based on applicable land use district regulations for the dedication area. (Ord. 6626, 12-6-21, § 13; Ord. 6366, 8-7-17, § 12)