Onni 606, answered.

Onni 606 is a three-tower, mixed-use development under construction at 606 106th Ave NE in Downtown Bellevue, Washington. Early grading remains the only issued excavation phase. Bellevue documented soil export on July 28, while perimeter shoring and the below-grade structure remain unissued. Ecology's August 13 contained-in determination sets handling and reporting conditions for a specific 21,250 tons of PCE-contaminated soil; it does not approve the cleanup plan or identify the earlier export as part of that stream. The approved program combines apartments, a hotel and offices on a shared podium and has been billed by local reporting as the largest construction project in Washington State.

"Onni" — after Onni Group, the project's developer. "Omni Bellevue" is a common misspelling (likely confused with the unrelated Omni Hotels brand); the development itself has no connection to Omni Hotels.

On a roughly four-acre block along 106th Ave NE between the NE 6th Street Grand Connection and NE 8th Street, on the western edge of Downtown Bellevue — a few blocks west of the 2 Line's Downtown Bellevue light rail station.

The 2 Line's Downtown Bellevue Station is a few blocks east of the site, running parallel to NE 6th Street between 110th and 112th Ave NE, across from the Bellevue Transit Center. The line opened in two stages — an Eastside-only starter line in April 2024 and the cross-lake connection to Seattle on March 28, 2026 — and the project dedicates a 30-foot Grand Connection segment along the NE 6th pedestrian corridor toward the station.

All three towers rise to approximately 600 feet — the maximum height allowed in Downtown Bellevue. They stand about 53, 54 and 45 stories.

The block sits in Bellevue's DNTN-O1 (Downtown Office 1) district. The city's 2017 Downtown Livability code raised the maximum downtown height to 600 feet over a base floor area ratio of 5.0. Floor area and height above that base are earned through the FAR Amenity Incentive System (Land Use Code 20.25A.070), which awards bonus area for public amenities such as open space and pedestrian connections — the kind of public plaza and Grand Connection segment Onni 606 provides.

A 2025 plan refinement reduced the below-grade garage from 2,479 stalls (seven levels) to 1,712 (five), with the applicant citing transit access. The block sits about 0.3–0.4 miles from the 2 Line's Downtown Bellevue station, inside the half-mile rail walkshed where Bellevue's code treats parking as discretionary, and the city has been loosening downtown parking ratios near rail since a 2021 reform. Washington's 2025 transit-oriented-development laws (HB 1491, SB 5184) point the same way but passed after this design and phase in later, so they are context rather than the direct cause.

They are essentially the same height, not staggered. All three rise to roughly 600 feet — the maximum Downtown Bellevue allows — so the roofline is even rather than stepped. What differs is the footprint and story count: about 53 stories for the hotel-and-residential tower (a tapered slab), 54 for the all-residential tower (a square point tower) and 45 for the office tower (a wider floorplate, which reaches the same height in fewer, taller floors). Per the 2022 land-use record the office tower sits to the north, with the two residential towers (one carrying the hotel) to the east and west, all on a shared roughly 40-foot podium. The only real staggering is in time: the towers are built and topped out in sequence rather than simultaneously.

Keep the evidence versions separate. The June 2022 land-use approval establishes 1,059 residences: 425 in Tower 1 and 634 in Tower 2. The 2019 SEPA checklist modeled 1,289, while an April 2026 profile reported more than 1,300; neither source is a replacement city-approved schedule. The pending reconfiguration may change the split and remains pending — not approved as of August 22, 2026.

Yes. The June 2022 approval places 257 hotel rooms in Tower 1 alongside residences. The 2019 SEPA checklist modeled 317 suites, and April 2026 reporting described over 400; those different evidence versions should not be blended. Pending land-use application 26-106943-LJ would move the hotel into Tower 3 and shrink the office program, but it remains pending — not approved as of August 22, 2026.

The June 2022 approval places 871,818 square feet of office and a 9,532-square-foot daycare in Tower 3. The 2019 SEPA checklist and April 2026 reporting use about 896,000 square feet, while the pending reconfiguration would reduce the office program to make room for the relocated hotel. No amended city-approved area schedule has been published in the records reviewed here.

Plans include two swimming pools on private amenity decks, an on-site daycare, ground-floor retail, a 15,000-square-foot public plaza and a 30-foot-wide segment of Bellevue's Grand Connection.

Onni 606's residential towers are planned as rental apartments rather than for-sale condominiums, consistent with Onni's build-to-hold model. Units run one- to three-bedrooms, with the larger homes concentrated on the premium upper floors. The 2019 SEPA checklist modeled 1,289 market-rate homes, while the June 2022 approval lists 1,059; neither filing commits income-restricted or MFTE units. That does not rule out Onni later electing MFTE.

Possibly, but it isn't confirmed — and downtown faces no mandate. Bellevue's Multifamily Tax Exemption (MFTE) gives a multi-year property-tax break on a project's housing in exchange for setting aside income-eligible units (a common baseline is 20% of units at 80% of area median income), and it's available where the Land Use Code permits multifamily, including Downtown Bellevue. There is no public record that Onni has elected MFTE for the block. If a 606 tower did opt in, Bellevue's code attaches design strings: at least 15% of the project's units must have two or more bedrooms, and in a multi-building project the affordable units can't be concentrated in one building or on one floor — they must be interspersed with the market-rate homes. One nuance: Downtown Bellevue was deliberately left out of the 2025–26 push for mandatory affordability (the Wilburton transit-oriented requirement is the city's first inclusionary mandate since 1996), so as of 2026 downtown participation remains voluntary. In January 2026 the City Council overhauled its MFTE programs — adding a 20-year homeownership track, allowing commercial-to-residential conversions to qualify, creating 12- and 8-year "supercharger" options for Wilburton, and establishing a citywide 8-year MFTE that activates automatically if a mandatory affordability requirement is ever adopted in a future rezone.

Level is Onni's own brand of furnished suites — apartment-style rooms with full kitchens and in-suite laundry, for both nightly and extended (30-plus-night) stays. It's an aparthotel hybrid rather than a conventional hotel flag, which is why the 606 hotel component is described as 'suites' and blends with the residential program. Onni already runs Level South Lake Union in Seattle.

Yes to a gym, and the record is more nuanced on a basketball court than once thought. The podium permit (25-105052-BB) uses a seven-level permit convention for a base containing retail, amenity, food-and-beverage, gym, daycare, event and office uses; that does not mean seven above-grade podium stories. The June 2022 approved design placed a half-court basketball court in the level-one Public Art Plaza at the block's northwest corner. The scheme has since been refined, so whether the half-court survives into the built design is not confirmed. The other documented amenities include two pools on private decks, a daycare, the 15,000-square-foot Major Public Open Space, a dog-walking area, retail and food uses, and the Grand Connection segment.

No specific stores, restaurants or operators have been announced. The project is in early site construction, but vertical and tenant-improvement work has not begun, so retail leasing has not opened publicly. Design-review-era filings itemized roughly 34,000 square feet of retail, a 22,000-square-foot food court and a 7,500-square-foot restaurant; later reporting cites about 38,000 square feet of retail/commercial overall. Expect named tenants only much closer to opening.

The approved plans place a 9,532-square-foot daycare in the office tower (Tower 3), per the 2022 design-review record, but no childcare operator is named anywhere in the public record. The project is in early site construction and tower tenant-improvement work has not begun; any provider would also have to register with the City of Bellevue before opening, so a named operator is unlikely to surface until much closer to occupancy.

No apartment square-foot ranges, floor plans or asking rents have been published, and leasing has not opened. The public record establishes rental apartments ranging from one to three bedrooms, with larger homes on upper floors. The 2022 approval split 1,059 homes between Tower 1 (425) and Tower 2 (634); the 2019 SEPA checklist modeled 1,289, and April 2026 reporting described more than 1,300, but no amended city schedule reconciles those versions. Any rent estimate today would be speculation.

As of August 24, 2026, Early grading remains the only issued excavation phase. Bellevue documented soil export on July 28, while perimeter shoring and the below-grade structure remain unissued. Ecology's August 13 contained-in determination sets handling and reporting conditions for a specific 21,250 tons of PCE-contaminated soil; it does not approve the cleanup plan or identify the earlier export as part of that stream. The next legal phase change requires the applicable shoring, full-grading and below-grade approvals. Beam-haul and pit-conveyor filings are supporting mobilization records, not proof that those gates have cleared. Onni has described a construction program of close to five years. The 2022 design-review schedule had the three towers topping out in roughly October 2027, February 2029 and April 2030; those dates predate the delayed 2026 start and a pending redesign, so they are an old sequence rather than a firm commitment. No exact completion date has been publicly announced.

Onni targeted a July 2026 excavation start and a roughly five-year build. As of August 24, 2026, Early grading remains the only issued excavation phase. Bellevue documented soil export on July 28, while perimeter shoring and the below-grade structure remain unissued. Ecology's August 13 contained-in determination sets handling and reporting conditions for a specific 21,250 tons of PCE-contaminated soil; it does not approve the cleanup plan or identify the earlier export as part of that stream. The next legal phase change requires the applicable shoring, full-grading and below-grade approvals. Beam-haul and pit-conveyor filings are supporting mobilization records, not proof that those gates have cleared. As context, the developer's other large Seattle-area project — the 1120 John Street block — reached excavation, then sat dormant for about a year before Onni changed architects and re-programmed it from offices to apartments after the post-pandemic office downturn. Large projects can pause and change, so the public permit record matters more than the target date.

You can't yet, and there is no public marketing name. As of August 24, 2026 the project is in early excavation and soil characterization — shoring pending; the apartments, hotel rooms and office space are not leasing, booking or pre-leasing. No sales or reservation channel has been announced. There's also no separate brand name: public coverage refers to it only by the address (606 / 620 106th Ave NE), as “606 Bellevue Tower,” or informally as “Onni 606.” When leasing does open it will almost certainly run through Onni's own channels — the developer manages leasing and operations in-house and lists its rental communities at onni.com/rental-apartments, with per-property contacts on its sales-and-leasing page. No Bellevue or 606 listing appears there today. One partial exception is the office component: a broker listing (LoopNet ID 24317597, "ONNI Bellevue," 600 106th Ave NE) markets the office tower as a proposed ~46-story, ~843,000 sf Class A building and directs inquiries to brokerage Kidder Mathews. Read it as dated marketing collateral rather than approved-plan data: its 1,049 residences are close to but do not equal the 1,059 in the 2022 approval, and its 257 hotel rooms match that approval. No signed, anchor or build-to-suit office tenant is named anywhere. (This site is independent and unaffiliated with Onni; we don't take leasing inquiries.)

The project's filings don't give a truck count, but the volume forces the math: about 356,853 cubic yards of excavation, at roughly 12–15 cubic yards per loaded dump truck, comes to on the order of 24,000–30,000 loaded truckloads over the dig (a wider plausible range is ~20,000–36,000 depending on truck size and soil moisture) — treat this as an independent estimate, not an Onni figure. 106th Ave NE isn't a designated truck route under Bellevue City Code 11.70.060, so loaded trucks are expected to reach an authorized route (108th/112th Ave NE) or I-405 directly, with the path fixed in the project's Traffic Control Plan.

The project's SEPA filing commits it to Bellevue's Noise Controls (Bellevue City Code Ch. 9.18). The city's current standard window allows construction noise on non-holiday weekdays from 7 a.m. to 8 p.m. and Saturdays from 8 a.m. to 6 p.m., with construction-site noise prohibited on Sundays and legal holidays unless Bellevue issues an expanded-hours permit. For air quality, the filing lists dust- and emission-control measures — well-maintained equipment with reduced idling, electric small tools where feasible, trucking scheduled to avoid peak congestion, and demolition dust handled under Puget Sound Clean Air Agency rules with sprinklering. Noise complaints go to Bellevue Police non-emergency at (425) 577-5656; the construction-impacts page explains the rules, closures and haul-route constraints in one place.

The last published sequence is podium first, then Tower 2, Tower 1 and Tower 3. Onni stated that order in the 2022 design-review record, and the current permit posture still makes Tower 2 the least blocked: Tower 1 and Tower 3 are held pending the 2026 proposal that moves the hotel between them, while Tower 2 is not. But none of the three tower building permits was issued as of August 22, 2026, and the published order predates both the delayed start and pending redesign, so Tower 2 is the best-supported answer rather than a firm current commitment.

An Onni project lead has published one historical estimate: in a July 2022 project entry, senior development manager Brendan Lawrence listed a $1.47 billion cost and $2.1 billion projected value at stabilization. That snapshot described an earlier 1,043-residence, 269-hotel-suite and nearly 800,000-square-foot office program with a projected Q3 2023 groundbreaking, so it is not a current 2026 construction budget. The other documented figures are $116 million for the land purchase in 2019, a $53.5 million Wells Fargo loan reported around mid-2025 for early work or predevelopment, and a 2026 assessed land value of about $139.9 million. Those figures cannot be added together: the historical estimate is stale, the loan is financing rather than a construction-price estimate, and the assessment is a tax valuation. No current total budget or full construction financing package has been publicly disclosed.

Onni Group, a privately held real estate company founded in 1965 and headquartered in Vancouver, B.C. The architect is IBI Group.

No third-party general contractor has been publicly named for the overall Onni 606 build. The current podium permit lists its contractor only as "OWNER," consistent with Onni Group's published model of managing its projects in-house through Onni Contracting; the company holds active Washington registration ONNICCW861MS. Individual scopes can still go to named specialists: Dickson Demolition handled the buildings, and Bellevue's early-grading permit names Gary Merlino Construction. The architect is IBI Group, now part of Arcadis.

Published Onni 606 renderings are credited “Rendering: ONNI Group” and are offered with no open (Creative Commons or public-domain) license, so this independent, unaffiliated site doesn't republish them. Instead the visuals here are our own — a three.js model of the towers — alongside openly-licensed photographs. It's an editorial and licensing choice, not a statement about the renderings themselves.

Bellevue's issued early-works clear-and-grade permit (21-133872-GD) names Gary Merlino Construction Co. as contractor, under Washington license GARYMCC150MW. That identifies the firm performing the current shallow grading; it does not identify the contractor for the later perimeter shoring. The separate mass-excavation and shoring permit (21-134212-BV) still lists only applicant Jon O'Hare and no contractor, so speculation that Malcolm Drilling has that package remains unconfirmed. Dickson Demolition handled removal of the former buildings, while TRC Environmental handles the contaminated-site groundwater assessment.

Onni Group is the family-run developer (the De Cotiis family, with Rossano De Cotiis as president and CEO). On the Bellevue project specifically, public reporting has quoted Onni representatives Brendan Lawrence — who told a Bellevue Downtown Association breakfast the team was moving from permitting into excavation — and Amir Gharoon, quoted on the project's excavation and July 2026 start. The architect is IBI Group (now part of Arcadis).

No concrete subcontractor is named in the public permit record yet. The shared-podium building permit (25-105052-BB) lists the contractor only as "OWNER," while Onni says it manages construction in-house and works with specialized subcontractors. Gary Merlino Construction is named for the current early grading, not concrete; Dickson Demolition handled demolition. A concrete trade contractor may appear in a later subcontractor, structural or inspection record, but naming one now would be speculation.

The block held the 1961 John Danz Theatre (later an electronics store, a furniture store and churches, including Doxa Church) and the former Belle Lanes bowling alley, which became a Barnes & Noble in 1993 and later a furniture store. Both were demolished ahead of construction.

Yes, two things. The block's catalogued public art was "Bellgate," a 1985 abstract steel sculpture by artist Lee Kelly that stood at 106th Ave NE & NE 6th Street outside the former John Danz Theatre — one of the oldest works in Bellevue's public-art collection; with the block cleared, the Bellevue Arts Commission has worked with the developer to relocate it rather than lose it. Separately, in its final years the block carried an informal floral mural at 620 106th Ave NE — a wall of painted flowers that became a popular photo-shoot backdrop — though its artist and date aren't documented in any public record. The approved design also calls for new public art in the southwest plaza, but no specific commissioned piece has been announced.

Yes. PCE is present in soil and groundwater above Washington cleanup levels. Ecology's December 15, 2021 opinion says the contamination on the property is believed to originate solely from the upgradient Thinker Toys and Bellevue Corner Unocal sites across NE 8th Street, and found no current or historical operation suggesting PCE use on the Onni block; the record does not allocate the two sources' contributions or settle liability. This is an independent cleanup enrolled in Ecology's Expedited Voluntary Cleanup Program for technical review (E-VCP No. XN0011, Cleanup Site ID 14996), not an Ecology-conducted cleanup. The 2021 'No Further Action Likely' opinion is prospective and conditional on completing the proposed remedy. As of August 24, 2026, post-demolition soil-characterization work has been documented and Ecology has issued a separate contained-in determination governing any disposal of 21,250 tons of identified soil; the public record does not yet identify an observed shipment as part of that CID stream.

Per the 2019 SEPA checklist, site and building runoff is collected in area drains and catch basins and discharged into the public storm system in 106th Ave NE. It flows west into the 54-inch Meydenbauer storm-drain trunk main — along NE 2nd Street, Bellevue Way NE and Main Street — and ultimately discharges to Meydenbauer Bay, an arm of Lake Washington about 0.8 mile west. The project keeps this existing drainage path rather than rerouting it, and uses lined “non-infiltrating” bioretention planters because the block sits over a solvent plume and dense glacial till.

The project's 2019 SEPA environmental checklist proposes no bird-safe or bird-friendly glazing, even though it acknowledges the site sits in the Pacific Flyway migratory corridor. The filing says no aesthetic or glare mitigation is proposed beyond the city's design guidelines, and defers detail on the façade's reflective characteristics and glazing to the building-permit stage. Neither Washington nor Bellevue requires bird-safe glazing, so any treatment on the three glass towers would be voluntary and isn't committed to in the public record. Nor has the law changed in a way that would reach the towers: Washington's 2025–26 Senate Bill 6272 on bird-safe building design would have applied only to state-owned facilities and LEED-incentivized projects, not private developments like Onni 606, and it appears not to have advanced before the session ended.

King County assesses the consolidated parcel (154410-0214, situs 680 106th Ave NE) at $139,931,400 for the 2026 tax year — $139,930,400 in land and only $1,000 in improvements, since the block has been cleared. That implies a property-tax bill roughly on the order of $1 million a year at Bellevue commercial levy rates; the exact figure is billed by King County Treasury.

No. Early plans studied retaining the mature red oak at the Grand Connection and Compass Plaza boundary, but Bellevue's final 2022 staff report says it will be removed and replaced. The approval requires a new 10-inch-caliper northern red oak (Quercus rubra), backed by landscape installation and maintenance conditions. The file does not establish whether the replacement has been planted yet; with the block still in excavation, that landscaping belongs to a later phase.

The camera image alone cannot identify them. The Ecology-filed characterization plan calls for eight borings about 80 feet deep and its logs identify hydrated bentonite chips as material used to seal or decommission boreholes; investigation work can also produce soil cuttings or water that require containers. But the camera labels are unreadable and the public plan does not tie any visible rig, bag or drum to that work or confirm its contents. They should not be described as barrels of PCE: PCE is the trace contaminant being tested for, not a product brought to the site.

Ecology's August 13, 2026 contained-in determination says a specific 21,250 tons of PCE-contaminated soil within attached excavation limits contains F002-listed constituents at concentrations that do not warrant management as dangerous waste if every condition is followed. It is a current disposal scope, distinct from the cleanup plan's approximate 2021 estimate of 17,500 tons. Loads must have no standing water, use lined and covered trucks or roll-offs, remain separate from other soil, and go directly to a permitted landfill or transfer station with monthly shipment reporting. The public letter does not name the landfill. Disposal is due by April 30, 2027 and receipts or a certificate by May 31, 2027. The determination applies only to the identified soil—not contaminated water, mixtures, or other excavated areas—and Ecology expressly says it is neither a No Further Action letter nor approval of a cleanup action plan. It also does not establish that soil Bellevue recorded leaving the block on July 28 was CID material.