EASTGATE/I-90 LAND USE CODE AMENDMENTS Planning Commission July 22, 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 – Light Industrial (LI) zone Land Uses – Eastgate Transit Oriented Development (EG-TOD) zone

Light Industrial (LI) — A land use designation that provides for the location of a broad array of activities, including manufacturing, wholesale trade, research and development, and distribution activities. Sales of goods and services subordinate to permitted activities and low traffic-generating uses that sell bulky or large scale items are appropriate. Auto sales and rentals are appropriate only in certain locations.

RICHARDS VALLEY Planning Direction Eastgate CAC Report Richard’s Valley: Allow research and development uses Accommodate flex-tech style development Industrial Lands Analysis Largest concentration of LI left in the city, could support: tech uses, advanced manufacturing, and artisanal manufacturing local needs with outdoor storage or minor external impacts Economic Development Plan Eastgate: An affordable alternative to Downtown Poised for collaboration and linkage with Bellevue College Industry clusters: Tech, start-ups, aerospace, and retail

DISCUSSION QUESTIONS Light Industrial Zone Should uses be modified in the LI zone to support priorities for the corridor? Removing the requirement to be located in a multi-use building would support research and development Should the same requirement be removed for Business Services and Computer related services in order to support industry clusters in Eastgate, or would this encourage office uses?

DISCUSSION QUESTIONS Light Industrial Zone Should non-industrial uses be limited in the LI zone to keep land available for future industrial needs? Some uses locate in industrial areas for large, inexpensive space, but are allowed in other zones as well. Should non-industrial uses be eliminated? Existing businesses would be non-conforming Should non-industrial uses be restricted? Could limit based on size, require co-location or subordinate to an allowed use, or require a conditional use permit Existing business may be non-conforming, depending on the restrictions put into place Allowed Recreational Uses Allowed Wholesale and Retail Uses Nature Exhibitions: Aquariums, Botanical Gardens and Zoos C Wholesale Trade: General Merchandise, Products, Supplies, Materials and Equipment P Drive-In TheatersC Wholesale Trade: Motor Vehicles, Primary and Structural Metals, Bulk Petroleum P Recreation Activities: Skating, Bowling, Gymnasiums, Athletic Clubs, Health Clubs, Recreation Instruction P Lumber and Other Bulky Building Materials Including Preassembled Products P* Camping Sites and Hunting ClubsCHardware, Paint, Tile and WallpaperS* Private Leisure and Open Space Areas Excluding Recreation Activities Above PFarm EquipmentP* KEY: P – Permitted Use A – Conditional Use (decided by Administrator) C – Conditional Use (decided by Hearings Examiner) S – Subordinate Use (must be with another use) *Retail limited to maximum of 50,000 sq.ft. per business AutosA* Trucks, Motorcycles, Recreational Vehicles Motorcycles = A P* BoatsP* Automotive and Marine AccessoriesP* Furniture, Home Furnishing Limited to locations with on-site warehouses P* Farm Supplies, Hay, Grain, Feed and Fencing, etc. P* Garden Supplies, Small Trees, Shrubs, Flowers, Ground Cover, Horticultural Nurseries and Light Supplies and Tools P* Pet GroomingP* Computers and ElectronicsP*

Eastgate – Transit Oriented Development (EG-TOD) – A land use designation in the Eastgate subarea designed to provide for a mix of office, housing, retail, and services. Multiple uses and appropriate densities are encouraged to create a concentration of activity that supports transit service and retail development.

RICHARDS VALLEY Planning Direction Eastgate CAC Report Richard’s Valley: Allow research and development uses Accommodate flex-tech style development Industrial Lands Analysis Largest concentration of LI left in the city, could support: tech uses, advanced manufacturing, and artisanal manufacturing local needs with outdoor storage or minor external impacts Economic Development Plan Eastgate: An affordable alternative to Downtown Poised for collaboration and linkage with Bellevue College Industry clusters: Tech, start-ups, aerospace, and retail

TRANSIT-ORIENTED DEVELOPMENT Planning Direction Eastgate CAC Report Highest intensity Mixed uses Integrated transportation planning Pedestrian-oriented street Bellevue College connection Master-planning Economic Development Plan Bellevue’s success involves: Ensuring a variety of attractive built environments Collaboration Industry clusters: Tech, Start- ups, Aerospace

DISCUSSION QUESTIONS Eastgate Transit Oriented Development Zone Are there any manufacturing uses the should be allowed in the EG-TOD zone? Downtown* allows printing and publishing and handcrafted manufacturing BelRed* does not allow any Craft manufacturing can be economically viable and add interest and activity in urban areas *Downtown-MU and BelRed Office/Residential Nodes and Residential Commercial Nodes

DISCUSSION QUESTIONS Eastgate Transit Oriented Development Zone Which recreational uses should be allowed in the EG- TOD zone? Should they be limited or conditioned in any way? What is the appropriate size and intensity of public assembly uses allowed in the EG-TOD zone? TOD is only about 40 acres Larger uses could take up space needed to accommodate a full range of uses Certain uses may be appropriate for the corridor or due to proximity to the college Downtown Office District 2 Downtown Multi Use Bel-Red Office Residential/ Nodes Bel-Red Residential Commercia l Nodes LAND USE CLASSIFICATION DNTN O-2 DNTN MU BR-OR/ OR-1 OR-2 BR- RC-1 RC-2 RC-3 Nature Exhibitions: Aquariums, Botanical Gardens P P Public Assembly (Indoor): Sports, Arenas, Auditoriums and Exhibition Halls but Excluding School Facilities P P A Recreation Activities: Golf Courses, Tennis Courts, Community Clubs, Athletic Fields, Play Fields, Recreation Centers, Swimming Beaches and Pools AA P – Permitted Use A – Conditional Use (approved by an Administrator)

DISCUSSION QUESTIONS Eastgate Transit Oriented Development Zone Which residential uses are the best fit for the EG-TOD zone and for supporting housing for Bellevue College? CAC recommendation estimates 800 new units for the corridor, primarily in the TOD area Downtown* and BelRed* allow a range of multi-family and senior housing Downtown* allows group quarters, BelRed* allows rooming houses *Downtown-MU and BelRed Office/Residential Nodes and Residential Commercial Nodes

NEXT STEPS Potential walking tour of the TOD area Land uses in new office and neighborhood mixed- use zones to direct changes to the zoning code Corridor design and form to identify potential development standards and design regulations Redevelopment economics to explore maximum Floor Area Ratio and alternatives for a public benefit system Draft Land Use Code Amendments Public Hearing