EASTGATE/I-90 LAND USE CODE AMENDMENTS Planning Commission October 14, 2015 Erika 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? NBCB BR-ORT Single-Family DwellingP1P1 S P Two to Four Dwelling Units Per StructureP1P1 P P Five or More Dwelling Units Per StructureP1P1 P P Group Quarters: Dormitories, Fraternal Houses, Excluding Military and Correctional Institutions and Excluding Secure Community Transition Facilities C Rooming HouseP P Senior Citizen DwellingsP1P1 P Hotels and MotelsC Congregate Care Senior HousingPP Nursing HomeCP Assisted LivingCP Accessory Dwelling UnitSS P P = permitted C= Hearing Examiner Conditional Use permit S = permitted if subordinate to a permitted use [1] [1] Only permitted above non-residential uses.

DISCUSSION QUESTIONS Neighborhood Mixed Use Zone NBCB BR-ORT Recycling CentersPP2P2 Lumber and Other Bulky Building Materials Including Preassembled ProductsP2P2 Hardware, Paint, Tile and Wallpaper (Retail)PP General Merchandise: Dry Goods, Variety and Dept. Stores (Retail)P Automotive and Marine Accessories (Retail)P Gasoline Service StationsPP Apparel and Accessories (Retail)P Furniture, Home Furnishing (Retail)P Adult Retail EstablishmentsP2P2 Garden Supplies, Small Trees, Shrubs, Flowers, Ground Cover, Horticultural Nurseries and Light Supplies and Tools P1P1 P1P1 Pet Shop (Retail and Grooming)PP2P2 Computers and Electronics (Retail)P [1] [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 Plan Eastgate: 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? OOLBF2F3 DNTN OLB BR-OR Recycling Centers P Lumber and Other Bulky Building Materials P Hardware, Paint, Tile and Wallpaper (Retail) P1P1 General Merchandise: Dry Goods, Variety and Dept. Stores (Retail) P1P1 Food and Convenience Store (Retail) P2P2 P Autos (Retail)P3P3 Gasoline Service StationsA4A4 A4A4 A4A4 A 4, S 2 P Apparel and Accessories (Retail)SSS P2P2 P Furniture, Home Furnishing (Retail) P Eating and Drinking EstablishmentsPP2P2 P2P2 P2P2 P 2, 5 P Misc. Retail Trade: Drugs, Liquor, Antiques, Books, Sporting Goods, Jewelry, Florist, Photo Supplies, Video Rentals and Computer Supplies PSSS P2P2 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] [1] If three or more retail uses are combined the use is limited to 50,000 sq.ft. [2] [2] Restaurant uses must be functionally integrated into a complex and are limited in size. [3] [3] Limited to existing auto sales locations [4] [4] Can include a convenience store [5] [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