Chapter 20.10
LAND USE DISTRICTS
Sections:
20.10.010 Purpose of land use districts
20.10.020 Establishment of land use districts
20.10.040 Land use district map
20.10.050 Property classified
20.10.060 Interpretation of map boundaries
20.10.080 Newly annexed territory – Procedures for classification
20.10.100 District descriptions
20.10.180 Single-Family Residential Estate Districts (R-1, R-1.8)
20.10.200 Single-Family Residential Districts (R-2.5, R-3.5, R-4, R-5, R-7.5)
20.10.200 Suburban Residential Districts (R-2.5, R-3.5, R-4, R-5)
20.10.220 Multifamily Residential Districts (R-10, R-15, R-20, R-30)
20.10.240 Professional Office District (PO)
20.10.260 Office District (O)
20.10.280 Office and Limited Business District (OLB)
20.10.290 Office and Limited Business-Open Space District (OLB-OS)
20.10.300 Light Industrial District (LI)
20.10.320 General Commercial District (GC)
20.10.340 Neighborhood Business District (NB)
20.10.360 Community Business District (CB)
20.10.370 Downtown (D)
20.10.380 Evergreen Highlands Design District (EH)
20.10.390 Medical Institution District
20.10.395 Factoria Land Use Districts (F)
20.10.400 Use chart described – Interpretation
20.10.420 Interpretation of chart by Director of Planning and Community Development Appeal
20.10.440 Land use charts
20.10.010 Purpose of land use districts.
The City is divided into land use districts established in this Code with the intent to provide for the geographic distribution of land uses as contemplated by the City’s goals, policies, master plans and programs; to maintain stability in land use commitments through the provision of harmonious groupings of uses possessing compatible characteristics and levels of activity; to maintain commitments in public service facilities such as transportation systems, parks and utilities; and to provide an efficient and compatible relationship of land uses and land use districts.
20.10.020 Establishment of land use districts.
Land use districts in the City are hereby established as follows:
|
District |
Designation |
|
Single-Family Residential Estate |
R-1 R-1.8 |
|
Single-Family Residential |
R-2.5 R-3.5 R-4 R-5 R-7.5* |
|
Multifamily Residential |
R-10 R-15 R-20 R-30 |
|
Office and Limited Business-Open Space |
OLB-OS |
|
Light Industrial |
LI |
|
General Commercial |
GC |
|
Neighborhood Business |
NB |
|
Community Business |
CB |
|
Downtown |
|
|
Office District 1 |
DNTN-O-1 |
|
Office District 2 |
DNTN-O-2 |
|
Multiple Use District |
DNTN-MU |
|
Residential District |
DNTN-R |
|
Old Bellevue District |
DNTN-OB |
|
Office and Limited Business District |
DNTN-OLB |
|
Evergreen Highlands Design District |
EH |
|
Performance Area A |
EH-A |
|
Performance Area B |
EH-B |
|
Performance Area C |
EH-C |
|
Performance Area D |
EH-D |
|
Factoria Land Use District 1 |
F1 |
|
Factoria Land Use District 2 |
F2 |
|
Factoria Land Use District 3 |
F3 |
|
Medical Institution District |
MI |
* Not effective within the jurisdiction of the East Bellevue Community Council.
(Ord. 5717, 2-20-07, § 1; Ord. 5480, 10-20-03, § 1; Ord. 5475, 10-20-03, § 1; Ord. 5403, 8-5-02, § 1; Ord. 5385, 7-15-02, § 2; Ord. 5089, 8-3-98, § 1; Ord. 4654, 6-6-94, § 1; Ord. 4270, 7-8-91, § 1; Ord. 3219, 1-17-83, § 1)
20.10.040 Land use district map.
The designation, location and boundaries of the land use districts and Shoreline Overlay District established by this Code are as shown and depicted on the official land use map(s) of the City, which shall be maintained as such and which are hereby incorporated herein by reference as a part of this Code, and given Clerk’s Receiving No. 4972. (Ord. 3145, 9-27-82, § 2)
20.10.050 Property classified.
Each property in the City of Bellevue is hereby classified pursuant to this Code and is subject to the requirements of this Code.
20.10.060 Interpretation of map boundaries.
When uncertainty exists as to the boundaries of any use district established on the City’s land use map(s), the following rules of construction shall apply:
A. Where district boundaries are indicated as approximately following the centerline of streets, alleys or highways, the actual centerline shall be construed to be the boundary.
B. Where district boundaries are indicated as running approximately parallel to the centerline of a street, the boundary line shall be construed to be parallel to the centerline of the street.
C. Where district boundaries are indicated as approximately following lot or tract lines, the actual lot or tract lines shall be construed to be the boundary lines of such use district.
D. Unmapped shorelands shall be considered to be within the same land use district as the adjacent upland as shown on the use district map(s).
E. Where a public street or alley is officially vacated or abandoned, the regulations applicable to the abutting property to which the vacated portion shall revert, shall apply to such vacated or abandoned street or alley.
F. In case uncertainty exists which cannot be determined by application of the foregoing rules, the Planning Commission shall recommend, and the City Council shall determine, the location of such use district boundaries.
G. Shoreline Overlay (S-O) District boundaries are as described in LUC 20.25E.010, and are not subject to these rules of construction. (Ord. 4654, 6-6-94, § 2; Ord. 3145, 9-27-82, § 3)
20.10.080 Newly annexed territory – Procedures for classification.
All territory annexed to the City shall receive a land use designation by the City in a timely manner upon fulfillment of the procedures and requirements for reclassification, contained in Part 20.30A LUC. (Ord. 3530, 8-12-85, § 1)
20.10.100 District descriptions.
LUC 20.10.180 through 20.10.395 describe the purpose and scope of the City’s land use districts. These sections may be used to guide the interpretation of the regulations associated with each district. (Ord. 5385, 7-15-02, § 3; Ord. 5232, 7-17-00, § 1; Ord. 4654, 6-6-94, § 3; Ord. 3145, 9-27-82, § 4)
20.10.180 Single-Family Residential Estate Districts (R-1, R-1.8).
Single-Family Residential Estate Districts provide for a low density residential environment (1 and 1.8 dwellings per acre) which may serve to protect steep slopes or unstable land from overdevelopment and may include agricultural uses and activities compatible with low residential density. (Ord. 4654, 6-6-94, § 6; Ord. 4270, 7-8-91, § 2; Ord. 3145, 9-27-82, § 8)
20.10.200 Single-Family Residential Districts (R-2.5, R-3.5, R-4, R-5, R-7.5).*
Single-Family Residential Districts provide for residential areas of low to moderate densities (2.5, 3.5, 4, 5 and 7.5 dwellings per acre), and permit compatible, related activities. (Ord. 5475, 10-20-03, § 2; Ord. 4654, 6-6-94, § 7; Ord. 4270, 7-8-91, § 3; Ord. 3145, 9-27-82, § 9)
* Not effective within the jurisdiction of the East Bellevue Community Council.
20.10.200 Suburban Residential Districts (R-2.5, R-3.5, R-4, R-5).*
Suburban Residential Districts provide for residential areas of low to moderate densities (2.5, 3.5, 4 and 5 dwellings per acre), and permit compatible, related activities. (Ord. 4654, 6-6-94, § 8; Ord. 3145, 9-27-82, § 9)
* Effective only within the jurisdiction of the East Bellevue Community Council and Sammamish Community Council.
20.10.220 Multifamily Residential Districts (R-10, R-15, R-20, R-30).
Multifamily Residential Districts provide areas for attached residential dwellings of low density (10 units per acre) and of moderate density (15, 20, and 30 dwellings per acre). The R-20 and R-30 Districts are intended to be convenient to centers of employment and have primary access to arterial streets. The R-10 and R-15 Districts are more restrictive and may be utilized as a buffer between Suburban Residential Districts and moderate density residential or commercial districts. (Ord. 4654, 6-6-94, § 9; Ord. 4270, 7-8-91, § 4; Ord. 3145, 9-27-82, § 10)
20.10.240 Professional Office District (PO).
Professional Office Districts provide areas for low-intensity office uses. Structures shall have exterior designs which are compatible with surrounding developments, vegetation and topography. The Professional Office District may act as a buffer between residential and more intensively developed properties. (Ord. 4654, 6-6-94, § 10; Ord. 3145, 9-27-82, § 11)
20.10.260 Office District (O).
Office Districts provide areas for business, financial and professional service offices, located on arterial or commercial access streets. In the proximity of other major business and commercial districts, this district may serve as a buffer between residential areas and more intensive commercial districts. (Ord. 4654, 6-6-94, § 11; Ord. 3145, 9-27-82, § 12)
20.10.280 Office and Limited Business District (OLB).
Office and Limited Business Districts provide areas for the location of integrated complexes made up of offices, hotels or motels, eating establishments and retail sales accessory to permitted uses. Such districts are located in areas that abut and have convenient access to freeways and major highways. (Ord. 4654, 6-6-94, § 12; Ord. 3145, 9-27-82, § 13)
20.10.290 Office and Limited Business-Open Space District (OLB-OS).
Office and Limited Business-Open Space Districts provide for significant amounts of open space and for offices, hotels, or motels, and other uses permitted in the Office and Limited Business District, except for residential uses. The OLB-OS properties are developed as a cohesive site with unified building design. The open space area is reserved for public use and access and may include active and passive recreational uses. OLB-OS properties are at least 25 acres in size with at least 40 percent of the total site area reserved as a contiguous open space area. (Ord. 5403, 8-5-02, § 2)
20.10.300 Light Industrial District (LI).
Light Industrial Districts provide for the location of a broad array of activities, including manufacturing, wholesale trade and distribution activities. Offices are discouraged unless they support the primary functions of the LI District. Sales of goods and services subordinate to permitted activities and sales of bulky or large scale items are appropriate, except for auto sales and rentals which are appropriate only in certain locations. (Ord. 4176, 11-26-90, § 1; Ord. 3145, 9-27-82, § 14)
20.10.320 General Commercial District (GC).
General Commercial is a mixed retail and commercial designation that provides for the location of a wide variety of business activities that provide goods and services to other businesses and the general public. (Ord. 5434, 1-21-03, § 1; Ord. 4176, 11-26-90, § 2; Ord. 3145, 9-27-82, § 15)
20.10.340 Neighborhood Business District (NB).
Neighborhood Business Districts are small scale, mixed-use commercial areas that provide housing opportunities and retail and service businesses for the surrounding residential community. These sites may also accommodate a limited amount of administrative office space, provided that the office use does not interfere with the site’s primary neighborhood-serving function. NB Districts front on designated primary or minor arterials and are generally 1,000 feet or more apart along the arterials. It is the intent of the City that any such district be located adjacent to existing or proposed residential areas. The maximum size of an NB District, composed of contiguous properties and located on one side of a street, is four and one-half acres. The maximum size is expanded to six acres for NB sites separated by a street. (Ord. 5430, 1-21-03, § 1; Ord. 4654, 6-6-94, § 13; Ord. 4422, 9-28-92, § 1; Ord. 3145, 9-27-82, § 16)
20.10.360 Community Business District (CB).
Community Business Districts serve community markets and provide areas for the location of services and retail outlets, other than Downtown. (Ord. 4654, 6-6-94, § 14; Ord. 3145, 9-27-82, § 17)
20.10.370 Downtown (D).
A. Purpose.
Downtown is the financial and business hub of the community. It is to be developed as an aesthetically attractive area of intense use. Toward this end, the City shall encourage the development of regional retail shopping facilities and major mixed office complexes along with specialty retail, business support services, urban residential, hotel and institutional uses. Certain areas of Downtown are to be more intensively developed in order to facilitate pedestrian circulation. Development must enhance people orientation, and provide for the needs, activities, and interests of people. The City will encourage land uses which emphasize variety, mixed uses, and unity of form within buildings or complexes. Specific land use districts have been established within the Downtown District to permit variation in use and development standards in order to implement the objectives of the Downtown Subarea Plan.
1. Downtown-Office District 1 (Downtown-O-1). The purpose of the Downtown-O-1 Land Use District is to provide an area for the most intensive business, financial, specialized retail, hotel, entertainment, and urban residential activities. The district is limited in extent in order to provide the level of intensity needed to encourage and facilitate a significant level of transit service. Pedestrian-attracting day and nighttime activities are encouraged. Transit and pedestrian facilities linking them are encouraged; long-term parking and other automobile oriented uses are discouraged.
2. Downtown-Office District 2 (Downtown-O-2). The purpose of the Downtown-O-2 Land Use District is to provide an area for intensive business, financial, retail, hotel, entertainment, institutional, and urban residential use to serve as a transition between the more intensive Downtown-O-1 Land Use District and the lesser intensive Downtown-Multiple Use Land Use District.
3. Downtown-Multiple Use District (Downtown-MU). The purpose of the Downtown-MU Land Use District is to provide an area for a wide range of retail activity, low intensity offices, Downtown support services, and residential uses. Multiple uses are encouraged on individual sites, and in individual buildings, as well as broadly in the district as a whole.
4. Downtown-Residential District (Downtown-R). The purpose of the Downtown-R Land Use District is to provide an area for the City’s most intensive urban residential uses. Limited office and retail uses are permitted secondary to residential use, in order to provide the amenity of shopping and services within easy walking distance of residential structures.
5. Downtown-Old Bellevue District (Downtown-OB). The purpose of the Downtown-OB Land Use District is to describe the Old Bellevue area and assure compatibility of new development with the scale and intensity of the area. The social and historic qualities of this area are to be preserved.
6. Downtown-Office and Limited Business District (Downtown-OLB). The purpose of the Downtown-OLB Land Use District is to provide an area for the location of integrated complexes made up of offices, and hotels or motels, with eating establishments and retail sales secondary to these primary uses. The district abuts and has convenient access to the I-405 Freeway.
B. Permitted Uses.
Specific categories of uses are listed in Chart 20.10.440. LUC 20.10.400 and 20.10.420 explain Chart 20.10.440 and refer to the applicable review procedures.
C. General Development Requirements.
Regulations applying to specific structures or activities are found listed alphabetically in Chapter 20.20 LUC; consult the alphabetical Key Word Index in the beginning of that chapter. Additional development requirements for downtown are found in Chapter 20.25 LUC.
D. Area and dimensional requirements are found in LUC 20.25A.020.A.2; specific exceptions to the requirements in the chart are given in the sections immediately following it. All structures shall conform to these requirements. (Ord. 5496, 11-17-03, § 1; Ord. 4654, 6-6-94, § 15; Ord. 2945, 2-2-81, § 2)
20.10.380 Evergreen Highlands Design District (EH).
A. Purpose.
The Evergreen Highlands Design District provides an area for the location of high technology research and development facilities; associated light assembly and warehousing; other manufacturing uses with similar character, intensity and impact; support service and retail uses; office uses; corporate headquarters and residential uses. It represents a unique land resource, and is to be developed as a well integrated, mixed-use district sensitive to natural constraints and surrounding established development patterns. All development should exhibit high quality design, and maintain high performance levels.
B. The Evergreen Highlands Design District is divided into four performance areas as delineated by the Evergreen Highlands Zoning Map. These performance areas constitute separate land use districts and permit variation in use and development standards in order to implement the goals and policies of the Evergreen Highlands Subarea Plan, and to insure attention to specific environmental features of the various performance areas.
1. Evergreen Highlands Performance Area A (EH-A). The purpose of this performance area is to provide a location for Medium Density Multifamily development, not exceeding 11 units per gross acre. This performance area is intended to provide housing opportunities, and to serve as a transition to the single-family housing adjacent to the Evergreen Highlands Design District.
2. Evergreen Highlands Performance Area B (EH-B). The purpose of this performance area is to provide a location for lower intensity office uses. It serves as a transition between the residential development in Performance Area A and the higher intensity nonresidential uses in Performance Area C. This performance area constitutes the area of highest environmental sensitivity within the Design District, and development must reflect the natural limitations of the land.
3. Evergreen Highlands Performance Area C (EH-C). The purpose of this performance area is to provide a location for research and development activity, office uses, and convenience retail and service uses. This performance area will serve as the focal point for the entire Design District. It must be developed in a campus-like research and development park theme, and should be compatible with nearby less intense areas.
4. Evergreen Highlands Performance Area D (EH-D). The purpose of this performance area is to provide a location for office uses. It serves as a transition between the concentration of research and development and office uses to the north and the surrounding land use districts. (Ord. 3219, 1-17-83, § 2)
20.10.390 Medical Institution District.
The Medical Institution (MI) District provides for the location of hospital uses and ancillary uses to the primary hospital use located on the same site. The purpose of the district is to encourage comprehensive long-term master development planning for the site and to allow flexible dimensional standards to facilitate development of major medical institutions and provision of the vital public services offered by these institutions. Specific development areas have been established in order to implement the objectives of the Medical Institution District.
A. Hospital Center Development Area (DA1). The purpose of the Hospital Center Development Area is to provide an area for the primary hospital and the most intensive ambulatory health care uses to be located within close proximity. The tallest heights and largest floor plates in the district are appropriate in this area. The Hospital Center Development Area is located on the topographically lowest portion of the district adjacent to the freeway where pedestrian orientation is low and heights of the tallest campus structures and largest floor plates are most appropriate. The tallest heights are necessary for the primary hospital towers to accommodate patient bed demand in the region within floor plates that are sized appropriately for patient care delivery. Large floor plates are necessary for hospital diagnostic and treatment uses and ambulatory health care uses to accommodate adjacencies of multiple operating rooms, interventional radiology rooms and urgent care. The Hospital Center Development Area provides the dimensional flexibility necessary to allow the primary hospital and ambulatory health care uses to be located in close proximity and benefit from the co-location of complementary uses. Medical office uses may also be appropriate for this area, but do not have the same proximity needs as the ambulatory health care uses. Gateways on 116th Avenue NE at NE 8th Street and NE 10th Street idenfity the entry into the district and provide wayfinding cues for identification of individual institutions located within the district.
B. Medical Office Perimeter Development Area (DA2). The purpose of the Medical Office Perimeter Development Area is to provide an area for medical office and hospital-related uses that are less dependent on immediate access to the primary hospital emergency rooms and patient beds. Taller buildings are appropriate in this area. Building mass variations (i.e., stepbacks, floor plate limitations) create transitions to less intense land use districts. Appropriate sidewalk widths, pedestrian-sensitive design and amenities and gateways ensure pedestrian orientation to perimeter sidewalks located on 116th Avenue NE and NE 12th Street. A gateway on 116th Avenue NE at NE 12th Street identifies the entry into the district. (Ord. 5587, 3-7-05, § 1)
20.10.395 Factoria Land Use Districts (F).
A. Factoria Land Use District 1 (F1). Factoria, F1 District is a mixed-use residential and regional retail center located adjacent to freeway corridors. It is to be developed as an aesthetically attractive urban village center to serve the Factoria community as well as shoppers attracted to the retail stores. Specific development areas and design guidelines apply within the district. Total size of the district is approximately 40 acres.
B. Factoria Land Use District 2 (F2). Factoria, F2 District provides for intensive office, movie theater, and service uses adjacent to freeway corridors in the Factoria area.
C. Factoria Land Use District 3 (F3). Factoria, F3 District provides for highly intensive office use in an integrated complex adjacent to freeway corridors in the Factoria area. This is the most intensive office district outside the Downtown. (Ord. 5385, 7-15-02, § 4)
20.10.400 Use chart described – Interpretation.
In Chart 20.10.440, land use classifications and standard Land Use Code reference numbers are listed on the vertical axis. City of Bellevue land use districts are shown on the horizontal axis.
A. If no symbol appears in the box at the intersection of the column and the row, the use is not allowed in that district, except for certain short-term uses (see Temporary Use Permits, Part 20.30M LUC).
B. If the symbol “P” appears in the box at the intersection of the column and row, the use is permitted subject to general requirements for the use and the use district.
C. If the symbol “C” appears in the box at the intersection of the column and the row, the use is permitted subject to the Conditional Use provisions specified in Part 20.30B or 20.30C LUC and to general requirements for the use and the use district.
D. If the symbol “A” appears in the box at the intersection of the column and the row, the use is permitted subject to the Administrative Conditional Use provisions as specified in Part 20.30E LUC and to general requirements for the use and the use district.
E. If the symbol “PD” appears in the box at the intersection of the column and the row, the use is permitted subject to the Planned Unit Development provisions as specified in Part 20.30D LUC and to general requirements for the use and the use district.
F. If a number appears in the box at the intersection of the column and the row, the use is permitted through the applicable review process and subject to the special limitation indicated in the corresponding Note. (Ord. 3530, 8-12-85, §§ 2 – 5; Ord. 3145, 9-27-82, § 20)
20.10.420 Interpretation of chart by Director of Planning and Community Development – Appeal.
A. In the case of a question as to the inclusion or exclusion of a particular proposed use in a particular use category, the Director of Planning and Community Development shall have the authority to make the final determination. The Director of Planning and Community Development shall make the determination according to the characteristics of the operation of the proposed use and based upon the Director’s interpretation of the Standard Land Use Coding Manual and the Standard Industrial Classification Manual.
Examples: A large sales office, where business is conducted by telephone or not on the premises, where no goods other than samples pass into or out of the site, is an office rather than a retail or wholesale use; a shop selling handcrafted items made on the premises where the manufacturing processes are undetectable outside the premises and require no heavy trucking, is a retail use, not a manufacturing use.
B. In the case of a conflict between the general description and the Use Chart, the chart shall prevail.
C. An interpretation of LUC 20.10.440 relating to the inclusion or exclusion of a proposed use will be processed using Part 20.30K LUC, Interpretation of the Land Use Code. (Ord. 3530, 8-12-85, § 6)
20.10.440 Land use charts.
Chart 20.10.440
Uses in land use districts
|
STD LAND USE CODE REF |
|
Residential – Residential Districts |
||||||||||
|
LAND USE CLASSIFICATION |
R-1 |
R-1.8 |
R-2.5 |
R-3.5 |
R-4 |
R-5 |
R-7.5* |
R-10 |
R-15 |
R-20 |
R-30 |
|
|
1 |
Residential |
|
|
|
|
|
|
|
|
|
|
|
|
|
Single-Family Dwelling (3) |
P |
P |
P |
P |
P |
P |
P |
P |
P |
P |
P |
|
Two to Four Dwelling Units Per Structure (6) |
PD |
PD |
PD |
PD |
PD |
PD |
PD |
P |
P |
P |
P |
|
|
Five or More Dwelling Units Per Structure (6) |
PD |
PD |
PD |
PD |
PD |
PD |
PD |
P |
P |
P |
P |
|
|
12 |
Group Quarters: Dormitories, Fraternal Houses, Excluding Military and Correctional Institutions and Excluding Secure Community Transition Facilities |
|
|
|
|
|
|
|
C |
P |
P |
P |
|
|
Senior Citizen Dwellings (4,7*) |
PD 5 |
PD 5 |
PD 5 |
PD 5 |
PD 5 |
PD 5 |
PD 5 |
P |
P |
P |
P |
|
13 15 |
Hotels and Motels |
|
|
|
|
|
|
|
|
|
|
|
|
|
Congregate Care Senior Housing (4,7*) |
|
|
|
|
|
|
|
P |
P |
P |
P |
|
6516 |
Nursing Home (7*) |
|
|
|
|
|
|
|
C |
P |
P |
P |
|
|
Assisted Living (4,7*) |
|
|
|
|
|
|
|
C |
P |
P |
P |
|
|
Accessory Dwelling Unit (9) |
S |
S |
S |
S |
S |
S |
S |
S |
S |
S |
S |
Permitted uses in the Evergreen Highlands Design District (EH-A, EH-B, EH-C and EH-D) are listed in LUC 20.25F.010.
Permitted uses in the Office and Limited Business-Open Space District (OLB-OS) are listed in LUC 20.25L.020.
Permitted uses in the Medical Institution District are listed in LUC 20.25J.020.
* Not effective within the jurisdiction of the East Bellevue Community Council.
20.10.440
Chart 20.10.440
Uses in land use districts
|
|
|
Residential – Nonresidential Districts |
|||||||||
|
STD LAND USE CODE REF |
|
Professional Office |
Office |
Office/Limited Business |
Light Industry |
General Commercial |
Neighborhood Business |
Community Business |
Factoria Land Use |
Factoria Land Use |
Factoria Land Use |
|
LAND USE CLASSIFICATION |
PO |
O |
|||||||||