WILBURTON COMMERCIAL AREA STUDY · with 14 LifeMode groups. LifeMode ... - Also the top market for...

WILBURTON COMMERCIALAREA STUDY

CITIZEN ADVISORY COMMITTEE No. 2

Agenda

Design Module and Stakeholder Input to Date (15 min.)• Building Height and Form, FAR, Bellevue Transect

B. Calvert• Stakeholder Considerations (POPS Update)

NBBJ• Online Community Open House / Online Survey Update NBBJ

People and Demographics (20-30 min.) • Discusion on Bellevues’ demographics• Wilburton-Commercial Area role in meeting the needs of the City residents, workforce and vistiors B. Calvert and NBBJ

Visioning Workshop (30 min.) NBBJ

Oranizational Framework (30 min.) NBBJ

Wilburton Trestle

DESIGN AND BUILDING MODULES

What are the elements that influence building height, form, and density?

1 floor @ 90,000 sf = 2 floor @ 45,000 sf each = 4 floor @ 22,500 sf each = 8 floor at 11,250 sf each

All = 1.0 FAR

Floor Area Ratio (FAR) - Measurement of total floor area in a building compared to site area. A meausurement of density.


FAR Amenity Incentive System - An incentive system that establishes a basic and maximum development capacity through the provision of amenities that are essential to the creation of a successful urban environment.

Basic Maximum

Types of incentives:• Pedestrian oriented frontage• Public Plaza• Art• Below grade parking• Marquee, awning, canopy• Specific services



Design Requirements and Guidelines


Setback

Stepback

WILBURTON COMMERCIAL AREA STUDY, BELLEVUE, WA~330 ACRES

STUDY AREA

Bel-Red

Northwest Bellevue

West Bellevue

Crossroads

Lake Hills

Downtown Bellevue

WILBURTONCOMMERCIAL

AREA STUDY

Property Owner Panel / Stakeholders Meetings

25 participants (property owners, legal representaives)

2 - Half-day sessions Thursday, Januay 5th (5pm - 8 pm) Friday, Januray 6th (8am - noon)

Purpose / Approach General discussion intended to address:

• Long-term vision for the Wilburton-Commercial Area • Example case studies• What the measure of success might look like• How public investments may influence positive outcomes• How the regulatory review process may change to help

encourage new development?• Next steps; what can be done to encourage change in the

Wilburton-Commercial Area?

Overview

PROPERTY OWNER PANEL / STAKEHOLDER INPUT

Property Owner in Attendance

Comments

• Exciting, interesting, vibrant• Dense, multi-use• Transit-oriented• Live/work/play options• Extension of downtown

- Same as downtown - Alternative to downtown (not chain food and

retail)• Build for future uses (flexibility)• Safety in leftover spaces (remnant spaces created

as a result of new light rail infrastructure) • Walkable pedestrian zone• Connectivity• Special place at nexus of ERC, GC, light rail • Maintain authenticity


The Wilburton commerial area has been described as“Bellevue’s next urban neighborhood.” When you hear this, what comes to mind?

ERC Open House

Comments

• Vancouver, B.C.• San Antonio Riverwalk, San Antonio, TX• South Lake Union, Seattle, WA• Cherry Creek, Denver, CO • LODO, Denver, CO• Kensingston, London, England• Highline, NYC, NY• Olympic Sculpure Park• LA TOD Project• Spring District, Bellevue, WA • Michigan Avenue, Chicago, IL


When you think of this area in the next 15-20 years, what other example ‘places’ come to mind as possible models?

Cherry Creek, Denver, CO - Arts Festival

Highline, New York City, NY

Comments

• Speed in planning process• Allow flexiblity of uses• Code should encourage development• Prefer a form-based code / performance-based

approach • Streamlined, predictable process• Wedding cake approach - downtown as most

dense area, stepping down• Future zoning to include:

- Lower parking requirements - Allow above grade parking - Increased allowable height/FAR - Remove housing from FAR - No 100% retail at ground level - Reduce number of bonues - No Low Impact Development (LID)

standards


What will success look like to you when the visioning / planning process is complete?

Comments

• Unique opportunity to create a special place• Design for people (happiness/health)• Lake Bellevue as possible open space network• Expand the street grid

- 6th Street extension - 2nd Ave. extension

• Grand Connection - LID Option (pros/cons) - Public space at terminus - Linear design feature (i.e Highline, NYC) - GC as major placemaking element

• ERC - Key design feature - Linkages to neighborhood - Street intersection conflicts - Future light rail corridor?

• Light Rail - Station location - central design feature - Pedestrian connections to T2, healthcare, tech

centers


What is your perspective on major public investments planned for the Wilburton-Commercial Area (Sound Transit, light rail, East Rail Connection (ERC), streets, Grand Connection)?

Comments

• Existing TOD standards are too restrictive • ULI tech sub-district is good: should be an

extension of Spring District • Bel-Red plan was very good, but zoning is not

right for Wilburton; need more flexiblity• T2-Zoning should be comparable to downtown

- Wilburton should be lower height, similar density

- Zoning should differ east vs. west of ERC - Less dense east of ERC as transition to single

family - Lower residential parking requirements - Height/FAR regulations not compatible

• Spring District density did not evolve as planned• Form-based code or hybrid

- Maintain existing permitted use code - Supplemented w/ FBC

• Wilburton needs to be exempt of Low Impact Development rule

• Public open space must be built to city park standards

From a city regulatory perspective (land use, zoning, FAR and development standards), what changes may need to be made in order for you to realize your vision?


Lake Bellevue

Comment

• Flexibility will encourage development• Upzone should be attractive enough to make

owners sell/develop • Process should be streamlined and predictable• Keep being forward thinking

As a property owner (and stakeholder), what suggestions might you offer to the City to help encourage positive change in the Wilburton commerical area?


WILBURTON PEOPLE & DEMOGRAPHICS

PEOPLE & DEMOGRAPHICS

Bellevue Population and Forecast


Native and Foreign Born


Countries of Origin


Shifting DemographicsRace/Ethnicity of

Bellevue’s Population Under 18 Years, 2015

Race/Ethnicity of Bellevue’s Population 65

Years Plus, 2015


Household Composition


TAPESTRYSEGMENTATION

TM

esri.com/tapestry

ESRI’s Tapestry data details the diversity of the American population with 14 LifeMode groups. LifeMode groups represent markets that share a common experience - born in the same generation or immigration from another country - or a significant demographic trait, like affluence.

•

•

•

•

•

•

•

•

•

•

•

•

•

•

LifeMode Groups

**

*

*

Affluent Estates

Upscale Adventures

Uptown Individuals

Family Landscapes

GenXurban

Cozy Country Living

Ethnic Enclaves

Middle Ground

Senior Styles

Rustic Outposts

Midtown Singles

Hometown

Next Wave

Scholars and Patriots

* Bellevue is dominated by four major LifeMode groups

100K

/yea

r

50K

/yea

r

MED

IAN

INC

OM

E

150K

/yea

r

DATA SOURCES: ESRI’S Tapestry data is informed by a variety of sources, including: US Census, American Community Survey, ESRI’s demographic updates, Experian’s Consumer View database, and consumer surveys such as the Survey of the American Consumer from GfK MRI.


KING COUNTY BELLEVUE STUDY AREAPLUS 1/2 MILE BUFFER

STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES

LifeMode 2:UPSCALEAVENUES

LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND

- Established wealth—educated, well-traveled married couples- Accustomed to "more": less than 10% of all households, with 20% of household income- Homeowners (almost 90%), with mortgages (70%)- Married couple families with children ranging from grade school to college- Expect quality; invest in time-saving services- Participate actively in their communities- Active in sports and enthusiastic travelers

- Prosperous married couples living in older suburban enclaves- Ambitious and hard-working- Homeowners (70%) prefer denser, more urban settings with older homes and a large share of townhomes- A more diverse population, primarily married couples, many with older children- Financially responsible, but still indulge in casino gambling and lotto tickets- Active in fitness pursuits like bicycling, jogging and aerobics- Also the top market for premium movie channels like HBO and Starz

- Young, successful singles in the city- Intelligent (best educated market), hard-working (highest rate of labor force participation) and averse to traditional commitments of marriage and home ownership- Urban denizens, partial to city life, high-rise apartments and uptown neighborhoods- Prefer debit cards to credit cards, while paying down student loans- Green and generous to environmental, cultural and political organizations- Internet dependent, from social connections to shopping for groceries (although partial to showrooming)- Adventurous and open to new experiences and places

- Lifestyles of thirtysomethings- Millennials in the middle: single/married, renters/homeowners, middle class/working class- Urban market mix of single-family, townhome, and multi-unit dwellings- Majority of residents attended college or attained a college degree- Householders have ditched their landlines for cell phones, which they use to listen to music (generally contemporary hits), read the news, and get the latest sports updates of their favorite teams- Online all the time: use the Internet for entertainment, social media, shopping and news- Leisure includes night life (clubbing, movies), going to the beach, some travel and hiking

10.9%

of all US households

5.2%


3.6%


9.7%



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%


LifeMode 1:AFFLUENT ESTATES

LifeMode 2:UPSCALE AVENUES

9.7%of all US

households

5.2%of all US

households

- Established wealth -- educated, well traveled married couples - Homeowners (~90%), with mortgages (70%) - Married couples or families with children ranging from grade

school to college - Expect quality; invest in time-saving services - Participate actively in their communities - Active in sports and enthusiastic travelers

- Prosperous married couples living in older suburban enclaves - Ambitious and hard working - Homeowners (70%) prefer denser, more urban settings with

older homes andw a large share of townhomes - A more diverse population, primarily married couples, many

with older children - Active in fitness pursuits like bicycling, jogging, andaerobics



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%



STUDY AREA

15%

6%10%

62%

21%

29%

21%

37%

17%

33%

19%24%

69%

0%

10%

20%

30%

40%

50%

60%

70%

LifeMode 1:AFFLUENT

ESTATES


LifeMode 3:UPTOWN

INDIVIDUALS

LifeMode 8:MIDDLE

GROUND





10.9%


5.2%


3.6%


9.7%


LifeMode 8:MIDDLE GROUND

LifeMode 3:UPTOWN

INDIVIDUALS

3.6%of all US

households

10.9%of all US

households

- Young, successful singles in the city - Intelligent (best educated market), hard-working (highest

rate of labor force participation) and averse to traditional commitments of marriage and home ownership

- Partial to city life, high-rise apartments and uptown neighborhoods - Prefer debit cards to credit cards, while paying down student loans - Green and generous to environmental, cultural and political

organizations; Internet dependent - Adventurous and open to new experiences and places

- Lifestyles of thirty-somethings - Millennials in the middle: single/married, renter/homeowners,

middle class/working class - Urban market mix of single-family, townhome, and multi-unit

dwellings - Majority of residents attended college or attained a college degree - Online all the time: use the internet for entertainment, social media,

shopping and news - Leisure includes night life, going to the beach, some travel and hiking


WILBURTON VISIONING WORKSHOP

WILBURTON ORGANIZATIONAL FRAMEWORK

URBAN DESIGN ANALYSIS

Regional Context

Bellevue

Redmond

Sammamish

Newcastle

MercerIsland

Seattle

I-90

SR 520

LAKE WASHINGTON

LAKE SAMMAMISH

Kirkland

I-405

I-405


Study Area Influences

Bel-Red

Northwest Bellevue

West Bellevue

Crossroads

Wilburton

Lake Hills

CBDWILBURTON

Wilburton Hill Community Park

Arboretum

ES No. 18

Intnl. School

City Hall

Transit Center

Library

Children’sMuseum

Spring District

Kelsey Creek Park

GlendaleCC


Natural Systems: Topography

• There are minimal steep slopes in the area, the isolated steep slopes are located near the southwestern edge of Eastside Rail Corridor.

• The study areas generally slopes from east to west and north to south.

ERC116th St. 120th St.I-405

NE 8th St

116t

h Av

e N

E


Natural Systems: Water Conveyance

• Sturtevant Creek drains most of the planning area originating at Lake Bellevue.

• Due to significant urban development in its watershed, Lake Bellevue has low water quality stemming from runoff.

Lake Bellevue

Stur

teva

nt C

reek

Wetland

NE 8th St

116t

h Av

e N

E


Natural Systems: Parks

• Eastside Rail Corridor (ERC) extends from Renton to Snohomish.

• King County has developed a master plan for a major regional trail while preserving the opportunity to co-locate rail transit, utilities and non-motorized recreation.

• The Grand Connection is planned to connect downtown to the ERC.

• Southeast of the study area is the 105-acre Wilburton Hill Community Park which is home to the Bellevue Botanitcal Garden

Bellevue Botantical Garden

WilburtonHill Park

SurreyDownsPark

Bel-RedMini Park

NE 8th St

116t

h Av

e N

E


Viewsheds

• Excellent veiws from Wilburton to downtown Bellevue

Potential Views

of Mt. R

ainier

NE 8th St

116t

h Av

e N

E


Edges & Connectivity

• Primary east-west vehicular connections are at NE 12th Street, NE 8th Street (I-405 access), NE 4th Street and Ne Bellvue-Redmond Rd.

• Primary north-south vehicular connections are at 116th Avenue NE and 120th Avenue NE (which connects via 116th Avenue NE).

• Rapid Ride B-Line carries passengers between downtown Bellevue and downtown Redmond.

• Additional bus routes include 226, 234/235, and 271

• Future light rail connection will be elevated throughout the study area including the station at NE 8th/ERC. Operations are expected to begin in 2023.

NE 8th St

116t

h Av

e N

E


Existing Grid

• The study area is defined by large block sizes and high volume roads.

• NE 8th Street and 116th Avenue NE are the major arterials carrying more than 45,000 and 23,000 vehicles per weekday, respectively.

• NE 4th Street was completed in 2016.

NE 8th St

116t

h Av

e N

E


Grid: Planned Capital Improvements

• An extension of NE 6th Street to 120th Avenue NE would be parallel to the planned Grand Connection and light rail.

• Improvements to 120th Avenue NE and Spring Boulevard north of the study area.

NE 8th St

116t

h Av

e N

E


Grand Connection Options

• Vision of non-motorized route that begins at Meydenbauer Bay though Downtown and terminating in the Wilburton neighborhood.

• Goal to create a siginificant piece of infratructure that would span I-405 and interface with the ERC to link Downtown with Wilburton.

• Segment has greatest potential for placemaking with several city owned properties adjacent to its alignment.

OPTION 1

OPTION 2

OPTION 3

NE 8th St

116t

h Av

e N

E

NE 8th St

116t

h Av

e N

E

NE 8th St

116t

h Av

e N

E


Land Ownership

• Primary Land Uses: - 21% Retail and Service Uses (non-auto sales) - 19% Auto Sales - 17% Commercial Office - 16% Medical Related - 7% Hotel/Motel - 6% Light Industrial - 5% Residential

City ofBellevue

BellevuePublicSchoolsPuget

Sound Energy

Sound Transit

City ofBellevue - Parks

City ofBellevueTransportation

City ofBellevue

Transportation

NE 8th St

116t

h Av

e N

E


Recently Completed Projects

• Projects completed since 2000

REI / Trader Joe’s

Whole Foods

NE 8th St

116t

h Av

e N

E

URBAN DESIGN FRAMEWORK

East

side

Rai

l Cor

ridor

Grand Connection

NE 8 ST

I-405

116

AV N

E

112

AV N

E

124

AV N

E

NE 4 ST

110

AV N

E

SE 8 ST

SR

-520

NE 12 ST

112

AV S

E

114 AV SE

MAIN ST

NE 10 ST

114

AV N

E

LAKE HILLS CN

NE SPRING BL

120

AV N

E

SE 5 ST

118

AV S

E

NE 6 ST

NE 5 ST

SE 7 PL

NE 2 ST

SE 6 ST

111

AV S

E

NE 10 PL

123

AV N

E

NE 7 PL

116

AV S

E

126

AV N

E

NE 1 ST

SE 9 PL

NE 15 ST

NE 7 ST

SE 1 ST

110

PL

SE

SE 4 PL

NE 4 PL

NE 6 PL

110 AV SE

NE 11 ST

NE 14 ST

SE 9 ST

NE 14 TR

NE 2 PL

NE 15 TR

SE 2 ST

NE 9 ST

NE 3 PL

111

AV N

E

NE DISTRICT WY

SE 4 ST

121

AV S

E

NE 3 ST

119

AV N

E

122

AV N

E12

1 AV

NE

118

AV N

E

SE 1 PL

LAKE

BEL

LEVU

E D

R

111

PL S

E

121

PL

NE

124 PL NE

122

PL

NE

NE BELLEVUE-REDMOND RD

NE 12 LN

123 PL NE

110

PL

SE

NE 2 ST

NE 2 PL

122

PL

NE

NE 3 PL

SE 4 ST

MAIN ST

110

AV N

E

123 AV NE

I-405

NE 6 ST

111

AV N

E

121 AV SE

126

AV N

E

SE 4 PL

111

AV N

E

NE 6 ST

SE 4 ST

121

AV N

E

Wilburton Hill Community Park

Surrey Downs

McCormick Park

Paxton House

Bel-Red Mini Park

Ashwood Playfield

11024 NE 2nd Place Property

Healthand

WellnessTechnology

and Innovation

T2

SOFO

ULI Advisory Service Panel Report District RecommendationsULI Advisory Panel: District Recommendations

URBAN DESIGN FRAMEWORK

Urban Park

Frameworks

Boulevards Regional Networks Natural Systems

Public Engagement

ONLINE OPEN HOUSE / ONLINE SURVEY

What is it: • An online information sharing and feedback tool

Goals: • Informative, thought-provoking conversation

about the future of the Wilburton study area• Public input to help shape development of

scenarios

Content for initial online open house:• Project background• Demographic survey • Questions related to values and vision for

Wilburton

Bellevue East Main Station Area Plan Online Open House

Date post:	30-Jun-2018
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