EASTGATE/I-90 LAND USE CODE

AMENDMENTS

Planning CommissionOctober 14, 2015Erika Rhett, AICP

PLANNING PROCESS

POLICY S-EG-X2. Establish a pedestrian-oriented street that provides a community plaza and allows for connections between Bellevue College, the Eastgate Park and Ride, and the office, retail, and residential development in the transit-oriented development center.

VISION POLICY CONCEPT CODE

Citizen Advisory Committee Report

Comprehensive Plan Update

Land Use Code Amendments

MEETING TOPICS

Planning Commission Direction is needed on:• Land Uses – Neighborhood Mixed Use (NMU)

zone• Land Uses – Office Limited Business 2 (OLB-

2) zone

Neighborhood Mixed Use (NMU) — A land use designation that provides for a mix of retail, service, office, and residential uses, with an emphasis on neighborhood retail and service uses. This district is designed to be compatible with nearby residential neighborhoods and to be easily accessible from the nearby office and residential uses it serves.

EASTGATE PLAZA AREA

Vision

Eastgate CAC Report• Neighborhood oriented

goods and services• Develop safe and

convenient pedestrian access

• Keep convenient auto access

• Allow additional density with upper story offices or residences

• Allow hotels

Currently Vision Character Examples:

DISCUSSION QUESTIONS

Neighborhood Mixed Use Zone

What is the role of manufacturing in the NMU?

Are food and beverage or handcrafted products manufacturing appropriate if paired with a retail use?

DISCUSSION QUESTIONS

Neighborhood Mixed Use Zone

Should residential uses be the same as in the CB zone?

Should there be any additional restrictions or limitations?

NB CB BR-ORT

Single-Family Dwelling P1 S P

Two to Four Dwelling Units Per Structure P1 P P

Five or More Dwelling Units Per Structure P1 P P

Group Quarters: Dormitories, Fraternal Houses, Excluding Military and Correctional Institutions and Excluding Secure Community Transition Facilities

C  

Rooming House P P

Senior Citizen Dwellings P1 P  

Hotels and Motels C  

Congregate Care Senior Housing P P  

Nursing Home C P  

Assisted Living C P  

Accessory Dwelling Unit S S P

P = permitted C= Hearing Examiner Conditional Use permit S = permitted if subordinate to a permitted use

[1] Only permitted above non-residential uses.

DISCUSSION QUESTIONS

Neighborhood Mixed Use Zone

NB CB BR-ORT

Recycling Centers P P2  

Lumber and Other Bulky Building Materials Including Preassembled Products P2  

Hardware, Paint, Tile and Wallpaper (Retail) P P  

General Merchandise: Dry Goods, Variety and Dept. Stores (Retail) P  

Automotive and Marine Accessories (Retail) P  

Gasoline Service Stations P P  

Apparel and Accessories (Retail) P  

Furniture, Home Furnishing (Retail) P  

Adult Retail Establishments P2  

Garden Supplies, Small Trees, Shrubs, Flowers, Ground Cover, Horticultural Nurseries and Light Supplies and Tools

P1 P1  

Pet Shop (Retail and Grooming) P P2  

Computers and Electronics (Retail) P  

[1] Excludes large items such as rocks, trees, and bulk supplies.[2] Not allowed in Eastgate Plaza concomitant agreement

All allow: food and convenience stores, restaurants, general retail.

All prohibit: wholesale, farm supplies, fuel yards, scrap materials, and truck and boat sales.

Which retail uses are appropriate for the NMU?

Office Limited Business (OLB) – A land use designation that provides areas for office, hotels, or motels. Uses such as eating establishments, retail sales, and services are permitted to provide the amenity of shopping and services within easy walking distance to support nearby businesses and employees.

EASTGATE OFFICE AREAS

Planning Direction

Eastgate CAC Report• Create a more vibrant office

environment• Integrate a greater mix of goods and

services into the office environment• Accommodate growth by increasing

intensity and allowing infill

Economic Development PlanEastgate:• 17% of Bellevue’s employment• Third largest employment area in

the city• Foundational strategy for

economic development is to cultivate attractive and diverse business districts

Vision Character Examples

DISCUSSION QUESTIONS

Office Limited Business 2 Zone

Which retail uses are appropriate in the OLB-2 zone?

O OLB F2 F3DNTNOLB

BR-OR

Recycling Centers   P

Lumber and Other Bulky Building Materials   P

Hardware, Paint, Tile and Wallpaper (Retail)   P1

General Merchandise: Dry Goods, Variety and Dept. Stores (Retail)   P1

Food and Convenience Store (Retail) P2 P

Autos (Retail) P3    

Gasoline Service Stations A4 A4 A4 A4, S2 P

Apparel and Accessories (Retail) S S S P2 P

Furniture, Home Furnishing (Retail)   P

Eating and Drinking Establishments P P2 P2 P2 P2, 5 P

Misc. Retail Trade: Drugs, Liquor, Antiques, Books, Sporting Goods, Jewelry, Florist, Photo Supplies, Video Rentals and Computer Supplies

P S S S P2 P

Garden Supplies, Small Trees, Shrubs, Flowers, Ground Cover, Horticultural Nurseries and Light Supplies and Tools

  P

Pet Shop (Retail and Grooming) P  

Computers and Electronics (Retail)   P

P = permitted S = subordinate to an allowed use A = Administrative conditional use permit  

[1] If three or more retail uses are combined the use is limited to 50,000 sq.ft.[2] Restaurant uses must be functionally integrated into a complex and are limited in size.[3] Limited to existing auto sales locations[4] Can include a convenience store[5] No drive-thru windows allowed

NEXT STEPS

• Redevelopment economics to explore maximum Floor Area Ratio and alternatives for a public benefit system

• Corridor design and form • Draft Land Use Code Amendments• Public Hearing

Office Limited Business land use designation is currently applied in several locations citywide, as shown in purple. Properties in Eastgate will be rezoned to OLB-2 through a legislative action. Once the OLB-2 zone is created, any of the other OLB areas in the city could apply for a Hearing Examiner rezone to OLB-2.

Rezone criteria:• It is consistent with the

Comprehensive Plan• It relates to public health,

safety, or welfare• It will not be detrimental to

nearby properties• There is merit and value to

the community as a whole• It is appropriate for

reasonable development of the property

Office Limited Business Land Use