Bellevue 600 - Phase I

601 110th Avenue NE

Pre-Application Conference Package
July 2, 2019
 July 2, 2019 | 2

Contents
A | Project Narrative 3-4

B | Design Concept Diagrams & Images 5-6

C | Site Plan Standards 7-8

D | Site Analysis - Existing Conditions 9-15

E | Site Analysis - Transportation 16

F | Elevation and Massing Diagrams 17-18

G | Design Process 19-25

H | Design Guidelines & Comprehensive

Plan Responses 26-28

I | Pedestrian Realm Focus 29-30

J | List of Specific Questions & Exhibits 31-40

Bellevue 600 - Phase I

A | Project Narrative July 2, 2019 | 3

Development Proposal
Bellevue 600 - Phase One features a new office tower,
meeting center, commons space, and retail uses at the
northwest corner of 110th Avenue NE and NE 6th Street.
The development is designed to welcome people into the
city from the nearby Transit Center and Link Light Rail
station as well as provide pedestrian connections to the
north and west. The new building steps back from the
Grand Connection along NE 6th Street and a new Major
Public Open Space is created at the corner of 110th NE
and the NE 6th Street. The open space and streetscape
along both 110th Avenue NE and the NE 6th Street
Pedestrian Corridor will be enlivened by retail and other
active uses. A significant commons space in the middle of
the block will create a landscaped pedestrian connection
to the north and a place of respite for residents,
commuters, and downtown workers.

This site lies between 108th Avenue NE and 110th

Avenue NE to the north of the Bellevue Transit Center.
The existing parcel includes the existing Bellevue
Corporate Plaza site and it will be demised to create a
new development site of approximately 90,000 SF. The
tower location optimizes the Major Public Open Space,
Pedestrian Corridor and north/south mid-block connection Example of mid-block connection featuring benches and landscaping
and enhances solar access to the public open spaces
and daylighting of the office space. The ground level will
promote neighborhood connectivity with multiple points
of access to and through the site and neighborhood
vibrancy with ample retail opportunities. This development
proposes to provide 1,175 underground parking spaces,
including electric vehicle charging stations, that will be
accessed from a newly constructed vehicular access at
the north side of the site between 108th Avenue NE and
110th Avenue NE.

Example of landscape connections, hardscape design, and seating Example of activated and pedestrian focused streetscape
areas through the block

Bellevue 600 - Phase I

A | Project Narrative July 2, 2019 | 4

Concept
Bellevue 600 - Phase One will enrich downtown Bellevue with a high-performance office tower
and an inviting, activated ground level. Located in the heart of downtown adjacent to both
the Link Light Rail station and the Bellevue Transit Center, this site and building offer a unique
opportunity to welcome and connect people traveling to and from downtown Bellevue. A variety of
street-level uses – including retail, public plazas, landscaped and programmed open spaces and
gathering spaces – will generate a welcoming and dynamic 18-hour urban center. Environmental
sustainability is a project priority and we will be pursuing excellence in sustainable design.
Office - 885,000 GSF

Bravern

Key
Meydenbauer
Center
Center
Bellevue
Corporate
11
Plaza 0t
hA
ve
. t.
NE 6th S
NE
108th Ave. NE

ridor Active Use - 14,000 GSF

Cor
strian Meeting Center - 16,000 GSF
Pede
Office Amenity - 121,000 GSF

Bellevue 600 - Phase I

B | Design Concept Diagrams & Images July 2, 2019 | 5

Written Narrative Two Rooms

Bellevue 600 - Phase One is designed with inviting building form and architecture and a series of
plaza spaces that enhance the neighborhood and pedestrian experience through the site.

The building is oriented with the long face to the south. This orientation maximizes daylight in both
the public plazas and office spaces, while reducing energy use in the building. The building mass
is defined by three distinct bars that emphasize the vertical expression. The building is located
in the NE corner of the site to maximize area for the Major Public Open Space and make room
for a meeting center along the NE 6th Street pedestrian corridor. Locating the meeting center
along the Grand Connection provides visible interest, a transition to the tower to the north and a
more human scale for the pedestrian experience. At the top of the building, the three bars step
vertically to break down the scale of the building and enhance the building’s silhouette.

The ground level is enhanced by a series of open spaces that maximize pedestrian connectivity
while creating activated and programmable public spaces at several scales. On the SE corner of
the site at the intersection of 110th Avenue NE and NE 6th Street, the Major Public Open Space
creates an inviting anteroom to the building and a strong gateway for the City of Bellevue with
a generous, sunlit public plaza activated by retail amenities. To the south of the property, the
Pedestrian Corridor is reinforced and amplified with a widened sidewalk, street trees, planting
beds, street furniture, canopies, retail and other active uses. At the middle of the block, a
connection is envisioned as a series of public spaces that connect from the Pedestrian Corridor to
the property to the north with lush planting, outdoor seating, retail opportunities and other human-
scaled elements.

Bellevue 600 – Phase One will integrate into the fabric of Bellevue, creating wonderful pedestrian
spaces that connect all edges of the site while pursuing excellence in sustainable design.

Nature Urban
Informal Formal
Crossroads Destination
Human Monumental
Neighborhood Present
“of the earth” “of the sky”

Bellevue 600 - Phase I

B | Design Concept Diagrams & Images July 2, 2019 | 6

Bar Tower Pedestrian Corridor Activation

Tower is located on the NE corner of Active use programmed along the south of the
the site to maximize public open space site reinforces the Pedestrian Corridor

Office Amenity Terracing Through-Block Connectivity

The building terraces down to the outdoor plaza Landscape design invites pedestrians Design Model within Bellevue Context
to enhance the pedestrian experience through the site

Bellevue 600 - Phase I

C | Site Plan Standards July 2, 2019 | 7

Neighboring Site in Development

376’-0”

Phase I Project Boundary

Vehicular access to Potential Pedestrian Vehicular access to 175’-0”
parking and loading Through Block Connection parking and loading

185’-0”

260’-0”
108th Ave. NE

110th Ave. NE
Bellevue Corporate
Plaza

174’-0”

171’-0”

182’-0”

167’-6”

Pedestrian Corridor 310’-0”

Bellevue Transit Center

Meeting Center
Office Amenity 0’ 5’ 15’ 25’ 50’ 100’
Active Use Primary Building Entrance

Bellevue 600 - Phase I

C | Site Plan Standards July 2, 2019 | 8

Estimated Parking Counts

Stall Count at P1 = 19 Spaces
Stall Count at P2 = 204 Spaces
Stall Count at typical level (P3-P6) = 238 Spaces

Total Stall Count (P1-P6) = 1,175 Spaces

164’-0”

Loading and
Delivery

110th Ave. NE
154’-0”

164’-0”

Parking

Pedestrian Corridor
Level P1 Levels P2 - P6

Site

Parking Diagrams
0’ 5’ 15’ 25’ 50’ 100’

Service Vehicular Circulation

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 9

.75 mi Zoning Districts per LUC 20.25A.060

Land Use District — DT-O-1
Amenity Incentive Neighborhood — Eastside Center

.50 mi

Downtown Sidewalk Dimensions per LUC 20.25A.090

Pedestrian Corridor — 30’ Average, 20’ Minimum
.25 mi 110th Ave. NE — 16’ Minimum
108th Ave. NE — 16’ Minimum

NE 8th St.

DT-O-1 District

5 min

108th Ave. NE

110th Ave. NE
10 min
SITE

15 min
Pedestrian Corridor NE 6th St.

Walkability Map Vicinity Map

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 10

Site is located along the planned Grand Connection connecting Meydenbauer Bay across I-405 to the Wilburton District

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 11

N 88°04’09” W 659.74’

5’ Wide Telephone
Bravern
Utility Easement
5’ Wide Communications 5’ Wide Telephone 5’ Wide Puget Sound
Rec. No. 5746131

SS
Easement Utility Easement Power Easement
Rec. No. 791180966 Rec. No. 5746132 Rec. No. 5842300 5’ Wide Puget Sound
Power Easement
E Rec. No. 6575409 10” SD

8” W

8” W FH 20’ Minimum Tower Setback E

E
Puget Power
G
FH Utility Easement
Rec. No. 7911280663
5’ Wide Puget Sound 5’ Wide Telephone

E
Power Easement Utility Easement
Rec. No. 655408 Rec. No. 5746133 10” SD
15’ Sidewalk and Utility Easement

8” G
E
10” SS
N 00°06’26” E 665.68’

N 00°09’43” E 665.70’
10
”S
D

8” W
20

16’-6” “Build To” Line

Key

’M
in
Center

Ph

im
as

um
Existing Bellevue

e
IP

To
Corporate Plaza

ro

w
j

er
ec

Se
tB

tb
ou

ac
nd

k
ar

110th Ave. NE
y
5’ Wide Telephone
Bravern
Utility Easement Cooling Equipment Easement
Rec. No. 7901180964 Rec. No. 20050328002632 16’-6”
108th Ave. NE

SS
Utility Easement
30’-0”
10” SD Rec. No. 20011216003152

E
G
Existing Sound Transit Facility Utility Vault Easement
Rec. No. 20010626000581
10” SD
“Build To” Line (30’-0” Average, 20’-0
E ” Min.) 12” SD
E
10” SD
FH Sidewalk and Utility Easement
8” W

FH 8” W

N 88°03’59” W 659.12’ Pedestrian Corridor E

30’-0”

30’-0”
NE 6th St.
Bellevue Transit Center

0’ 5’ 15’ 25’ 50’ 100’

Site Plan - Easements, Utilities, and Fire Hydrants

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 12

Si
te
NE 1 2 3
8t
hS
t.

N E
ve.
A
8th
1
10

Site
Sit
e
6 4 5 6
7

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Av
Be

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lle

0t
vu

11
e
Tr
an 4
8

si 5
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en 9
2 te

Sit
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7 8 9

e
10

NE
6t
hS
t.
te
Si

10 11

Context Photos

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 13

NE 6th St.
108th Ave. NE

110th Ave. NE
NE 4th St.

D D
B A
Elevation A-A

SITE Pedestrian Corridor

B A
C C

Elevation B-B

108th Ave. NE 110th Ave. NE

Elevation C-C

110th Ave. NE

Elevation D-D

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 14

550

226 | 232
234 | 235 226
234

NE 10th St. 249

226 | 232
234 | 235
235

532
535 226
234
235

k
al
W
te
inu
5M
246
271

246 | 271
246 | 271
NE 8th St.
532 | 535
532 | 535
B Line

108th Ave. NE

110th Ave. NE

112th Ave. NE
240 Site
Bellevue Way NE

Bellevue Transit Center

NE 6th St.
106th Ave. NE
226 | 232 | 234 | 235 | 237 | 240
241 | 246 | 249 | 271 | 342 | 532
535 | 550 | 555 | 556 | 560 | 566
567 | 981 | B Line

I-405
240 271
550
556
550
556
NE 4th St. 240
241
342
550
556

240
342

240
342

NE 2nd St.
271

241
246
249

Project Proximity to Transit Bus Stop | Route Number Future Sound Transit Light Rail Station Future Sound Transit Line (Underground/Above Ground)

Bellevue 600 - Phase I

D | Site Analysis - Existing Conditions July 2, 2019 | 15

NE 8TH ST.

VI
EW
LE
TT

SO
NEIGHBORING SITE

EA

FT
NS

HE
OW

CAS
WNT

CAD
WASHINGTON AND DO

E MOU
110TH AVE. NE
108TH AVE. NE

NTAIN RANGE
SITE
LAKE

OUTDOOR
F

MPOS
O

PLAZA
WS
VIE

PEDESTRIAN CORRIDOR NE 6TH ST.

BELLEVUE TRANSIT CENTER

VIEW
S
O
F
M
T.
RA
IN
IE
R

Site analysis showing views, public open space, and major vehicular, transit and pedestrian circulation

Bellevue 600 - Phase I

E | Site Analysis - Transportation July 2, 2019 | 16

Bravern

Potential Pedestrian Vehicular access to

Through-Block Connection parking and loading

Enhanced Streetscape
Key
Center Bellevue

110th Ave. NE
108th Ave. NE

Corporate Plaza Proposed Development

Bravern

Surface Car Park

Outdoor
to Remain MPOS
Plaza

Pedestrian Corridor

NE 6th St.
Bellevue Transit Center

Future Sound
Transit
Site Circulation
Pedestrian Flows
Vehicular Flows

Bellevue 600 - Phase I

F | Elevation and Massing Diagrams July 2, 2019 | 17

Applicable Codes from Chart 20.25A.060.A.4

Minimum Tower Setback Trigger for Additional Height

Downtown Land Maximum Floor Plate Maximum Floor Plate Maximum Building Height
Building Type above 80’ where Building Base Building Height (15% Floor Plate Reduction
Use District Above 40’ Above 80’ with Mechanical Equipment
Exceeds 100’ above trigger height)

450’ (On the Major 450’ (On the Major

20’ (Tower setback shall Pedestrian Corridor, the Pedestrian Corridor, the
DT-O-1 Nonresidential be applied from interior 24,000 GSF 24,000 GSF 600’ base height in DT-O-1 trigger height in DT-O-1
property lines only.) for nonresidential shall for nonresidential shall
be 450 feet) be 450 feet)

Building Height and Floor Plate Requirements per code Massing Alternative using 23,000 Average GSF Floor Plates

600’-0” 600’-0”
Mechanical Penthouse Max Building Height Max Building Height
Below 600’-0”

150’-0”

150’-0”
15% Floor Plate Reduction
Above Trigger Height - 20,400 GSF

450’-0” 450’-0”
Trigger Height Trigger Height

23,000 GSF Floor Plates

Averaged from 80’-0” to Max Height
*Per 20.25A.075.A.2.B
29 Floor Plates at 24,000 GSF
8 Floor Plates at 85% of 24,000 GSF = 20,400 GSF
859,200 GSF ÷ 37 Floor Plates = 23,000 GSF
410’-0”

410’-0”
24,000 GSF Floor Plates

24,000 GSF Floor Plates

40’-0” 40’-0”
Unlimited GSF at Podium Unlimited GSF at Podium
Podium Height Podium Height
40’-0”

40’-0”
Under 40’-0” Under 40’-0”

Bellevue 600 - Phase I

F | Elevation and Massing Diagrams July 2, 2019 | 18

View looking Northwest

View looking Southeast

Bellevue 600 - Phase I

 G | Design Process July 2, 2019 | 19

Phase I and Potential Phase II Site Massing Exploration Phase I Potential Phase II

Pe Pe Pe Pe Pe Pe Pe Pe
des des des des des des des des
tri tri tri tri tri tri tri tri
an an an an an an an an
Co E Co E Co E Co E Co E Co E Co E Co NE
rri .N rri .N rri .N rri .N rri .N rri .N rri .N rri e.
do ve do ve do ve do ve do ve do ve do ve do Av
r hA r hA r hA r hA r hA r hA r hA r th
0t 0t 0t 0t 0t 0t 0t 0
11 11 11 11 11 11 11 11

Massing
studies picked
for further
exploration
Pe Pe Pe
des des des
tri tri tri
an an an
Co . NE Co . NE Co . NE
rri ve rri ve rri ve
do hA do hA do hA
r 0t r 0t r 0t
11 11 11

Not selected for further study Alternative A - Selected for further study Alternative B - Selected for further study
Site Planning Studies
108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
Pedestrian Corridor Pedestrian Corridor Pedestrian Corridor

*Preferred Site Massing

Bellevue 600 - Phase I

 G | Design Process July 2, 2019 | 20

Alternative A - Not Preferred

Pros:

• Locating the meeting center to

the east of the tower creates
a more generous Pedestrian
Potential Pedestrian Corridor.
Through Block Connection
• Meeting center and tower are
both entered directly off the
MPOS enhancing its sense of
importance.

Cons:

• Bulkier massing of tower creates a

less elegant gateway to Bellevue.
• Massing of tower allows for no
108th Ave. NE

110th Ave. NE
active uses along the Pedestrian
Bellevue Corporate Corridor.
Plaza

O
• Locating the meeting center to

ut
do
the east forces the tower further

or
Pl
west creating a narrow through

az
a
block plaza and less separation
from the proposed tower on the
north.

MPOS

Pedestrian Corridor

Bellevue Transit Center

Meeting Center
Office Amenity 0’ 5’ 15’ 25’ 50’ 100’
Active Use Site Plan

Bellevue 600 - Phase I

G | Design Process July 2, 2019 | 21

Alternative A - Not Preferred

Office

Meeting Center

View of Office Amenity Floor

11
0t
hA
Office Amenity ve
. NE
S
PO
M

r
do
Outdoor Plaza orri
a nC
tri
des
Pe

10
8t
hA
ve
. NE

Building Massing View of Major Public Open Space

Bellevue 600 - Phase I

G | Design Process July 2, 2019 | 22

Alternative A
9:00 a.m. 12:00 p.m. 3:00 p.m.
Sun/Shadow Studies

NE 8th St. NE 8th St. NE 8th St.

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
December 21
Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St.

NE 8th St. NE 8th St. NE 8th St.

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
March/September 21
Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St.

NE 8th St. NE 8th St. NE 8th St.

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
June 21
Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St.

Bellevue 600 - Phase I

 G | Design Process July 2, 2019 | 23

Alternative B (Preferred)
Pros:

• Breaking the mass of the tower

into three slender bars creates
Potential Pedestrian a simple elegant gateway to
Through Block Connection Bellevue.
• Locating the meeting center to
the south of the tower creates

Enhanced Streetscape
more space for a generous
through block plaza.
• The lower height meeting center
defines the MPOS and pedestrian
corridor creating a more inviting
pedestrian scale.
108th Ave. NE

• Terracing to the west breaks down

110th Ave. NE
the mass of the site and creates a
more inviting through block plaza.

O
Bellevue Corporate

ut
• Massing allows for significant

do
Plaza

or
quantities of activated use along

Pl
az
the pedestrian corridor and

a
MPOS.

Cons:

• Locating the meeting center to

Pedestrian Corridor the south creates a MPOS that
is oriented perpendicular to the
MPOS pedestrian corridor.

Bellevue Transit Center

Meeting Center
Office Amenity
Site Plan
0’ 5’ 15’ 25’ 50’ 100’
Active Use

Bellevue 600 - Phase I

G | Design Process July 2, 2019 | 24

Alternative B (Preferred)

Office

View of Office Amenity Floor

Meeting Center
Office Amenity

11
0t
hA
ve
. NE
MPOS

Outdoor Plaza
Active Use
or
rid
Cor
r ian
st
10 de
8t Pe
hA
ve
. NE

Building Massing View of Major Public Open Space

Bellevue 600 - Phase I

G | Design Process July 2, 2019 | 25

Alternative B (Preferred)
9:00 a.m. 12:00 p.m. 3:00 p.m.
Sun/Shadow Studies

NE 8th St. NE 8th St. NE 8th St.

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
December 21
Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St.

NE 8th St. NE 8th St. NE 8th St.

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
March/September 21
Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St.

NE 8th St. NE 8th St. NE 8th St.

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE

108th Ave. NE

110th Ave. NE
June 21
Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St. Pedestrian Corridor NE 6th St.

Bellevue 600 - Phase I

H | Design Guidelines and Comprehensive Plan Responses July 2, 2019 | 26

Comprehensive Plan Policies:

• S-DT-81 - Develop the NE 6th Street Pedestrian

Corridor as a unifying feature for Downtown

O
ut
Bellevue by siting buildings and encouraging uses

do
or
that activate the corridor, and incorporate design

110th Ave. NE
Pl
Bellevue Corporate

az
108th Ave. NE
Through Block Corridor

a
components that ensure accessibility. Plaza

Response: Active public use has been programmed

along the Pedestrian Corridor to reinforce and Active Use
highlight the site’s location as a gateway into
Active Use
Downtown Bellevue. The Outdoor Plaza and Through
Block Corridor will also be ADA accessible to ensure
MPOS
inclusive connectivity throughout the site.
Pedestrian Corridor

• S-DT-162 - Provide for through-block pedestrian

connections to create a well-connected and
accessible pedestrian network.
Response: An enhanced Pedestrian Corridor leads Bravern

pedestrians along our site from the Major Public

Open Space towards the Outdoor Plaza which Vehicular access to
Potential Pedestrian
provides additional connectivity to the site to the Through-Block Connection parking and loading

north and the Bellevue Transit Center to the south of

Enhanced Streetscape
11
the site. 0t
hA
ve
Key . NE
Center Bellevue

110th Ave. NE
108th Ave. NE

Corporate Plaza Proposed Development

Bravern

Surface Car Park

Outdoor
to Remain MPOS

or
Plaza

d
rri
Pedestrian Corridor
n Co
ria
10 st
NE 6th St.
8t de
Bellevue Transit Center
hA Pe
Future Sound ve
Transit . NE

Bellevue 600 - Phase I

H | Design Guidelines and Comprehensive Plan Responses July 2, 2019 | 27

Design Guidelines:

• 20.25A.160.E - Open Space

Streetscape
Active Use

Enhanced
Response: Emphasis on the public realm along the
Pedestrian Corridor, Major Public Open Space, and
Outdoor Plaza has been a priority in the design. The
office tower is positioned on the northeast corner
of the site to give the MPOS maximum daylight. The
meeting center frames the west side of the MPOS

O
ut
and demarcates the gateway to Bellevue and the

do
Pedestrian Corridor. Providing south facing active

or
Pl
use along the corridor invites pedestrians to move

az
a
through the site with the Outdoor Plaza breaking Active Use
down the superblock and enabling pedestrian
circulation from the potential development to the
north to City Center Plaza to the south.
Pedestrian Corridor MPOS

Bellevue Transit Center and City Center Plaza

• 20.25A.180.D.5 - Encourage Retail Corner Entries

Response: The office tower and meeting center

Streetscape
main entrance have been located off of the MPOS

Enhanced
for ease of access from the future light rail station,
and positioned in the middle of the block allowing
for corner retail at both the northeast and southeast
corners. Active use and retail has been programmed

110th Ave. NE
along the MPOS and Pedestrian Corridor with Primary Building Entry
multiple points of entry to promote pedestrian
interaction and activity. Active Use Entry
O
• 20.25A.180.D.7 - Provide Multiple Entrances Meeting Center
ut
do

Response: Multiple entrances will be incorporated Office Amenity

or
P
throughout the facade along the Pedestrian Corridor Active Use
la
za
and Outdoor Plaza to create a porous and inviting
experience. An additional entry into the tower and
meeting center will also be located off of the Outdoor
Plaza. MPOS

Pedestrian Corridor

Bellevue 600 - Phase I

H | Design Guidelines and Comprehensive Plan Responses July 2, 2019 | 28

Design Guidelines:

• 20.25A.180.E.2 - Maximize energy efficiency in

tower orientation and articulation.
Bar Tower Oriented N-S Point Tower Bar Tower Oriented E-W
Response: The form of the tower has been informed
by daylight studies and energy efficiency. The tower
in an E-W orientation achieves the highest levels
of daylight autonomy (floor area without the need
of electric lighting) throughout the entire tower,
while also having a lower Annual Solar Exposure
(glare) than the tower in the N-S orientation. The
southern bar of the E-W orientation also self-shades
the remainder of the tower from the western sun
therefore making it more energy efficient than the Annual Solar
other massings. Exposure
The final tower design will also include the addition of
operable windows throughout the facade to support
the use of natural ventilation.
Elevation 188’-6” Elevation 418’-0” Elevation 188’-6” Elevation 418’-0” Elevation 188’-6” Elevation 418’-0”

Hours/year > 1000 Lux

>250 <250

Daylight
Autonomy

Elevation 188’-6” Elevation 418’-0” Elevation 188’-6” Elevation 418’-0” Elevation 188’-6” Elevation 418’-0”
0 100

% of Time > 300 Lux

Bellevue 600 - Phase I

I | Pedestrian Realm Focus July 2, 2019 | 29

Pedestrian experience of Outdoor Plaza from Pedestrian Corridor Pedestrian Experience of Outdoor Plaza

Bellevue 600 - Phase I

I | Pedestrian Realm Focus July 2, 2019 | 30

Pedestrian Corridor experience from Outdoor Plaza Pedestrian Corridor experience from MPOS

Bellevue 600 - Phase I

J | List of Specific Questions & Exhibits July 2, 2019 | 31

Land Use
1. Confirm the 24,000 SF floor plate limit above EL 40’ applies to the space as measured at a floor level
above EL 40’ and not the ceiling space extending up from a floor that lies below EL 40’. This involves
issue of the meeting center floor lying below EL 40 but having the ceiling and roof that fall above EL
40. (See Exhibit 1)
5. Per Chart 20.25A.060A.4 Dimensional Requirements in Downtown Land Use Districts, DT-01-1 zone,
non-residential towers above elevation 80’ must have a separation distance of 60 feet at an interior
property line.

2. Confirm the type of spaces that are exempt from FAR calculations. Under the Definitions section of
the land use code, “parking and mechanical floors or areas” can be excluded but it is unclear what is
considered “mechanical floors or areas”. Please confirm that we can exclude the areas noted in Exhibit
2 including mechanical and electrical rooms, communication riser rooms, stairways, elevator shafts
and surrounding walls, vent shafts, outdoor courts, interior atrium, exterior balconies, enclosed bike
parking, retail and parking.

3. In the downtown zone, per LUC 20.25A.020.A, building height is measured from the average of
finished ground level adjoining the building at exterior walls. Attached in Exhibit 3 is the average
ground level calculation for the site. Along the north edge of the site, the building height is measured
at where the building exterior walls meet the ground level E-W pedestrian connection connecting the
perimeter sidewalk directly to the mid-block plaza and ground level extension. A vehicular ramp will also
be located on the north of the site, providing access to the underground parking and loading dock areas
consistent with the city’s plan to locate such uses below the ground level. Please confirm this baseline
building measurement.

4. Per chart 20.25A.070.D.4 Amenity Incentive System, 2. Outdoor Plaza, Item 6 notes that: ”Plaza shall
be located within 30 inches of the adjacent sidewalk grade and shall provide visual and physical access
from the adjacent right of way”.
A. Can all levels of the terraces earn Amenity Points or only the first terrace level that is within 30
inches of the adjacent sidewalk grade?
B. On our site, there is a pedestrian connection open to the public along the northern edge of our site.
If we placed an Outdoor Plaza just south of this pedestrian connection within 30 inches of this
walkway grade, can this open space qualify for Amenity Points? (Exhibit 4)
In the Downtown zone, tower separation applies to two or more towers within a single project limit
per20.25A.020.A. However, 20.25.075.B says that the tower separation requirements apply to
“multiple towers within Downtown built within a single project limit,” and goes on to say that “[t]wo or
more towers built within a single project limit shall maintain a tower separation of 60 feet.” Footnote
14 also indicates that the “tower setback shall be applied from the interior property line”.
North of our site, the Cloudvue project is planning to prepare a Major Development Plan with a
residential tower near the interior property line. Cloudvue is on a separate site with a different project
limit. We plan to design locate our office tower 60’ or more away from the Cloudvue residential tower
above elevation 80’ per their Major Development Plan since this is good design practice, allowing light
and views between the two buildings. However, if the Cloudvue tower location is later revised during
their ADR design process, we assume that that B600 would not be required to relocate our office
tower in turn.

Please confirm that two non-residential towers, within separate project limits, each at a height above
80 feet: a) must be at least 20 feet from an interior property line and b) do not need to be separated
from each other by 60 feet.

6. Per Chart 20.25A.060A.4 Dimensional Requirements in Downtown Land Use Districts, DT-01-1
zone, maximum floor plate size from elevation 40’ to the trigger height is 24,000 SF and 20,400 SF
(15% less) from trigger height to the maximum height of 600’. To achieve a tower floor plate without
a setback at the trigger height, can we use an average floor plate of 23,000 SF from elevation 80’ to
elevation 600’? (See Exhibit 5)

Bellevue 600 - Phase I

 July 2, 2019 | 32

7. In 20.25A.090 Street and Pedestrian Circulation standards, page 13, the MPOS area is listed with
a minimum of 30,000 SF and a maximum of 37,000 SF to attain bonus area in the radius of the
intersection of 110th Ave NE and the center line of the Major Pedestrian Corridor. As the owner of one
of the four corners around that intersection, we propose to build the MPOS on our corner to 25% of the
maximum square footage (or 9,250 SF). Please confirm this is acceptable.
Transportation
1. Vehicle Access, ROW & Sidewalk Requirements, Grand Connection and Transit
Center
A. We propose a series of meetings in July and August to coordinate details associated with vehicle
access, ROW and sidewalk requirements, the Grand Connection and the Transit Center.

8. If we use the MPOS and Pedestrian corridor to earn extra bonus area, can we also use the MPOS and
Pedestrian corridor to earn Amenity Points as well?
Utilities
9. We understand that the space above and below a MPOS may be developed by the property owner so long
as that development is not in conflict with: any established pedestrian use of and access to the MPOS; 1. Sewer
the intent of LUC 20.25A.090.C.2.d.iii (public access and legal agreement requirements); and, to the
extent applicable, the Pedestrian Corridor and Major Public Open Space Design Guidelines. Intrusions A. Does the existing 8’’ sewer main in 110th Ave NE to the south have sufficient capacity for the
over sidewalks are specifically addressed in LUC 20.25A.090.B.2 Here, a portion of the Meeting Center proposed development?
may overhang the retail space and MPOS. Please confirm such overhead use is contemplated as an
allowed building overhang. 2. Water
A. Do 8’’ water mains in NE 6th St and 108th Ave NE/110th Ave NE have sufficient capacity for the
10. Per 20.25A.075 3. Outdoor Plaza Space Requirement, buildings with heights that exceed the trigger for proposed development?
additional height shall provide outdoor plaza space in the amount of 10 percent of the site area. Please
confirm that the outdoor space that is part of the MPOS can be used to full this 10 percent open space
requirement. 3. Stormwater
A. Are there drainage studies, incident reports or repairs adjacent to or around the site that we can
11. In 20.25A.090 Street and Pedestrian Circulation standards, page 15 Construction Required, please obtain?
clarify point of origin of the measurement of the 175 foot distance in setting the location of the MPOS:

12. Confirm the designated Phase 1 site boundary line and site area to achieve Pedestrian Corridor and
MPOS FAR bonuses. (See Exhibit 6)

Bellevue 600 - Phase I

J | List of Specific Questions & Exhibits July 2, 2019 | 33

345'-0"

332'-0"

319'-0"

306'-0"

293'-0"

280'-0"

267'-0"

80' Height Limit 254'-0"

241'-0"
40'-0"

Meeting 228'-0"

Center
40'-0"

215'-0"
40' Height Limit

200'-0"
40'-0"

Retail
185'-0"

Retail 175'-0"
Average Grade
170'-0"

Exhibit 1 - Phase 1 Height Limits from Average Grade Elevation

Phase -1 Exhibit 1
Bellevue
Height Limits From 600 - Phase
Average Grade IElevation
J | List of Specific Questions & Exhibits July 2, 2019 | 34

Chapter 20.50

DEFINITIONS

Gross Square Feet. Total number of square feet within FAR EXCLUSIONS:
the inside finished wall surface of the outer building
walls of a structure, excluding vent shafts, outdoor The following areas are exempt
courts and parking. (Ord. 3747, 1-20-87, § 19) from FAR tabulation:

Floor Area, Gross. The area included within the inside 1- Mechanical rooms
finished wall surface of the surrounding exterior walls of 2- Electrical rooms
a building, excluding interior openings in floor plates 3- Comm riser rooms
(e.g., vent shafts, stair wells, and interior atriums), 4- Elevator machine rooms
outdoor courts and exterior balconies. (Ord. 5050, Elec. Elec. 5- Stairways
1-20-98, § 13; Ord. 2945, 2-2-81, § 20) Mech. 6- Elevator shafts
7- Vent Shafts
Floor Area Ratio (FAR). A measure of development 8- Outdoor courts
intensity equal to the gross floor area, excluding 9- Interior Atrium
parking and mechanical floors or areas, divided by net 10- Exterior Balconies
on-site land area (square feet). Net on-site land area 11- Enclosed bike parking, retail and
Elec.
includes the area of an easement but does not include parking.
public right-of-way except in the Downtown as provided
for in LUC 20.25A.020.D. Refer to LUC 20.25H.045 for
additional limitations on development intensity
applicable to sites with critical areas or critical area Elec.
Comm.
buffers. This definition does not apply to single-family
dwellings (refer to the definition of Floor Area Ratio
(FAR) – Single-Family Dwelling contained in this
section). (Ord. 6197, 11-17-14, § 38; Ord. 5683,
6-26-06, § 39; Ord. 5232, 6-26-00, § 21; Ord. 5050,
Areas in red represent
1-20-98, § 14; Ord. 4979, 3-17-97, § 21; Ord. 3766, chargeable floor area
3-23-87, § 4)

20.25A.020 Definitions.

A. Definitions Specific to Downtown.

DT – Floor Area Ratio (FAR): A measure of Measure gross floor area

development intensity equal to the gross floor area, from inside face of
excluding parking and mechanical floors or areas, exterior walls
divided by the net on-site land area in square feet. Net
on-site area land includes the area of an easement and
public right-of-way as provided in LUC 20.25A.070.C.

DT – Floor Plate: Floor area in square feet within the

surrounding exterior walls, measured from the interior
wall surface and including all openings in the floor
plate.

Exhibit 2 - FAR - Chargeable Areas

FAR-Chargeable Areas Exhibit 2
Bellevue 600 - Phase I
J | List of Specific Questions & Exhibits July 2, 2019 | 35

Bell
evu
e Tran
s it C
ente
r
NE
.
ve
hA
0t
11

NE
e.
Av
h
8t
10
Property Line
Phase-1 Boundary
Line to Measure Average Grade Elevations

Exhibit 3 - Building Height - Ground Level/Building Location

Building Height - Ground Level/Building Location Exhibit 3
Bellevue 600 - Phase I
J | List of Specific Questions & Exhibits July 2, 2019 | 36
56 170.72
1 183.14 57 170.25
2 183.25 58 169.78
3 183.34 59 169.31
4 183.41 60 169.45
5 183.03 61 169.66
6 183.11 62 169.9
7 183.08 63 170.18
8 182.92 64 170.49
9 182.75 65 170.82
183.14 182.87 182.4
10 182.57 66 170.68
181.92 181.42 180.94

183.41
183.34
183.25
183.09 182.64 182.16 181.67 181.18 180.71
180.47 180.01 179.53 178.98 178.32 177.49 176.48 175.33
11 182.38 67 170.73
180.24 179.78
183.11
179.27 178.67 177.92 177.01 175.92
12 182.18 68 171.1
183.03 174.88
183.08
13 181.92 69 171.5
182.92

182.75
174.49
14 181.66 70 171.91
175.18

182.57 175.2
174.67
174.14
15 181.4 71 172.33
182.38 16 181.15 72 172.78
174.8
182.18 17 180.89 73 173.2
181.92
174.41
18 180.64 74 173.61
181.66 174.01 19 180.39 75 174.01
181.4
173.61 20 180.14 76 174.41
181.15

173.2
21 179.88 77 174.8
180.89

172.33
22 179.62 78 175.2
180.64

180.39
178.77
172.78
23 179.35 79 175.18
171.91
180.14
178.71 178.55 24 179.08 80 174.67
179.88
178.27
171.5
25 178.8 81 174.14
179.62 178.63 178.67
171.1 26 178.6 82 174.49
177.99
179.35
178.61 177.72
170.73
27 178.6 83 174.88
179.08 178.6 177.44 170.68
28 178.61 84 175.33
178.8 170.82
178.6 177.19
29 178.63 85 175.92
170.49
176.97 30 178.67 86 176.48
170.18
176.77 31 178.71 87 177.01
176.58
169.9
32 178.77 88 177.49
169.66 33 178.55 89 177.92
176.4

169.45 34 178.27 90 178.32

175.87 175.08 174.26
176.24
175.48 174.68 173.84
173.41 172.53 171.64 170.72 169.78 35 177.99 91 178.67
172.98 172.09 171.18 170.25 169.31
36 177.72 92 178.98
37 177.44 93 179.27
38 177.19 94 179.53
39 176.97 95 179.78
40 176.77 96 180.01
41 176.58 97 180.24
42 176.4 98 180.47
Setback Line Total Number of Grade Elevation Spots: 109 43 176.24 99 180.71
44 175.87 100 180.94
Phase-1 Separation 45 175.48 101 181.18
Sum of Grade Elevations: 19320.43 ft.
Property Line 46 175.08 102 181.42
47 174.68 103 181.67
48 174.26 104 181.92
49 173.84 105 182.16
50 173.41 106 182.4

Phase-1 Average Grade Elevation: 177.25 ft. 51

52
53
172.98
172.53
172.09
107
108
109
182.64
182.87
183.09
54 171.64 Total 19320.43
55 171.18
56 170.72

Exhibit 3 - Building Height - Average Grade Calculation

Building Height - Average Grade Calculation Exhibit 3
Bellevue 600 - Phase I
J | List of Specific Questions & Exhibits July 2, 2019 | 37

North Pedestrian Connection

Pedestrian Corridor

Outdoor Plaza

24"

24"

Outdoor Plaza within 30" Outdoor Plaza within 30"

Pedestrian Corridor of adjacent pedestrian connection of adjacent pedestrian connection
on the North side on the North side 5'-0"
Pedestrian
Connecttion

Exhibit 4 - Outdoor Plaza

Bellevue 600
Outdoor - Phase I
Plaza Exhibit 4
J | List of Specific Questions & Exhibits July 2, 2019 | 38

600’-0”
Max Building Height

150’-0”
450’-0”
Trigger Height

23,000 GSF Floor Plates

Averaged from 80’-0” to Max Height
*Per 20.25A.075.A.2.B
29 Floor Plates at 24,000 GSF
8 Floor Plates at 85% of 24,000 GSF = 20,400 GSF
859,200 GSF ÷ 37 Floor Plates = 23,000 GSF

410’-0”
24,000 GSF Floor Plates

40’-0”
Unlimited GSF at Podium
Podium Height

40’-0”
Under 40’-0”

Exhibit 5 - Floor Plate GSF Limit

Bellevue 600 - Phase I

J | List of Specific Questions & Exhibits July 2, 2019 | 39

110th Ave. NE
108th Ave. NE

Site Area

260'
155,906 SF

600'
Bellevue Transit Center

Exhibit 6 - Phase 1 and Phase 2 Site Area Outline

601 110th600
Avenue NE Exhibit 6
Bellevue - Phase I
J | List of Specific Questions & Exhibits July 2, 2019 | 40

376'-0"

30'-0"

109'-0"
16'-6"

Phase 1

260'-0"
Site Area
108th Ave. NE

90,330 SF
16'-6"

110th Ave. NE
R
=1
75'
-0
"
Pedestrian Corridor
MPOS
5700 SF 7500 SF
30'-0"
190'
310'-0"
Bellevue Transit Center

Property Line Phase 1 Site Area 90,330 SF

Setback Line Phase 1 Site Area x Maximum FAR (8.0) 722,640 SF

Phase 1 Bonus FAR Points 211,200 SF
Phase 1 Site
Phase 1 Available FAR 933,840 SF

Exhibit 6 - Phase 1 Site Area Outline

Phase 1 - Area Outline Exhibit 6
Bellevue 600 - Phase I