Part 20.25Q East Main Transit Oriented Development Land Use District
1. General. This Part 20.25Q LUC, East Main Transit Oriented Development Land Use District, (East Main or EM-TOD), contains requirements, standards, criteria, and guidelines that apply to Development and activity within EM-TOD Districts as they are described in subsection B of this section. Except to the extent expressly provided in this Part 20.25Q LUC and as referenced in this subsection A, the provisions of the Land Use Code, other Development codes, the City Development standards, and all other applicable codes and ordinances shall apply to Development and activities in EM-TOD Districts.
2. Relationship to Other Regulations.
a. Where there is a conflict between the EM-TOD regulations in Part 20.25Q LUC and the Shoreline regulations in Part 20.25E, the Shoreline regulations will apply except where the project Site is also in a Critical Areas Overlay District governed by Part 20.25H.
b. In the event of a conflict between the Shoreline Overlay District in Part 20.25E LUC and the Critical Areas Overlay District in Part 20.25H, the provisions providing the most protection to the Critical Areas Functions and Values shall prevail.
3. Land Use Code Sections Not Applicable in EM-TOD Districts. The following general sections of the Land Use Code, Title 20 Bellevue City Code, now or as hereafter amended, do not apply in EM-TOD Districts. Unless specifically listed below, all other sections apply.
a. LUC 20.10.400;
b. LUC 20.10.440;
f. LUC 20.20.128;
i. LUC 20.20.250;
j. LUC 20.20.400;
k. LUC 20.20.525;
l. LUC 20.20.560;
B. Organization of Part 20.25Q LUC. Organization of Part 20.25Q LUC is composed of several regulatory layers that inform Development in EM-TOD.
a. Purpose. The EM-TOD Districts aim to provide mixed-use, transit-oriented Development within one-half mile of the East Main Light Rail Station. Oriented to transit, the EM-TOD Districts will provide a mix of residential, office, retail, and Hotel use supported by a robust ecological framework that will create an active and vibrant neighborhood. Development within the EM-TOD Districts will support a safe and active ground level experience and access to an integrated network of Open Spaces and natural features with strong Pedestrian Connections throughout the neighborhood. This neighborhood will include walkable blocks and exceptional connectivity for pedestrians and cyclists to the Sound Transit East Main Station. People working, living, and visiting the neighborhood within the EM-TOD Districts will enjoy various mobility options, including walking, bicycling, bus, and light rail, as the primary transportation modes.
b. Location. EM-TOD refers to the area of the City located generally from the centerline of 114th Avenue SE on the east to the centerline of 112th Avenue SE on the west and from Main Street on the north to SE 8th Street on the south, specifically within the boundaries described as follows:
That portion of the east half of the SE quarter of Section 32, Township 25 North, Range 5 East, and the east half of the NE quarter of Section 5, Township 24 North, Range 5 East, and the NW quarter of Section 4, Township 24 North, Range 5 East, W.M., in King County, Washington, lying westerly of the westerly margin of Interstate 405 and the westerly margin of Wilburton Park and Ride lot, as shown on WSDOT Right-of-Way Plan set titled SR 405-SE 30th Street VIC. to NE 40th Street VIC. Sheets 12 through 18, approved and adopted February 11, 2005, described as follows:
Beginning at the NW corner of aforesaid east half the SE quarter of Section 32, being the intersection of the centerlines of Main Street and 112th Avenue SE; thence easterly along the north line of said east half and centerline of said Main Street to aforesaid westerly margin of Interstate 405; thence southerly along said westerly margin to the north line of aforesaid Wilburton Park and Ride lot; thence southerly along aforesaid westerly margin of Wilburton Park and Ride lot to the northerly margin of SE 8th Street, being WSDOT station 283+69.05, 360.80 left; thence southeasterly to the centerline of said SE 8th Street, being WSDOT station 283+08.61, 358.04 left; thence westerly along said centerline of SE 8th Street to the centerline of 112th Avenue SE; thence northerly along said centerline of 112th Avenue SE to the south line of aforesaid SE quarter of Section 32; thence continuing along said centerline of 112th Avenue SE being the west line of the east half of aforesaid SE quarter of Section 32, to the centerline of aforesaid Main Street and the Point of Beginning.
2. Land Use Districts. See Figure 20.25Q.010.B.2.b for a map of the EM-TOD Districts.
a. EM-TOD Higher Density (EM-TOD-H). The purpose of the EM-TOD-H Land Use District is to create a vibrant mixed-use hub of activity with an intensive mix of transit-supportive uses such as housing, office, retail, and Hotel uses. This unique transit-proximate neighborhood is distinct from and complementary to Downtown. Due to its proximity to the Sound Transit East Main Station, the pattern and intensity of Development in this district are intended to maximize transit ridership by generating high transit usage and optimizing density and access to the transit network. This district’s size is limited to achieve desired intensities in a compact, walkable pattern that reinforces its role as Development-oriented to transit. A balanced mix of housing, office, retail, and Hotel uses supports a safe and active neighborhood during daytime and evening hours. The multi-modal transportation system prioritizes pedestrian and bicycle access as the primary means of travel within this district, while light rail will serve as the primary transportation system outside of the district.
b. EM-TOD Lower Density (EM-TOD-L). The purpose of the EM-TOD-L Land Use District is to provide a mix of housing, office, retail, Hotel, and Open Space uses. While within a reasonable walking distance to the Sound Transit East Main Station, EM-TOD-L Land Use District location does not provide the immediate access to the station provided by the EM-TOD-H Land Use District. Mercer Slough and the associated wetland complex are prominent in EM-TOD-L and Development is intended to maximize connections to these natural features. Mercer Slough and the associated wetland complex are Shorelines of Statewide Significance pursuant to RCW 90.58.020, which places the statewide interest over local interest and the preservation of the natural character above all other use preferences. Based on the presence of these natural systems, this district is intended to be supported by transit use and access, but at a lower intensity.
(Ord. 6627, 12-13-21, § 3)