20.25Q.140 Site organization | Bellevue Land Use Code

20.25Q.140 Site organization.

A. Introduction. East Main is unique in its long block configurations positioned between 112th Avenue SE to the west and Interstate 405 to the east. These blocks, which are longer than the 600-foot Superblocks of Downtown (measured north-south), offer flexibility in Site design. However, they also create a greater need to provide for ground level activation and coordinated internal circulation.

1. Intent. The vitality and livability of East Main are dependent on a safe, walkable environment that prioritizes the pedestrian and reduces conflicts between pedestrians and other modes of transportation. The design should encourage the free flow of pedestrians, cyclists, and cars onto, off, and through the Site. Walkability includes the creation of pre-located street, Potential Streets, Open Space, pedestrian and bicycle routes, and other paths that offer attractive and convenient connections from the Sound Transit East Main Station and away from heavy arterial traffic. These connections also break down the long blocks into a pedestrian-friendly grid.

i. Minimize conflicts between pedestrians, bicycles, and Vehicles;

ii. Provide access to Site servicing and parking at the rear of the Building from a lane or shared driveway when possible;

iii. Provide access to Site servicing, such as loading, servicing, utilities, Vehicle parking, either underground or within the Building mass and away from the Public Realm and public view;

iv. Minimize the area of the Site used for servicing through the use of shared infrastructure and shared driveways;

v. Provide service access through the use of through-lanes rather than Vehicle turnarounds, if possible; and

vi. Locate above-ground mechanical and Site servicing equipment away from the public Sidewalk, the Pre-Located Street, Potential Street, Open Space, pedestrian and bicycle routes, and other spaces designated open to the public.

i. Plan for increased activity found in passenger and guest loading areas during Site plan Development. Loading functions shall take place on private property, except as provided below;

ii. Locate passenger and guest loading zones and taxi stands so that the Public Right-of-Way will remain clear at all times;

iii. Locate passenger and guest loading zones and taxi stands to minimize conflicts with pedestrians and other modes of transportation. Limit the number and width of curb cuts and vehicular entries to promote Street Wall continuity and reduce conflicts with pedestrians, bicyclists, and other modes of transportation;

iv. Walkways should be placed to provide pedestrian access from the public Sidewalk to the Building entry without requiring pedestrians to walk in the driveway or come into conflict with Vehicles;

v. Pull-through drives should have one lane that is one-way where they enter from and exit to the street;

vi. Long-term parking is not allowed in passenger and guest loading areas; and

vii. If private bus activity is anticipated, provide an off-street passenger loading area for this size of a Vehicle. Passenger loading functions may not take place in the Public Right-of-Way;

i. Include direct, logical, safe, and continuous routes for pedestrians and cyclists;

ii. Provide pedestrian access through the Site that is available to all and consistent with the Americans with Disabilities Act;

iii. Include trees, landscaping, Pedestrian-Scale lighting, and other amenities that enhance use of such connections during every season; and

iv. Locate bicycle parking so that it has direct and visible access to the public street, Building entrances, transit, and other bicycle infrastructure.

1. Intent. East Main residents, employees, and visitors should enjoy healthy spaces to live, work, and play.

2. Guideline. Where reasonably feasible, locate housing, Child Care Service, active Open Space, and other sensitive Land Uses further from I-405 and closer to 112th Avenue SE near the Sound Transit East Main Station.

1. Intent. Direct access from the public Sidewalk to each Building animates the street and encourages pedestrian activity to occur in the Public Realm rather than inside the Building.

2. Guidelines. To enhance walkability, safety, and security, ensure that the primary Building entrances front onto major public streets, including 112th Avenue SE, SE 6th Street, and SE 8th Street, and ensure entrances are well defined, clearly visible, and accessible from the adjacent public Sidewalk.

1. Intent. Open Space is an integral part of EM-TOD Districts because it provides people a place for recreation, gathering, and reflection in a built environment. A vibrant East Main includes Open Spaces that encourage active and passive recreation, gathering, spontaneous and planned events, and the preservation of the natural environment.

a. Develop a hierarchical, landscaped, and functional Open Space system in East Main that serves the immediate area and connects with the larger Bellevue Parks and Trails system and the East Main Station.

b. Create opportunities for gathering in and around these Open Spaces.

c. Establish a public or publicly accessible Open Space system in the station area that incorporates:

i. Abundant landscaping;

ii. Well-integrated public or publicly accessible Plazas, paths, Open Spaces and other gathering places; and

iii. A clearly defined public or publicly accessible pedestrian system that is connected to destinations within and surrounding the station area.

a. Size. Each Development in East Main shall provide Open Space in the amount of 10 percent of the Project Limit; provided, that the Open Space shall be no less than 3,000 square feet in size. In no event shall the Open Space be required by the Director to exceed one acre in size. Open Spaces may be consolidated to allow larger Open Spaces in locations that are accessible to, and visible from, the light rail station. The Open Space shall be provided on Site within the Project Limit; within 30 inches of the right-of-way, Potential Street, pre-located street, or other Open Space; and with physical and visual access from the adjacent right-of-way, Potential Street, pre-located street, or other Open Space. Vehicle and loading drive surfaces shall not be counted as Open Space.

b. Modification of the Open Space Size. The Director may approve a modification to reduce the 10 percent requirement for Open Space through an Administrative Departure pursuant to LUC 20.25Q.030.D.1; provided, that the following minimum criteria are met:

i. The Open Space is not less than 3,000 square feet in size;

ii. The Open Space is functional and is not made up of isolated unusable fragments; and

iii. The Open Space meets the design criteria for Open Space in the Floor Area Ratio and Amenity Incentive System, Chart 20.25Q.070.D.4;

c. Location. Open Space provided north of the pre-located street as shown in Figure 20.25Q.100.C.2 shall be accessible to and, where reasonably feasible, shall be visible from, the Sound Transit East Main Station.

d. Ownership. The owners of property to be devoted to Open Space will retain fee ownership of that property.

e. Hours and Legal Agreement. Required Open Space shall be open to the public at all times and require an Easement for public right of pedestrian use in a form approved by the City.

f. Signage. Directional signage shall be provided to identify circulation routes for all users and inform the public that the space is accessible to the public at all times. The signage shall be visible from all points of access and comply with the City of Bellevue Transportation Department Design Manual. If the signage requirements are not feasible, the applicant may propose an alternative that is consistent with this provision and achieves the design objectives for the Building and the Site may propose an alternative that is consistent with this provision and achieves the design objectives for the Building and the Site.

g. Seating. Minimum seating provided shall be one linear foot of seating space per 30 square feet of Open Space.

h. Landscape Area. A minimum of 20 percent of the area eligible for bonus amenity points in the Open Space shall be landscaped.

a. Site and Building design should capitalize on the proximity to the Sound Transit East Main Station and significant elements of the natural environment, planned parks, and Open Space. Designs should incorporate 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;

b. Orient gathering places and Walkways toward the Sound Transit East Main Station, parks, and Open Spaces. Provide clear and convenient public access to Open Space amenities;

c. Include elements that engage the natural environment where the sight, sound, and feel of nature can be directly experienced;

d. Locate Buildings to take maximum advantage of adjacent Open Spaces;

e. Create attractive views and focal points;

f. Use publicly accessible Open Space to provide Pedestrian Connections through the Site where possible;

g. Include features and programming opportunities to encourage year-round use;

h. Define and animate the edges of publicly accessible Open Space with well-proportioned Building bases, permeable façades, and Ground Floor Uses at Grade;

i. Provide access that complies with the Americans with Disabilities Act; additional access may be provided through the Building if necessary, to meet this requirement;

j. Provide Weather Protection for pedestrians at key intersections, Building entrances, and Points of Interest;

k. Use artistic elements and water features where possible;

l. Use design elements, such as surface materials, furnishings, landscaping and Pedestrian-Scale lighting that are high quality, functional, and environmentally sustainable;

m. Maximize safety and comfort by including access to sunlight, clear views to and from adjacent streets and Buildings, compliance with the Americans with Disabilities Act, and protection from wind and inclement weather;

n. Design for events where feasible by providing electrical hookups and areas for staging;

o. Open Space design should not incorporate loading, refuse handling, parking, and other Building and Site service uses at the ground level façade, though such activities may be conducted in an Open Space when reasonable alternatives are not feasible. When the above-referenced activities must be incorporated into an Open Space design, operational procedures shall require the above-referenced activities to occur after normal business hours; and

p. Employ decorative lighting. (Ord. 6627, 12-13-21, § 3)