Part 20.25A Downtown
20.25A.010 General.
A. This Part 20.25A, Downtown, contains information which applies to development and activity within a Downtown Land Use District. Specific sections apply to limited areas within the Downtown Land Use Districts as follows:
1. Downtown Old Bellevue Design District, LUC 20.25A.070;
2. Civic Center Design District, LUC 20.25A.065;
3. Perimeter Design District, LUC 20.25A.090;
4. Downtown Core Design District, LUC 20.25A.100.
B. Procedural Merger.
Within the Downtown Land Use District, any administrative decision required by this Part 20.25A or by the Land Use Code, including but not limited to the following, may be applied for and processed through a single Design Review, Part 20.30F LUC:
1. Administrative Conditional Use Permit, Part 20.30E LUC;
2. Design Review, Part 20.30F LUC;
3. Variance, Part 20.30G LUC.
C. Design Review Required.
All development within a Downtown Land Use District must be reviewed by the Director of the Department of Planning and Community Development through Design Review, Part 20.30F LUC. (Ord. 4973, 3-3-97, § 101; Ord. 4816, 12-4-95, § 201; Ord. 4255, 6-3-91, § 4; Ord. 3653, 5-19-86, § 1)
20.25A.020 Dimensional requirements – General.
A. Dimensional Requirements in Downtown Districts.
1. General. Paragraph A.2 of this section (Chart: Dimensional Requirements in Downtown Districts) sets forth the dimensional requirements for each land use district in the Downtown. Each structure, development, or activity in a Downtown Land Use District shall comply with these requirements except as otherwise provided in this section. These dimensions are different for property located in the Perimeter Design District. If your property is within 1,200 feet of the north, south, or west boundary of the Downtown, you may be in this district. See LUC 20.25A.090.
Chart 20.25A.020.A.2
Dimensional Requirements in Downtown Districts
|
Downtown Land Use District |
Building Type (7)(14) |
Minimum Setback (3) (9) |
Maximum Building Floor Area per Floor Above 40′ (5)(9)(18)(24) |
Maximum Building Floor Area per Floor Above 80′ (5)(18)(24) |
Maximum Lot Coverage |
Building Height (6) |
Floor Area |
||||
|
Front (1)(15) |
Rear (25) |
Side (25) |
Basic |
Max. |
Basic (10) |
Max. (8) |
|||||
|
DNTN-O-1 |
Nonresidential –Diminishing Residential Parking |
0 (2)
0 (2) 0 (2) |
0/20′
0/20′ 0/20′ |
0/20′
0/20′ 0/20′ |
24,000 gsf/f 30,000 gsf/f 20,000 gsf/f 20,000 gsf/f |
24,000 gsf/f 24,000 gsf/f 12,000 gsf/f 20,000 gsf/f |
100%
100% 100% |
200′
200′ 100′ |
300′
450′ 100′ |
5.0
5.0 N/A |
8.0
Unlimited N/A |
|
DNTN-O-2 |
Nonresidential –Diminishing Residential Parking |
0 (2)
0 (2) 0 (2) |
0/20′
0/20′ 0/20′ |
0/20′
0/20′ 0/20′ |
24,000 gsf/f 30,000 gsf/f 20,000 gsf/f 20,000 gsf/f |
24,000 gsf/f 24,000 gsf/f 12,000 gsf/f 20,000 gsf/f |
100%
100% 100% |
150′
150′ 100′ |
250′
250′ 100′ |
4.0
4.0 N/A |
6.0
6.0 N/A |
|
DNTN-MU (20) |
Nonresidential –Diminishing Residential Parking |
0 0 0 |
0/20′ 0/20′ 0 |
0/20′ 0/20′ 0 |
22,000 gsf/f 30,000 gsf/f 20,000 gsf/f 20,000 gsf/f |
20,000 gsf/f 22,000 gsf/f 12,000 gsf/f (21) N/A |
100% 100% 75% |
60′ 150′ 60′ |
100′ 200′ 60′ |
0.5 2.0 N/A |
3.0 5.0 N/A |
|
DNTN-R (20) |
Nonresidential Residential Parking |
0 0 0 |
0 0/20′ 0 |
0 0/20′ 0 |
20,000 gsf/f 20,000 gsf/f N/A |
12,000 gsf/f 12,000 gsf/f N/A |
75% 100% N/A |
60′ 150′ 40′ |
65′ 200′ 40′ |
0.5 2.0 N/A |
0.5 5.0 N/A |
|
DNTN-OB (20) |
Nonresidential Residential Parking |
0 (4) 0 (4) 0 |
0/20′ 0/20′ 0 |
0/20′ 0/20′ 0 |
20,000 gsf/f 20,000 gsf/f N/A |
12,000 gsf/f 12,000 gsf/f N/A |
100% 100% 75% |
60′ 150′ 40′ |
100′ 200′ 40′ |
0.5 2.0 N/A |
1.0 5.0 N/A |
|
DNTN-OLB |
Nonresidential –Diminishing Residential Parking |
20′ (19) 20′ (19) 20′ (19) |
20′ (19) 20′ (19) 20′ (19) |
0/20′ 0/20′ 0 |
22,000 gsf/f 30,000 gsf/f 20,000 gsf/f 20,000 gsf/f |
N/A N/A 12,000 gsf/f N/A |
60% 75% 75% |
75′ 75′ 45′ |
75′ 90′ 45′ |
0.5 2.0 N/A |
3.0 3.0 N/A |
20.25A.020
gsf/f = Gross Square Feet Per Floor (24)
Notes: Dimensional requirements in Downtown Districts
(1) Measured from inside edge of the required perimeter sidewalk. If existing utilities which cannot reasonably be relocated require the planting of street trees on the property side of a sidewalk as provided for in LUC 20.25A.060, four feet is added to the required setback.
(2) No parking or vehicle access lane is permitted between the required perimeter sidewalk and the main pedestrian entrance to the building.
(3) Minimum setbacks are subject to required landscape development. See LUC 20.25A.040.
(4) The maximum setback from Main Street in the Downtown-OB District is 0 feet.
(5) For floors above 40 feet, gross square feet per floor may be averaged unless an applicant takes advantage of the diminishing floor plates alternative described in subsection B of this section.
(6) The maximum building height may only be achieved by participation in the FAR Amenity Incentive System, LUC 20.25A.030.
(7) A single building is considered residential if more than 50 percent of the gross floor area is devoted to residential uses. See LUC 20.50.020 for the definition of “gross floor area.”
(8) The maximum permitted FAR may only be achieved by participation in the FAR Amenity Incentive System, LUC 20.25A.030. Where residential and nonresidential uses occur in the same building, the FAR is limited to the maximum FAR for the building type as determined in accordance with Note (7).
(9) See subsection B of this section for exceptions to the minimum setback and maximum building floor area per floor above 40 feet requirements.
(10) All new development and all substantial remodels must participate in the FAR Amenity Incentive System. See subsection C of this section for amenity requirements regarding the provision of basic floor area.
(11) Intentionally deleted.
(12) Intentionally deleted.
(13) Intentionally deleted.
(14) Except as set forth in Note (18), hotels and motels shall be considered as residential structures.
(15) If the subject property abuts a street classified pursuant to LUC 20.25A.115, Design Guidelines – Building/Sidewalk Relationships, the maximum setback is 0 feet unless otherwise approved by the Director.
(16) Intentionally deleted.
(17) Intentionally deleted.
(18) For the purposes of determining Maximum Building Floor Area per Floor, including the averaging and diminishing floor plate methods described in Note (5) and subsection B of this section, hotels and motels shall be considered as nonresidential structures.
(19) No parking or vehicle access lane is permitted between the sidewalk on 112th Avenue NE and the main pedestrian entrance to the building, except that a drop-off lane may be permitted for a hotel or motel entrance. The maximum setback from 112th Avenue NE is 30 feet, unless a greater setback is approved by the Director of the Department of Planning and Community Development to permit a drop-off lane. See paragraph B.2 of this section for exceptions to setback requirements.
(20) Some dimensions are different for properties located in the Perimeter Design District. For property within 1,200 feet of the north, south or west boundary of the Downtown, see LUC 20.25A.090 for the Perimeter Design District requirements.
(21) Applicable only to building floors above 100 feet in height.
(22) See LUC 20.25A.020.B.1.d for diminishing floor plate provisions.
(23) Not applicable to Perimeter Design Subdistricts A and B.
(24) Gross Square Feet Per Floor (gsf/f) refers to the floor area in square feet within the surrounding exterior walls measured from the interior wall surface and including openings in the floor plate such as vent shafts, stairwells, and interior atriums.
(25) Where building height exceeds 75 feet, there shall be a minimum side setback of 20 feet and a minimum rear setback of 20 feet from any interior property line applicable to all floors above 40 feet. See subsection B of this section for exceptions to this minimum setback requirement.
B. Exceptions to Dimensional Requirements.
1. Floor Plate Exceptions.
a. For residential buildings, the “Maximum Floor Area per Floor above 40 Feet” may be increased by not more than 10 percent through Design Review, Part 20.30F LUC, if the applicant demonstrates that the increase is necessary for reasonable development of the building, and will not have a significant adverse effect on other properties. Each square foot of floor area above the maximum requires a proportionate square footage of amenity in conformance with LUC 20.25A.030.C; however, the amenity area provided under this requirement may not be used to exceed the basic floor area ratio.
b. For buildings on streets designated “A” or “B” in LUC 20.25A.115, Design Guidelines – Building/Sidewalk Relationships, the limitation of “Maximum Building Floor Area per Floor Above 40 Feet” may be modified through Design Review to apply to floor area above 45 feet. In this case, the applicant must demonstrate that the modification is necessary for creating higher, more prominent and distinctive ground-level pedestrian-oriented frontage; and the minimum retail floor height shall be 16 feet.
c. For structures that do not exceed 70 feet in height (as defined by the International Building Code, as adopted and amended by the City of Bellevue), the Director may allow the connection of floor plates above 40 feet such that those floor plates exceed the “Maximum Building Floor Area per Floor Above 40 Feet”; provided, that:
i. The connection is to allow for safe and efficient building exiting patterns. The connecting floor area shall include required exiting corridor area and may include the floor area of units or other building uses;
ii. The connection occurs on no more than three floor levels above 40 feet; and
iii. The alternative design results in a building mass that features separate and distinct building elements.
d. Diminishing Floor Plate. A nonresidential building in the Downtown O-1, Downtown O-2, Downtown MU, and Downtown OLB Land Use Districts can exceed the “Maximum Building Floor Area per Floor Above 40 Feet,” to a maximum of 30,000 square feet, if the building incorporates two floor plates which are each at least 20 percent smaller than the floor plate of the floor below it. If only one floor of a nonresidential building exceeds the “Maximum Building Floor Area per Floor Above 40 Feet,” the building must incorporate one floor plate which is at least 20 percent smaller than the floor plate of the floor below it. Exposed roof area at the level of the diminished floor must have some amount of landscaping and be physically accessible for use; or, if not a flat surface, must provide a visually interesting roof form.
2. Setback/Stepback Exceptions.
a. Marquees or awnings which comply with the requirements of LUC 20.25A.030.C are permitted to extend over the public right-of-way upon approval of the Director of the Transportation Department and the Director of the Department of Planning and Community Development notwithstanding the provisions of the Sign Code, Chapter 22B.10 BCC, or any other City Code.
b. The Director of the Department of Planning and Community Development may approve an intrusion into the 20-foot front yard setback from the east side of 112th Avenue NE in the Downtown-OLB District to permit the location of pedestrian-oriented frontage retail uses within a portion of the required setback area. The intrusion shall be limited to a maximum of 30 percent of the required front yard setback area. All building areas within the setback areas shall be devoted to pedestrian-oriented uses and meet the design criteria of LUC 20.25A.030 for pedestrian-oriented frontage. Amenity floor area earned may be used to exceed the permitted basic floor area ratio.
c. The Director may allow modifications to the minimum side and rear setback required above 40 feet for buildings with a building height in excess of 75 feet if:
i. The applicant can demonstrate that the resulting design will be more consistent with the Design Review criteria of LUC 20.25A.110; and
ii. The building design, with the modification, will create sufficient spacing between towers to encourage a feeling of an open and airy Downtown.
d. Minor building elements may intrude into any required setback of this section, subject to all the terms and conditions of LUC 20.20.025.C.
3. Floor Area Ratio Exceptions.
a. Up to a maximum of 1.0 FAR of the floor area in a project limit that is devoted to retail activities will not be counted for the purpose of calculating FAR in the proportions set forth in LUC 20.25A.115, so long as the retail activities are designed and located in compliance with:
i. LUC 20.25A.115;
ii. Guidelines 2 and 3 for “A” Rights-of-Way in Section IV.F of the Design Guidelines –Building/Sidewalk Relationships; and
iii. If applicable, Guidelines and Standards for Upper Level Retail in Section IV.F of the Design Guidelines – Building/Sidewalk Relationships.
b. In the area of the Downtown bounded on the west by Bellevue Way, on the east by 112th Avenue NE, on the south by NE 4th Street and on the north by NE 8th Street, the maximum Floor Area Ratio may be exceeded if the major pedestrian corridor is constructed as required by LUC 20.25A.100.E.1, or the major public open space is constructed as required by LUC 20.25A.100.E.4. The maximum Floor Area Ratio may only be exceeded by the amount provided for under the major pedestrian corridor amenity bonus, LUC 20.25A.030.C.16 or by the amount provided for under the major public open space amenity bonus, LUC 20.25A.100.E.4.d.vi, or by a combination thereof.
4. Height Exceptions.
a. The maximum height identified in subsection A of this section may be increased by no more than 15 percent or 15 feet, whichever is greater, and only if the applicant can demonstrate that the additional height accommodates architecturally integrated mechanical equipment, interesting roof forms, significant floor plate modulation, significant facade modulation, or other such unique architectural features, and that the resulting design exceeds the quality and design requirements of LUC 20.25A.110.
b. In the area of the Downtown bounded on the west by Bellevue Way, on the east by 112th Avenue NE, on the south by NE 4th Street and on the north by NE 8th Street, the maximum height identified in LUC 20.25A.020.A may be exceeded if the major pedestrian corridor is constructed as required by LUC 20.25A.100.E.1, or if the major public open space is constructed as required by LUC 20.25A.100.E.4. The maximum height may only be exceeded by the amount required to accommodate the additional Floor Area Ratio provided under LUC 20.25A.030.C.16 or to accommodate the additional Floor Area Ratio provided under LUC 20.25A.100.E.4.d, or a combination thereof. Heights may be exceeded under this provision only to the extent depicted on the map entitled “Heights in Core Design District” in LUC 20.25A.030.E.
c. Except within the Perimeter Design District, the maximum building height can be exceeded if right-of-way is dedicated as provided by subsection D of this section but only to the extent of the floor area earned as a result of the dedication. This provision does not preclude the applicability of subsection B.4.a of this section but in no event may the combined effect of applying that subsection and this subsection be to increase the building height over the maximum building height set forth in subsection A.2 of this section by more than 10 percent or 15 feet, whichever is greater.
5. Lot Coverage Exceptions.
a. Underground buildings as defined in LUC 20.50.050 are not structures for the purpose of calculating lot coverage.
b. Buildings constructed partially below grade and not higher than 30 inches above average finished grade are not structures for the purpose of calculating lot coverage; provided, that the rooftop of the building shall be landscaped consistent with the planting requirements for the specific use that is proposed for the building roof area and for the land use district in which the use is located, or shall be developed with pedestrian improvements, such as plazas and walkways, as approved by the Director. All landscaping shall comply with standards set forth in LUC 20.20.520. The provisions of LUC 20.20.520.J (Alternative Landscaping Option) are applicable.
C. Basic Floor Area Ratio Requirements.
1. General. Each new residential, nonresidential, and mixed use building and each remodel which expands the floor area of an existing residential, nonresidential, or mixed use building by more than 50 percent within any three-year period shall provide one or more amenities from the following list:
a. Pedestrian-oriented frontage;
b. Landscape feature;
c. Arcade;
d. Marquee;
e. Awning;
f. Sculpture;
g. Water feature;
h. Active recreation area (Downtown-R only);
i. Retail food (Downtown-R only);
j. Child care services (Downtown-R only);
k. Plaza (only applicable to: 1) nonresidential buildings on rights-of-way designated as “D/R” Streets in Design Guidelines – Building/Sidewalk Relationships adopted by LUC 20.25A.115; or 2) Downtown-OLB if located between the sidewalk on the east side of 112th Avenue NE and the building);
l. Residential entry courtyard (only applicable to residential buildings on rights-of-way that are either not designated or are designated as “D/R” Streets in Design Guidelines – Building/Sidewalk Relationships adopted by reference in LUC 20.25A.115).
Except for active recreation and child care services, the above amenities shall be located on ground level and oriented to a public right-of-way.
In multibuilding developments within a single project limit, amenities may be allocated among all buildings within the project limit; provided, that such allocation must be approved by the Director. If construction of the multi-building development is to be phased, no phase may depend on the future construction of amenities.
2. Amount of Amenity Required. The amount of bonus floor area in square feet generated by the amenity(s) provided to meet the Basic Floor Area Ratio (FAR) requirement must at a minimum be equal to 20 percent of the Project Limit area in square feet times the Basic FAR permitted for a nonresidential building in the land use district:
Basic FAR Requirement in square feet = 0.20 x Project Limit area in square feet x Basic Nonresidential FAR
For purposes of this paragraph, project limit, as defined in LUC 20.50.040, shall be the land area used in the computation of the Basic Floor Area Ratio requirement, and the Basic Floor Area Ratio calculation is made regardless of any transferred floor area.
3. Required Review. The Director of the Department of Planning and Community Development may approve an amenity proposed by the applicant only if:
a. The design criteria established in LUC 20.25A.030.C for the amenity have been met; and
b. Public benefit will be derived from the development of the proposed amenity in the proposed location.
4. Amenity Incentive System Credit. Amenities provided as required by subsection C of this section may also be used to exceed the basic floor area ratio through the Amenity Incentive System, LUC 20.25A.030.
D. Floor Area Ratio Computation – Right-of-Way Designation.
1. General. Land which is dedicated to the City of Bellevue for right-of-way without compensation to the owner in conformance with paragraph D.2 of this section is included in land area for the purpose of computing maximum FAR notwithstanding LUC 20.50.020, floor area ratio (FAR).
2. Special Dedications.
a. A property owner may make a special dedication by conveying land identified for right-of-way acquisition in a Transportation Facilities Plan of the Comprehensive Plan, the Transportation Facilities Plan adopted by the City Council or the Capital Investment Program Plan to the City of Bellevue by an instrument approved by the City Attorney.
b. A property owner may also make a special dedication by conveying land identified by the Director of Transportation as necessary for safety or operational improvement projects.
3. Recording Requirements. The Director of the Department of Planning and Community Development must record the amount (square footage) of floor area earned by area dedicated in conformance with paragraph D.2 of this section and the increase in maximum building height acquired in conformance with Note (17) in paragraph A.2 of this section with the King County Division of Records and Elections and with the Bellevue City Clerk. (Ord. 5717, 2-20-07, §§ 5, 6; Ord. 5582, 2-7-05, §§ 1, 2; Ord. 5571, 12-6-04, § 7; Ord. 5497, 11-17-03, §§ 1, 2, 3; Ord. 5480, 10-20-03, § 12; Ord. 5372, 6-3-02, §§ 1, 2; Ord. 5351, 1-7-02, § 1; Ord. 5100, 10-19-98, § 6; Ord. 5091, 8-3-98, §§ 2 – 5; Ord. 5050, 1-20-98, §§ 1 – 3; Ord. 4979, 3-17-97, § 9; Ord. 4973, 3-3-97, § 102; Ord. 4884, 6-17-96, § 1; Ord. 4816, 12-4-95, § 202; Ord. 4268, 7-1-91, § 1; Ord. 4235, 4-1-91, § 1; Ord. 4117, 1-16-90, § 2; Ord. 3901B, 5-16-88, § 1; Ord. 3813, 7-20-87, § 4; Ord. 3766, 3-23-87, §§ 1, 2; Ord. 3747, 1-20-87, § 6; Ord. 3653, 5-
19-86, §§ 2, 3; Ord. 3553, 10-7-85, § 3; Ord. 3530, 8-12-85, §§ 37, 38; Ord. 3498, 5-27-85, §§ 44, 45)
20.25A.025 Nonconforming uses, structures and sites.
A. Nonconforming Uses.
1. A nonconforming use may be continued by successive owners or tenants, except where the use has been abandoned. No change to a different use classification shall be made unless that change conforms to the regulations of this Code.
2. If a nonconforming use of a structure or land is discontinued for a period of 12 months with the intention of abandoning that use, any subsequent use shall thereafter conform to the regulations of the district in which it is located. Discontinuance of a nonconforming use for a period of 12 months or greater constitutes prima facie evidence of an intention to abandon.
3. A nonconforming use may be expanded only pursuant to an Administrative Conditional Use Permit if the expansion is not more than 20 percent or 20,000 square feet, whichever is less, or by a Conditional Use Permit if the expansion is over 20 percent or 20,000 square feet.
B. Nonconforming Structures.
1. A nonconforming structure may be repaired or remodeled, provided there is no expansion of the building, and provided further, that the remodel or repair will not increase the existing nonconforming condition of the structure.
2. A nonconforming structure may be expanded; provided, that the expansion conforms to the provision of the Land Use Code, except that the requirements of LUC 20.25A.115, Design Guidelines – Building/Sidewalk Relationships, shall be applied as described in paragraphs B.3 and B.4 of this section.
3. For expansions made within any three-year period which together do not exceed 50 percent of the floor area of the previously existing structure, the following shall apply:
a. Where the property abuts a street classified as a ‘D’ or ‘E’ right-of-way, the expansion is not required to comply with LUC 20.25A.115; and
b. Where the property abuts a street classified as an ‘A’, ‘B’ or ‘C’ right-of-way the expansion shall be in the direction of the classified street so as to reduce the nonconformity of the structure, except that an expansion which is no greater than 300 square feet in area and which is for the purpose of loading or storage is exempted from this requirement.
4. For expansions made within any three-year period which together exceed 50 percent of the floor area of the previously existing structure, the structure shall be brought into conformance with LUC 20.25A.115.
5. If a nonconforming structure is destroyed by fire, explosion, or other unforeseen circumstances to the extent of 75 percent or less of its replacement value as determined by the Director for the year of its destruction, it may be reconstructed consistent with its previous nonconformity. If such a structure is destroyed to the extent of greater than 75 percent of its replacement value, then any structure erected and any related site development shall conform to the regulations of this Code.
C. Nonconforming Sites.
1. A nonconforming site may not be changed unless the change conforms to the requirements of this Code, except that parking lots may be reconfigured within the existing paved surface. This paragraph shall not be construed to allow any parking lot reconfiguration that would result in a parking supply that does not conform to the minimum/maximum parking requirements for the Downtown, LUC 20.25A.050.
2. A structure located on a nonconforming site may be repaired or remodeled, provided there is no expansion of the building, and provided further, that the remodel or repair will not increase the existing nonconforming condition of the site.
3. Expansions of a structure located on a nonconforming site, made within any three-year period which together do not exceed 50 percent of the previously existing floor area, do not require any increase in conformance with the site development provisions of this Code, except as otherwise provided in paragraph B.3. of this section.
4. Expansion of a structure located on a nonconforming site made within any three-year period which together exceed 50 percent of the floor area of the previously existing structure shall require compliance with the site development provisions of this Code.
5. For expansions of a structure on a nonconforming site made within any three-year period which together exceed 20 percent of the replacement value of the previously existing structure:
a. Easements for public sidewalks shall be provided, unless the Director of the Department of Transportation determines such easements are not needed; and
b. A six-foot-wide walkway shall be provided from the public sidewalk or street right-of-way to the main building entrance, unless the Director of Planning and Community Development determines the walkway is not needed to provide safe pedestrian access to the building. (Ord. 5480, 10-20-03, § 13; Ord. 5091, 8-3-98, §§ 6, 7; Ord. 4973, 3-3-97, § 103; Ord. 4816, 12-4-95, § 203)
20.25A.030 FAR amenity incentive system.
A. General.
A building may exceed the basic floor area ratio permitted for development within a Downtown Land Use District only if it complies with the requirements of this section. In no case may the building exceed the maximum floor area ratio permitted for the district, and each unit of measurement (square feet, linear feet, etc.) may only be used to gain one floor area ratio bonus, except where specifically provided otherwise.
B. Required Review.
The Director of the Department of Planning and Community Development may approve an amenity which complies with subsection C of this section if:
1. The design criteria established for the amenity have been met; and
2. A public benefit will be derived from the development of the proposed amenity in the proposed location.
C. Specific Requirements.
For purposes of applying the FAR Amenity Incentive System, the “City Center District” shall mean that area of the Downtown bounded by 100th Avenue NE, 112th Avenue NE, NE 4th Street and NE 8th Street.
For purposes of applying the Amenity Incentive System, a level shall be considered the ground level so long as less than half of that ground level story height is located above or below the average finished grade of the adjacent public right-of-way or pedestrian connection. The two stories immediately above the ground level story and intended to activate the ground level pedestrian environment through demonstrated compliance with LUC 20.25A.115, Design Guidelines – Building/Sidewalk Relationships, shall be considered an upper level.
Participation in the FAR Amenity Incentive System must comply with the following chart:
|
FAR AMENITY STANDARDS |
DOWNTOWN LAND USE DISTRICT |
|
|||||
|
AMENITY1 |
DNTN-O-1 |
DNTN-O-2 |
DNTN-MU |
DNTN-R |
DNTN-OB |
DNTN-OLB |
DESIGN CRITERIA |
|
1. PEDESTRIAN-ORIENTED FRONTAGE* Building frontage devoted to uses which stimulate pedestrian activity. Uses must abut a perimeter sidewalk, a plaza, an arcade, a mid-block retail connection, or be located on an upper level. Uses which compose pedestrian-oriented frontage include, but are not limited to, specialty retail stores, groceries, drug stores, shoe repair shops, cleaning establishments, floral shops, beauty shops, barber shops, department stores, hardware stores, apparel shops, art galleries, travel agencies, restaurants and theaters. Banks and financial institutions are not pedestrian-oriented uses. |
When located on the ground level or at the upper level within the City Center District: |
1. Pedestrian-oriented frontage must comply with: a. LUC 20.25A.115; b. Guidelines 2 and 3 for “A” Rights-of-Way in Section IV.F of the Design Guidelines – Building/ Sidewalk Relationships; and c. If applicable, Guidelines and Standards for Upper Level Retail in Section IV.F of the Design Guidelines – Building/Sidewalk Relationships. |
|||||
|
200:1 |
150:1 |
100:1 |
100:1 |
200:1 |
100:1 |
||
|
When located at the upper level outside of the City Center District: |
|||||||
|
100:1 |
75:1 |
50:1 |
50:1 |
100:1 |
50:1 |
||
|
*Measured as square feet of permitted development for each qualifying linear foot of frontage. |
|||||||
|
2. PLAZA A continuous open space, which is readily accessible to the public at all times, predominantly open above, and designed specifically for use by people as opposed to serving as a setting for a building. |
When located on the ground level or at the upper level within the City Center District: |
1. Must abut and be within 3′ in elevation of a perimeter sidewalk or pedestrian connection so as to be visually and physically accessible. 2. Must provide protection from adverse wind, wherever practical. 3. At least 10% of the plaza surface area must be landscaped. 4. Must provide at least one sitting space for each 100 sq. ft. of plaza. 5. Must be enclosed on at least two sides by a structure or by landscaping which creates a wall effect. 6. Minimum size is 500 sq. ft. in OB; 1,000 sq. ft. in other land use districts. 7. Maximum size of bonusable plaza square footage is 1,500 sq. ft. in OB; 5,000 sq. ft. in other land use districts. 8. Minimum horizontal dimension is 20 ft. 9. Must provide opportunities for penetration of sunlight. 10. May not be used for parking, loading or vehicular access. |
|||||
|
8:1 |
8:1 |
6:1 |
4:1 |
6:1 |
6:1 |
||
|
When located at the upper level outside of the City Center District: |
|||||||
|
4:1 |
4:1 |
3:1 |
2:1 |
3:1 |
3:1 |
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|
3. LANDSCAPE FEATURE A continuous open space located at or near grade whose principal feature is an unusual and pleasing landscape form. The purpose is to serve as a focal point and a visual landmark, rather than as a specific location for pedestrian activity. |
When located on the ground level or at the upper level within the City Center District: |
1. Must abut the intersection of and be visually accessible from two public rights-of-way or perimeter sidewalks in order to receive the full bonus available. 2. One-half of the available bonus will be awarded if the landscape feature abuts and is visually accessible from a right-of-way, perimeter sidewalk or pedestrian connection but is not located at an intersection. 3. Maximum area is 1,000 sq. ft. in DNTN-O-1, DNTN-O-2, DNTN-MU and DNTN-OLB and 500 sq. ft. in DNTN-OB. No bonus is awarded if the landscape feature exceeds the maximum size. |
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|
8:1 |
8:1 |
8:1 |
8:1 |
8:1 |
8:1 |
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|
When located at the upper level outside of the City Center District: |
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|
4:1 |
4:1 |
4:1 |
4:1 |
4:1 |
4:1 |
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|
4. ENCLOSED PLAZA |
When located on the ground level or at the upper level within the City Center District: |
1. Must be accessible to the public at least during normal business hours. 2. Must be readily accessible from a perimeter sidewalk or pedestrian connection. 3. Must be signed to identify the enclosed plaza as available for public use. 4. At least 5% of the area must be landscaped. 5. Must provide at least one sitting space for each 100 sq. ft. of area. 6. Must be coordinated with pedestrian-oriented frontage to the maximum extent possible. 7. Minimum horizontal dimension is 20′. 8. Minimum area is 750 sq. ft. |
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|
10:1 |
10:1 |
4:1 |
2:1 |
8:1 |
2:1 |
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|
When located at the upper level outside of the City Center District: |
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|
5:1 |
5:1 |
2:1 |
1:1 |
4:1 |
1:1 |
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|
5. ARCADE |
When located on the ground level or at the upper level within the City Center District: |
1. At least 50% of the linear frontage must be developed as pedestrian-oriented frontage which complies with the design criteria of this section. This pedestrian-oriented frontage may be counted separately to gain floor area ratio exceeding the basic FAR through the Amenity Incentive System. 2. Pavement below must be constructed to provide for drainage. 3. When adjacent to a perimeter sidewalk, design must provide opportunity for connection to adjacent development across property lines. 4. Must have a horizontal rather than sloping orientation across the building facade. 5. Must present a coordinated design along its entire route. 6. Must be accessible to pedestrians at all times. 7. Minimum height is 8′ above finished grade, or 8′ above the upper level walk. No bonus is awarded if the maximum height is exceeded. |
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|
8:1 |
6:1 |
4:1 |
6:1 |
8:1 |
4:1 |
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|
When located at the upper level outside of the City Center District: |
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|
4:1 |
3:1 |
2:1 |
3:1 |
4:1 |
2:1 |
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|
6. MARQUEE* |
When located on the ground level or at the upper level within the City Center District: |
1. Must be developed over a perimeter sidewalk or pedestrian connection. 2. Pavement below must be constructed to provide for drainage. 3. Must have a horizontal rather than sloping orientation along the building elevation. 4. Design must be coordinated with building design. 5. Minimum height is 8′ above finished grade, or 8′ above the upper level walk except as otherwise required in the International Building Code, as adopted and amended by the City of Bellevue. 6. Maximum height is 12′ above finished grade or 12′ above the upper level walk. No bonus is awarded if the marquee exceeds the maximum height. 7. To ensure daylight penetration the ratio of the marquee’s projection from the building to its height above finished grade may not exceed 3:4. |
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|
4:1 |
3:1 |
2:1 |
2:1 |
2:1 |
2:1 |
||
|
When located at the upper level outside of the City Center District: |
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|
2:1 |
1.5:1 |
1:1 |
1:1 |
1:1 |
1:1 |
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|
*See LUC 20.25A.020.B for setback exception. |
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|
7. AWNING* |
When located on the ground level or at the upper level within the City Center District: |
1. Must be developed over a perimeter sidewalk or pedestrian connection. 2. Pavement below must be constructed to provide for drainage. 3. Must have a horizontal rather than sloping orientation along the building elevation. 4. Design must be coordinated with building design. 5. Minimum height is 8′ above finished grade or 8′ above the upper level walk. 6. Maximum height is 12′ above finished grade or 12′ above the upper level walk. No bonus is awarded if the awning exceeds the maximum height. 7. To ensure daylight penetration, the ratio of the awning’s projection from the building to its height above finished grade may not exceed 3:4. |
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|
1:1 |
0.75:1 |
0.5:1 |
1:1 |
0.5:1 |
0.5:1 |
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|
When located at the upper level outside of the City Center District: |
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|
0.5:1 |
0.375:1 |
0.25:1 |
0.5:1 |
0.25:1 |
0.25:1 |
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|
*See LUC 20.25A.020.B for setback exception. |
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|
8. LANDSCAPE AREA |
2:1 |
2:1 |
1:1 |
1:1 |
1:1 |
1:1 |
1. This area must be in addition to any landscape development required by the Land Use Code. 2. May not be used for parking or storage. |