Onni 606, answered.

Onni 606 is a three-tower, mixed-use development under construction at 606 106th Ave NE in Downtown Bellevue, Washington. Early excavation is under way, while the full shored garage dig remains pending. 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 NE 4th and NE 8th Streets, 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.

The currently approved program calls for roughly 1,289 residences across two towers, alongside ≈317 hotel suites. A pending 2026 reconfiguration would move the hotel between towers and may change the detailed residential split; it is not approved as of July 21, 2026.

Yes. The approved plan places ≈317 hotel suites in Tower 1 alongside residences. Pending land-use application 26-106943-LJ would move the hotel into Tower 3 and shrink the office program, but it is not approved as of July 21, 2026, so Tower 1 remains the approved location.

Tower 3 holds roughly 896,000 square feet of office space, plus a 9,532-square-foot daycare. That office figure has never settled across the record — 2022 design-review reporting variously shows 843,414 sf and 871,818 sf, and the pending 2026 reconfiguration that moves the hotel into Tower 3 is expected to shrink it further — so treat ~896,000 sf as approximate and in flux.

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. That distinguishes it from nearby for-sale condo towers such as Avenue Bellevue and One88. The land-use record describes all roughly 1,289 homes as "market rate" large-building multifamily, with no income-restricted or MFTE units committed in the 2019/2022 filings — consistent with the rental, build-to-hold orientation, though that doesn't 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 2025 podium building permit (25-105052-BB) describes the shared seven-floor base as a mix of uses "including retail, amenity, F&B, gym, daycare, event, office" — the first primary-record reference to an on-site gym and event space. On a basketball court: the June 2022 approved design placed a half-court basketball court in the level-one Public Art Plaza at the block's northwest corner — a roughly 9,307-square-foot space the city's staff report says "includes a half-court basketball court, landscaping, lighting, seating areas and public art." The scheme has since been refined (2025–2026), so whether the half-court survives into the current design isn't confirmed — but it is wrong to say no court ever appeared in the public record. The other documented amenities are two swimming pools on private decks, an on-site daycare, a roughly 15,000-square-foot public plaza with a splash park, a dog-walking area, ground-floor retail and food, and a 30-foot-wide segment of Bellevue's Grand Connection.

No specific stores, restaurants or operators have been announced — the project is pre-construction, so retail leasing has not opened. What is documented is the program-level space: 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), with restaurants, a juice bar and bars described as facing the public plazas. 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. With the project still pre-construction as of 2026, operator selection sits at the tenant-improvement stage — and any provider would separately have to register with the City of Bellevue before opening — so a named operator is unlikely to surface until much closer to completion.

Demolition is complete and limited early excavation began by July 17, 2026 under issued clear-and-grade permit 21-133872-GD. A July 21 photograph shows six excavators and a tracked dozer across a broad, shallow, graded work area. The dedicated mass-excavation and shoring permit and the below-grade structure permit remain pending, so the full shored five-level garage dig has not started. 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. Limited early excavation is now under way: a July 21 photograph shows six excavators and a dozer across the block, and Bellevue logged an erosion-control inspection July 20 as Ongoing under the issued early-grading permit. The permits for full mass excavation, perimeter shoring and the below-grade structure still remain pending, while the large temporary-power permit is Ready to Issue. 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 July 21, 2026 the project is in early site work: demolition is complete and limited early excavation is under way, but the full shored garage dig remains pending separate permits; the apartments, Level hotel suites 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 — the only leasing representative identifiable in the public record. Read it as marketing collateral rather than approved-plan data: it still describes the block as "one of three buildings" with "1,049 residential units and 257 hotel suites" — figures that match the 2022 approval rather than the current ~1,289-home / ~896,000 sf program or the pending 2026 hotel-into-Tower-3 reconfiguration — so the materials predate the current plan. 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.

It isn't fixed yet. Onni filed the vertical work as four separate building permits — the shared podium (25-105052-BB) plus one per tower: Tower 1 hotel + residential (25-105181-BB), Tower 2 all-residential (25-105109-BB) and Tower 3 office (25-105295-BB) — and as of July 21, 2026 none has been issued, so the permit record doesn't yet name a first tower. Two things can be read from the public file. First, the podium comes first by necessity: it's the shared seven-level base all three towers stand on. Second, the city's building-permit review notes hint at the order among the towers — Tower 1's and Tower 3's reviews are explicitly held "pending approval" of the 2026 reconfiguration (26-106943-LJ) that moves the hotel from Tower 1 to Tower 3 (the two towers that redesign reshapes), while Tower 2, the all-residential tower, is gated only on a land-use update that already cleared, leaving it the least-blocked of the three. That points to Tower 2 as the likeliest to move first, but it's an inference from review status, not an announced sequence. The 2022 design review had the towers topping out in stages (roughly October 2027, February 2029 and April 2030), but those dates assumed a 2024 start and predate both the July 2026 excavation timeline and the pending redesign. The definitive answer will come the moment a tower's permit flips from "Pending" to "Issued."

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 Onni 606 — Bellevue's permit portal doesn't display contractor names. Onni Group typically builds its own projects in-house through its construction arm, Onni Contracting — the model it uses across its North American developments — and it keeps an active Washington general-contractor registration: ONNI CONTRACTING (WA) INC, L&I license ONNICCW861MS, run out of Onni's Vancouver headquarters. So it is expected to self-perform here, though that isn't confirmed against the city's permit record. The architect is IBI Group (now part of Arcadis), and Dickson Demolition handled the demolition of the former buildings.

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.

No separate excavation, shoring or grading contractor has been publicly named. Onni Group typically self-performs through its in-house construction arm, Onni Contracting, so it is expected to handle the dig itself; Dickson Demolition handled the building demolition. Limited early excavation was under way by July 17 under issued clear-and-grade permit 21-133872-GD, and a July 21 photograph shows six excavators and a dozer spread across the early-works area. The dedicated mass-excavation and shoring permit (21-134212-BV) remained pending after structural and geotechnical reviewers requested another revision July 10, and the below-grade structure permit (24-104362-BB, parking levels P2–P5) also remained under city and peer review. Separately, the contaminated-site dewatering assessment is run by environmental consultant TRC Environmental, which collected the first groundwater samples in January 2026.

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).

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.

The 606 and 620 106th Ave NE block is enrolled in the Washington Department of Ecology's Expedited Voluntary Cleanup Program (E-VCP No. XN0011, Cleanup Site ID 14996). Ecology issued a 'No Further Action Likely' opinion in December 2021, and a cleanup is scheduled to run alongside demolition and excavation — with soil characterization in early 2026, remedial excavation in late 2026, and a final report targeted for 2027.

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.