The Eastgate Vision: Unlocking Bellevue's Urban Renaissance
Bellevue's Eastgate area is on the cusp of a transformative journey, but a critical decision looms. Should the light rail extension from South Kirkland to Issaquah be sacrificed for Seattle's funding priorities? Absolutely not! This decision could be the catalyst for a vibrant, mixed-use urban hub in Eastgate, and here's why.
But first, let's address the elephant in the room. Some argue for cutting the light rail extension, citing budget constraints and Seattle's needs. However, this perspective overlooks Sound Transit's commitment to equitable development across sub-areas and the immense potential for transit-oriented growth along the route.
The Eastgate Opportunity
The Eastgate neighborhood in Bellevue has a bright future ahead, and it's all connected to the light rail's arrival in the 2040s. Voters approved the Link extension from South Kirkland to Issaquah as part of Sound Transit 3 (ST3) in 2016, with planning set to begin in 2027 and service starting around 2041-2044. The current plan includes four new stations and approximately nine miles of new track, mostly within the I-90 median and Eastrail corridor, allowing for cost-effective at-grade construction.
Controversially, critics argue that the extension doesn't reach far enough into Kirkland or Issaquah's downtown areas. They claim it merely passes through lower-density zones, which is true today. However, the real potential lies in envisioning the area's future.
Learning from Bel-Red's Success
The Bel-Red area offers a compelling model for Eastgate's transformation. Once an industrial zone, Bel-Red is now evolving into a thriving urban corridor. Initially, the light rail was planned to skirt around the area, but the actual outcome is far more impressive. A series of transit-oriented urban villages have emerged, including Spring District, Bel-Red, and Overlake Village.
Three key factors contributed to this success:
1. Strategic Alignment: Sound Transit chose a route through the area, bringing new stations closer to large land parcels.
2. Urban Planning: The City of Bellevue created a new street grid with wide sidewalks, breaking up existing large parcels.
3. Zoning Changes: The area was upzoned to allow mixed-use redevelopment, with the highest density near light rail stations.
These changes have attracted significant private investment, with thousands of housing units already built and more in the pipeline. The transformation is evident in the before-and-after comparison of 132nd Avenue NE in Bel-Red, showcasing new sidewalks, bike lanes, and apartment buildings around the light rail station.
Eastgate's Potential
Could Eastgate replicate Bel-Red's success? Absolutely! The area around 156th Avenue SE, formerly an airport, offers over 100 acres of underutilized space, three times larger than Spring District. It's an ideal location for a well-situated station, with nearby Airfield Park and the planned Bellevue Aquatic Center.
A proposed alignment would see light rail pass under 148th Avenue SE in a retained cut trench, enabling a convenient station at 156th Avenue SE before transitioning to the I-90 median. This minor adjustment would have minimal property impacts and could be achieved by tightening the cloverleaf radius.
The station design could mirror the trenched station at Spring District, either as an infill station or a relocation of the Lakemont station. Planning for this station is crucial, as adding it later would be more challenging once trains are running in the I-90 median.
Building a Walkable Neighborhood
To create a transit-oriented neighborhood, walkability is key. Fortunately, Eastgate already has avenues at regular intervals. The missing piece is a network of cross-streets, such as an extension of SE 33rd Street and the creation of SE 34th and SE 35th Streets. This layout would result in block sizes similar to Bel-Red, promoting walkability.
These new local streets would prioritize pedestrians and cyclists, allowing for narrower lanes and ample space for planting and sidewalks. The City and Sound Transit could collaborate on infrastructure development, with private developers contributing to the capital improvement program. The key is to codify these changes early, as seen in Bel-Red's success.
Mixed-Use Redevelopment
The final step is amending the Land Use Code to permit mixed-use redevelopment around the light rail station. This approach maximizes car-free living and working, preserving surrounding single-family neighborhoods. Mixed-use zoning brings vibrant ground-level activities, such as restaurants and daycares, with efficient housing and offices above.
Using Bel-Red's zoning as a baseline, building heights could range from 150 feet near the station to 45 feet in the outer blocks. This conservative approach could yield over 9,000 housing units within a half-mile walk of transit.
For a bolder vision, incorporating the Mixed-Use Highrise (MU-H) district approved for Wilburton would allow buildings up to 250 feet. This ambitious plan could provide over 11,000 housing units, creating a vibrant urban community.
Eastgate's prime location, close to downtown Bellevue and Seattle, surrounded by parks and nature, makes it an ideal candidate for transformation. With the right planning and investment, a radical change is within reach, and history suggests it's more likely than no change at all.
The Time to Act is Now
As the City of Bellevue prepares to update its subarea plan for Eastgate in 2026 and Sound Transit begins planning the light rail extension in 2027, the time to advocate for a bold vision is now. Eastsiders should encourage their elected officials and Sound Transit to prioritize this transformative project. Let's create the next Bel-Red and unlock Eastgate's urban potential!
