In most urban areas, walkability, and consequently the viability for alternative transportation options, is closely tied to block size and buildings’ relationship to the sidewalk. As walkable examples, New York City’s blocks are roughly 260’ x 900’ and Portland’s are 260’ x 260’.
NE 12th St
102nd Ave NE
NE 10th St
As seen in the figure-ground to the left, Bellevue’s large block size is very apparent. While the city has made some attempts to create pedestrianfriendly corridors, the 600’ x 600’ blocks are a major obstacle. NE 8th St
108th Ave NE
106th Ave NE
Bellevue Way NE
100th Ave NE
Breaking the blocks up into more walkable 300’ segments would be a major improvement to the urban feel of the downtown, and the dashed green lines represent areas where new corridors could be implemented.
Project Site Existing Pedestrian Corridor Potential Pedestrian Corridors 0
NE 4th St
+ 80’ Level 8 - 12, 956 SF + 70’ Level 7 - 12,956 SF Level 6 - 24,867 SF + 60’ Level 6 - 12, 956 SF Level 5 - 24, 867 SF + 50’ Level 5 - 12,956 SF Level 4 - 24,867 SF + 40’ Level 4 - 12,956 SF Level 3 - 32,041 SF +30’ Level 3 - 32,041 SF Level 2 - 33,117 SF + 15’ Level 2 - 33,117 SF Level 1 - 32,552 SF + 0’ Level 1 - 32,552 SF Total - 172,311 SF Total - 162,490 SF
4
300’
600’
Schematically, the project was strongly influenced by zoning and code, as well as the theory that concentrating population in downtown areas provides opportunities to conserve energy allowing people to live more sustainably. The zoning for the site is ‘DowntownMultiple Use’ (DNTN-MU) Additionally, the site is located in a ‘Perimeter Design District’ which limits some aspects of the DNTN-MU zoning, namely it only allows for 75% lot coverage instead of 100%, and the max. building height is limited to 90’ instead of 200’. While zoning allows for 90’ it also stipulates that anything over 75’ must include building setbacks above 45’. Staying below 75’ allows for more leasable floor area as seen in the diagram to the left.