A. Introduction. The Eastgate Design Guidelines support and complement the community vision described in the Eastgate Subarea Plan that is part of the City’s adopted Comprehensive Plan. The Design Guidelines offer a flexible tool for quality and innovative development. They do not prescribe specific design solutions or make rigid requirements. Each guideline must be met, but there are many ways to achieve the outcome intended by a particular guideline. The guidelines are a descriptive template for promoting and improving the urban character of the area without dictating or prescribing a specific style or theme.
Each individual guideline provides the following detail:
1. Intent. An initial concise statement of the objective of the guideline.
2. Guideline. Explanatory text describing the details of the guideline.
3. Recommended. Standards and textual and photographic examples of development consistent with the intent of the guideline.
Visual examples are included as models for design and review purposes. They are intended to provide a means to effectively judge a building or project relative to the design criteria; they are not intended to be specific examples to be replicated.
B. Character and Site Guidelines. Purpose. These guidelines address the qualities that make the EG-TOD unique. They describe what makes the area a special, distinct place, not simply a group of individual buildings and streets. As a gateway for the City of Bellevue, with visibility from the 1-90 corridor, Eastgate demonstrates both the urban and the green elements of the City in a park theme, and is important to achieving the vision of the Mountains to Sound Greenway. A sense of arrival, and views of urban development against a green forested backdrop, characterize the area.
1. Integrate the Natural Environment.
a. Intent. Integrate new landscape areas, sustainable design elements, natural drainage/LID features, and green open spaces. Reinforce existing linkages, and orient buildings to Eastgate’s natural and landscaped features.
b. Guideline. Site and building design should capitalize on existing elements of the natural environment, such as habitat corridors, the Mountains to Sound Greenway (MTS), and other trail connections with Bellevue College, the Eastgate Park and Ride and other points of interest.
Designs should also integrate new natural features, such as pedestrian connections, street trees, natural drainage systems and open space amenities for residents, employees and visitors. Depending on the location, this may be accomplished through integration of the natural environment with new development or providing a smooth transition between the natural and built environments.
i. The following existing natural environments and connections should be protected and incorporated into new development or redevelopment:
(1) Clear and convenient public access to open space amenities.
(2) Views of urban elements against the green, forested backdrop of the hillside.
iv. Architectural elements should use materials, colors and forms that are harmonious with the natural surroundings.
v. The MTS trail should be identified as an asset to new development and redevelopment through the provision of complementary open spaces and access points, signage and other design elements that raise awareness and use of the trail.
vi. Green walls, green roofs, rain gardens and abundant landscaping are encouraged on and around buildings visible from the 1-90 corridor, to promote Eastgate’s natural character.
vii. Rain gardens, modular wetlands, and stormwater planters pursuant to Bellevue Utilities Department Engineering Standards Chapter D9, now or as hereafter amended, are encouraged.
2. Enhance the Pedestrian System.
a. Intent. Prioritize the pedestrian by eliminating barriers and ensuring that walking routes are convenient, direct and pleasant.
b. Guideline. Pedestrian routes should be attractive, easy to use and encourage walking and activity. Sidewalks should be continuous, avoiding interruptions such as vehicle curb cuts or changes in direction or grade. The portion of the sidewalk dedicated to walking should be free of barriers such as utility poles, newspaper boxes, cafe tables and chairs, permanent planters, mechanical equipment, waste and recycling receptacles, tree grates or other obstructions and clutter.
i. The pedestrian network should include:
(2) The pedestrian hill climb and plaza that connect the EG-TOD to Bellevue College.
(3) Pedestrian routes that are safely integrated with the street system.
(4) Limited curb cuts along pedestrian routes for pedestrian safety and comfort.
(5) Pedestrian access that maintains travel routes where rights-of-way have traditionally been located.
iii. Pedestrian access connections to the Eastgate Park and Ride area should be coordinated with and connect to all areas of the EG-TOD.
iv. Pedestrian walkways should meet the following requirements:
(1) Proposed pathway is sufficiently wide to accommodate the intended number of users.
(2) Landscape allows visibility and access and does not block pathway.
(3) Walkways paved with high-quality, durable materials, such as brick or stone.
(4) Pedestrian-scale lighting should be provided on all sidewalks and pathways.
3. Establish and Strengthen Gateways.
a. Intent. Use architectural and landscape elements to mark transitions and entrances.
b. Guideline. Eastgate serves as a gateway into Bellevue. Entrances should be celebrated at many levels. Pedestrians, cyclists, transit passengers, and motorists should experience a sense of “entering” or moving into the area. Some of the key gateways are listed below, although additional areas not listed here may also receive a gateway treatment.
Key gateways in Eastgate include specific locations and corridors that provide physical and visual access as described below:
i. The intersection of 142nd Place SE with Eastgate Way and with the required streets. Refer to the figure in LUC 20.25P.090.A.3.
ii. Visual connections from I-90, where Eastgate serves as a gateway into Bellevue.
iii. Visual and physical connections to the Mountains to Sound Greenway.
iv. Visual and physical connections to Bellevue College.
i. The following types of gateway treatments are encouraged:
(1) Adjacent buildings designed to emphasize presence and importance of gateways. Use special architectural treatment to further provide prominence to open spaces associated with gateways.
(2) Architectural freestanding elements to emphasize the gateways in any identified plazas and open spaces. Structural elements using artistic elements to elevate the importance of the identified gateways.
(3) Signage, landscaping, and lighting, used to identify visual and physical gateways.
(4) Markers or inlaid art treatment in sidewalk paving to strengthen sense of entry into the EG-TOD area.
(5) Design elements that indicate a change or separation in transportation modes, such as a change from auto to pedestrian areas.
4. Create a Variety of Activated Outdoor Spaces.
a. Intent. Provide comfortable and inviting outdoor spaces for a variety of activities during all hours and seasons.
b. Guideline. Inviting outdoor gathering spaces that maximize opportunities for use should be incorporated throughout the EG-TOD area. Outdoor spaces should be spatially well-defined, inviting, secure, and easy to maintain. They should provide space for both active and passive recreation for residents and visitors to the area. All areas should be welcoming to pedestrians and designed to accommodate special events.
i. A variety of open space types should be incorporated into the EG-TOD area.
iii. Courtyards, squares and plazas should be adjacent to active ground floor uses wherever possible.
iv. Public spaces should be defined with materials such as pavers, street furniture, textural materials and colored concrete.
vi. Buildings may surround green spaces to provide visual definition and vitality generated by active ground floor uses.
vii. Structures, pavilions and seating areas should be easily accessible and feel safe and secure during both day and evening hours. Spaces that are usable and inviting in all seasons are encouraged.
viii. Spaces should be designed to consider solar orientation throughout different times of the year. Spaces should be oriented to optimize exposure to winter sun, while providing areas of relief from summer sun exposure. Vegetation placed in these spaces should be suited to the anticipated level of solar access.
C. Pedestrian Emphasis Guidelines. Purpose. The pedestrian emphasis guidelines promote an environment where pedestrians are a priority. The highest consideration should be given to the ease and comfort of pedestrian movement and creation of desirable gathering places.
1. Define the Pedestrian Environment.
b. Guideline. The most important part of a building to a pedestrian is its ground floor, the lowest 20 feet of the façade, which a person experiences walking past or entering the building. This pedestrian experience zone should provide a continuous and comfortable street edge for the pedestrian.
Ground floor building transparency should foster interaction between the public and private realms.
(1) Building entrances that are directly accessible from the public street.
(2) Transparent windows or window displays at the street level.
ii. Buildings and streetscapes should incorporate the following elements to better define the pedestrian environment:
(1) Continuous buildings along a street front that frame the pedestrian portion of the right-of-way.
(2) Walls that use a variety of forms, colors and compatible cladding materials to create visual interest and street detail and avoid uniform treatment of the entire block face.
(3) Façades that provide a rhythm by using bays, columns, pilasters or other articulation at the street level.
(4) Careful selection and coordination of streetscape furnishings, materials, and fixtures to create a cohesive streetscape design that relates to surrounding architectural details.
(5) Signs and lighting at the ground level that complement the human scale.
2. Protect Pedestrians from the Elements.
a. Intent. Provide pedestrians with weather protection on routes between the Eastgate Park and Ride and development in the TOD.
c. Recommended. The design of weather protection should be an integral component of the building façade. Awnings should be in proportion to the building and sidewalk, and not so large as to impact street trees, light fixtures or other street furniture. Continuity of overhead protection is encouraged, particularly along high pedestrian travel routes.
i. Weather protection should be continuous. Pedestrian weather protection should include at least one of the following:
(1) Fabric awnings;
(3) Horizontal metal canopies, especially if transom or clerestory windows are above storefront glazing;
(4) Glazed canopies.
ii. Weather protection should follow the pattern of storefronts.
3. Integrate Art.
b. Guideline. Large scale art in both public and private applications should bring focus to an outdoor space while small scale pieces should bring detail to the pedestrian realm surrounding a building or site. At any scale, art should not overwhelm outdoor spaces or render buildings mere backdrops. Art should not be used as advertising.
i. Incorporate public art the design of which:
(1) Responds or relates to the unique characteristics of the EG-TOD area;
(2) Emphasizes the presence and location of gateways;
(3) Utilizes durable, vandal-resistant materials; and
(4) Ensures that the art will age well.
ii. The following types of public art should be incorporated:
(2) Functional or interactive artwork.
4. Provide Places for Stopping and Viewing.
a. Intent. Provide comfortable and inviting places where people can stop to sit, rest and visit.
b. Guideline. Seating, resting and viewing opportunities should be incorporated into open space, streetscapes and pathways to enhance vitality of the urban environment. People-watching, socializing and eating are restful and pleasurable activities for the pedestrian; providing special places where they can do these activities increases the pedestrian’s sense of enjoyment. Seating should be located in open, well-designed areas with access to natural light and sun in order to receive the most use. The preservation of existing views from public spaces is highly encouraged.
i. The following elements should be incorporated into public spaces:
(1) Formal benches and informal seating such as wide steps, edges of landscape planters and low walls;
(2) More seating near active retail establishments such as outside eating and drinking establishments and food vendors;
(3) Seating adjacent to pedestrian walkways;
(5) A sense of separation from vehicular traffic.
ii. The following open space amenities should be incorporated into public spaces in a manner that relates to the surrounding context and meet the needs of expected users:
(1) Protection from noise, access to sun, and places to sit and eat lunch;
(2) Play spaces, gathering and event spaces and seating for retail shoppers; and
D. Architectural Guidelines. Purpose. The architecture guidelines promote high-quality development while reinforcing the area’s sense of place and Northwest provenance. They do this by encouraging innovative design, construction techniques and materials that reflect Eastgate’s relationship with the Mountains to Sound Greenway Trail, role as a gateway into the City and the emerging urban character of the area.
1. Use High-Quality Materials.
a. Intent. Create a sense of permanence and bring life and warmth to the EG-TOD area through the use of high-quality building materials, while promoting the use of locally sourced and sustainable building materials.
b. Guideline. Wall and building materials must enhance the street environment while maintaining compatibility with adjacent buildings. Materials should show depth, quality and durability. It should be apparent that the materials have substance and mass, and are not artificially applied only to the building’s surface. Durable, high-quality materials are particularly important at the base of buildings where storefronts face sidewalks or open space.
i. The following materials or measures should be incorporated:
(1) Durable, natural materials such as brick, stone, terra cotta, and wood, and other high-quality materials, such as finished concrete and cement stucco. Local materials are preferred;
(2) Varied yet compatible cladding materials; and
(3) Articulated window and storefront trim.
ii. Concrete, masonry, or other durable material is required within 18 inches of grade when adjacent to a public sidewalk, path, or drive aisle to provide a durable surface where damage is most likely.
2. Promote Architectural Compatibility.
a. Intent. New buildings should contribute to the quality and character of the character and context of the area.
b. Guideline. Buildings should relate to nearby buildings, with similar design characteristics. However, some degree of variation in architectural elements and design is encouraged to avoid visual monotony. The building’s form, materials and colors should enhance, not detract from, the area’s overall character. Development that is visible from I-90 should incorporate the wooded corridor adjacent to Bellevue College by using striking forms and elements that highlight these natural features.
i. Buildings should exhibit the following:
(1) Architectural elements used at a scale and level of detailing proportionate to the size of the building.
(4) Refuse and recycling receptacles should be enclosed within the building. If enclosing in the building is not feasible, then the receptacles should be wrapped or complementary to street furnishings.
3. Provide Interesting Building Massing.
a. Intent. Use architectural features to break down the mass and scale of buildings to create a comfortable sense of enclosure with an uninterrupted street edge.
b. Guideline. The length and breadth of a building should be friendly in scale and inviting to the pedestrian. Portions of a large building mass should be broken into smaller, appropriately scaled modules, with changes in plane indicated by projections and indentations. This allows an overly large building to appear as multiple smaller, side-by-side buildings. Vertical and horizontal elements should be used to create a human scale and form a coherent pattern providing visual interest to the public.
i. Long expanses of building frontage should be broken down both horizontally and vertically. Buildings with nonresidential uses on the ground floor should have articulation features at approximately 50 feet or less along the street front to create a pattern of small storefronts.
iii. Vertical articulation of windows, columns and bays is encouraged.
iv. Building massing should maximize solar access to publicly accessible open spaces, especially for lunchtime sunlight. Building massing should also utilize solar orientation to maximize winter passive heating gains and minimize summer cooling needs.
4. Create Attractive Building Silhouettes and Roof Lines.
a. Intent. Building roof lines should enliven the pedestrian experience, provide visual interest with details that create forms and shadows, and create a distinct identity for the EG-TOD area.
b. Guideline. A building’s silhouette should be compatible with the intended character of the area and enhance the streetscape.
i. Buildings visible from I-90 should have a distinctive silhouette to create a unique identity within Eastgate and announce the entry into Bellevue.
ii. Buildings should incorporate a combination of the following elements:
(1) Vertical architectural expression of important building functions as entries;
(2) Varied roof line heights;
(3) Green roofs or rooftop terraces; and
(4) Well-detailed cornices that have significant proportions (height and depth) and create visual interest and shadow lines.
5. Foster Attractive Rooftops.
b. Guideline. Roof shape, surface materials, colors, and penthouse functions should all be integrated into the overall building design. The roof should take inspiration from the Mountains to Sound Greenway and treed corridor between Bellevue College and the EG-TOD by addressing environmental needs and making use of views of natural environmental elements. Telecommunications equipment, including satellite dishes, cell-phone towers or antennas, should not be visible from public spaces or adjacent residential districts.
i. A green roof or rooftop terraces and gardens should be provided and should:
(1) Reduce and treat stormwater runoff; and
(2) Provide habitat for local species.
ii. Rooftop mechanical equipment should be fully screened, accommodated within the maximum height limit and integrated into the building’s architectural style.
6. Promote Welcoming Residential Entries.
a. Intent. Residential entries should provide a graceful transition between the public and private realms.
b. Guideline. Residential entries should be substantial enough to suggest privacy yet welcoming to those who approach and enter.
i. Lobby entries to multifamily buildings and individual units at the street level should provide:
(1) Pedestrian weather protection entries.
(2) Transparent doors, windows, or glazing near the door.
(3) Double or multiple doors.
(4) Visibility and security. Entrances should be visible from the street or pedestrian path and located in areas with high pedestrian activity or where residents can view the entry.
ii. Entries are encouraged to feature the following:
(1) Doors combined with transom windows or side lights.
(2) Durable, high-quality metal door hardware.
(3) Doors accessed from weather protected entries.
7. Promote Visually Interesting Upper Floor Residential Windows.
a. Intent. Upper floor residential windows should create an open and inviting atmosphere that adds visual interest and enhances the experience of the building both inside and out.
b. Guideline. The windows of a residential building should be pleasing and coherent. Their size and detailing should be of a human scale with regular spacing and a rhythm of similarly shaped windows.
c. Required or Recommended.
i. Windows should be:
(2) Recessed from building façade, not flush.
(3) Broken into multi-planes.
8. Design Inviting Retail, Office, and Commercial Entries.
a. Intent. Design retail, office, and commercial entries to create an open atmosphere that draws customers inside.
b. Guideline. Primary entries to retail and commercial establishments should be frequent along the street front and transparent, allowing passersby to see the activity within the building and bring life and vitality to the street. Architectural detail should be used to help emphasize the building entry.
ii. Entrances should be provided to each tenant space and should create activity for the pedestrian at frequent intervals along the building frontage.
iii. Entrances should feature some of the following elements:
(1) Doors with a minimum of 50 percent window area.
(2) Building lighting that emphasizes entrances.
(3) Doors combined with special architectural detailing and door hardware.
(4) Double or multiple door entries.
(5) Large cafe or restaurant doors that open the street to the interior by pivoting, sliding or rolling up overhead.
9. Activate and Emphasize Corners.
a. Intent. Use corner entries to reinforce intersections as important places for pedestrian interaction and activity.
b. Guideline. Locate entry doors on the corners of retail buildings wherever possible. Entries at 45-degree angles and free of visual obstructions are encouraged.
i. Primary building entrance located at corner is recommended.
ii. The following architectural elements should emphasize the corner entry:
(1) Weather protection, special paving and building wall lighting.
(2) Architectural detailing such as materials, colors, and finishes as long as such details do not provide visual and physical obstructions.
10. Provide Inviting Ground Floor Retail and Commercial Windows.
a. Intent. Use transparency to enhance visual interest and to draw people into retail and commercial uses.
b. Guideline. Retail and commercial uses should use unobstructed windows that add activity and variety at the street level, inviting pedestrians into retail and commercial uses and providing views both in and out.
i. Clear window glazing that provides visual access to the activity within the building should be provided on the ground floor building façades facing required local streets and public open space. On other internal streets, commercial ground floors should feature some amount of transparent windows on the ground floor façades.
The following window types are encouraged:
(1) Operable windows that open by pivoting, sliding or shuttering for restaurants and cafes.
(2) Painted wood, metal, and tile- or stone-clad panels below windows.
(3) Transom windows.
11. Build Compatible Parking Structures and Surface Parking.
a. Intent. Use design elements to enhance the compatibility of parking structures with the EG-TOD streetscape.
b. Guideline. Any sidewalk facing parking garage frontage should be designed to appear like any other occupied building in the area. The ground floor façade should retain a high degree of transparency into occupied space. The horizontal garage form can be broken down by adding more wall surface and habitable space, while retaining adequate garage ventilation.
ii. Parking structure façades visible from I-90, high-use pedestrian areas, or adjacent residential zones but not fronting on a local street or public open space should feature green walls or other screening devices for the wall mass as approved by the Director.
iii. Parking structures should feature the following elements:
(1) Small openings that may be glazed to function as windows.
(2) Stairways, elevators and parking entries and exits that occur at mid-block.
(3) Single auto exit/entry control point to minimize number and width of driveway openings (entry and exit points may be separated).
iv. Parking areas should be designed to minimize conflicts between pedestrian and vehicular movements. Parking area landscaping should be used to define and separate parking, vehicular access, and pedestrian areas within parking lots.
v. Parking areas shall include plantings using trees of 3 inches caliper or 14 to 16 feet high and shrubs no taller than 42 inches high at approximately 35 feet on-center parallel to the aisle, or shall be screened using similar materials. Other parking lot landscaping shall meet LUC 20.20.520 requirements for Type V landscaping.
vi. Any parking areas located along a street or pathway should be screened with shrubs that are 42 inches high or as approved by the Director.
E. Lighting Guidelines. Purpose. The lighting of buildings and open spaces should provide security, promote environmental sustainability and contribute to the character and overall sense and vitality of the area.
1. Orient Lighting toward Sidewalks and Public Spaces.
a. Intent. Pedestrian-scaled lighting should be used to highlight sidewalks, street trees and other features, and harmonize with other visual elements in the district.
b. Guideline. Pedestrian-scaled lighting should be provided along pedestrian walkways and public open spaces. A single fixture type should be used throughout an area with slight variations allowed to identify smaller districts. Fixtures should be visually quiet as to not overpower or dominate the streetscape. Lighting may also be used to highlight trees and similar features within public and private plazas, courtyards, walkways and other similar outdoor areas to create an inviting and safe ambiance.
ii. The following lighting elements and strategies are recommended:
(1) Light poles and fixtures should accommodate both pedestrians and vehicles wherever possible.
(2) Lighting designs should promote even, consistent lighting of streets and pedestrian areas.
iii. The following lighting strategies are encouraged:
(1) Incorporation of artistic elements on light poles.
(2) Integration or concealment of light fixtures into the design of buildings or landscape walls and stairways.
(3) Application of lights that are no brighter than necessary and only placed where necessary.
(4) Incorporation of adjustable lighting to respond to site conditions.
(5) Incorporation of footlights that illuminate walkways and stairs.
(6) Incorporation of energy-efficient lighting.
(7) Incorporation of bollard lighting that is directed downward toward walking surfaces.
2. Integrate Building Lighting.
a. Intent. Architectural lighting should enhance and help articulate building design, including illumination of cornices and entries.
b. Guideline. Exterior lighting of buildings should be an integral component of the façade composition. Lighting should be used to create effects of shadow, relief and outline that add visual interest and highlight aspects of the building. Lighting should not cast glare into residential units or onto adjacent parcels or streets in any way that decreases the safety of pedestrians and vehicles. Lighting should also not cast glare onto natural areas or be used for advertising.
i. The following lighting elements and strategies are encouraged:
(1) Wall-washing lighting fixtures.
(2) Decorative wall sconces and similar architectural lighting fixtures.
(3) Screened uplight fixtures on buildings or within the landscape.
(4) Lighting that provides natural color.
(5) Adjustable intensity for brightness.
F. Sign Guidelines. Purpose. Signs may provide an address, identify a place of business, locate residential buildings or generally offer directions and information. Regardless of their function, signs should be architecturally compatible with and contribute to the character of the district. Signs should not compete with each other or dominate the setting due to inconsistent height, size, shape, number, color, lighting or movement. Signs can contribute significantly to a positive retail and pedestrian environment, improve public safety perceptions and reinforce a sense of place.
1. Consider Size and Placement of Wall Signs.
b. Guideline. Signs should not overwhelm the building or its special architectural features. Signs should not render the building a mere backdrop for advertising or building identification. Signs should be scaled and designed for their environment and intended reader.
i. Signs should be scaled and oriented to pedestrian movement.
(2) Signs that are painted or made with applied metal lettering and graphics.
(3) Signs made of durable materials.
(4) Signs incorporating lighting as part of their design.
(5) Signs located above storefronts, on columns or on walls flanking doorways.
2. Orient Hanging Signs to Pedestrians.
a. Intent. Hanging signs can contribute significantly to a positive retail and pedestrian environment and reinforce a sense of place.
i. Hanging signs should incorporate the following features:
(2) Signs constructed of high-quality materials and finishes.