Factoria Mall: its shops, T&T and the apartments to come

Checks against this finding

Three properties, not one. The mall, Factoria Village and the smaller centers along SE 38th Street are different properties, so the food count is not a tenant list for the mall or a list of businesses one master plan affects. The plan's boundary is also not the acreage Kimco reports for its own property.

Food permits only. A business without a county food permit isn't here: packaged-food shops, salons, clinics and offices are all missing. Jing Jing Asian Market and Southgate Mart sell groceries but hold food-service permits only, so the zero independent grocers is the weakest number on the page. Permits also outlast the businesses: Jing Jing is counted here but had closed by 16 October. 22 more permit holders were left out because they aren't grocers or restaurants open to the public: six schools and institutions; eleven hotels, fuel and convenience stores, a car wash, a cinema and the corporate cafes on the T-Mobile campus; and five counters inside another store.

Independent is a threshold. Allowing one, three or five King County addresses per name gives Factoria 23, 31 or 32 independents; Eastgate has 10 at every threshold. A hand list moves known chains with few local addresses, T&T among them, into the chain column. All 42 storefronts first counted as independent were checked by hand, and two were moved: Katsu Burger and Mayuri. The check also fixed two rules that had dropped open storefronts, and with those restored the count is 41. Toshi's Teriyaki, counted as a chain, is a close call.

Where Factoria ends. Each permit is placed by its parcel's center inside the city's neighborhood area boundaries, so a business near an edge could fall on either side.

New openings lag. T&T was first inspected about three and a half months after it opened, so a restaurant that opened in the last few months may not appear. The data runs to 14 October 2026.

Cuisine comes from names. Labels were read from business names and, where we found one, a directory description, not from owners. They describe a storefront's food, not who owns it or who eats there. Tea and boba shops are the likeliest to move between groups, and five Factoria storefronts couldn't be placed.

First-seen dates aren't opening dates. The county data starts in January 2021, and a sweep in late 2022 recorded long-running restaurants for the first time. Top Gun's parcel has had the same owner since 2008, so its 2024 date is probably a permit event, not an arrival. The count of four or five new Chinese or Taiwanese arrivals is our reading and could be off by a re-permit either way.

Leased is Kimco's number. The New York owner has interests in about 565 shopping centers as of the end of 2025. Its annual report dates Factoria to 2013 and reports full ownership. Its leased figure counts space under lease, which can include a store that has signed but not opened or one that has closed with rent still owed. We didn't measure it, and Kimco's yearly figures (95.2% and 94.7% in 2023 and 2024) say nothing about when within 2025 the fall happened.

Phases come from the city's 2022 map. Each part of the mall is placed by the phase map approved in January 2022, which is marked preliminary; Phase 1 is also named by the 2024 approval. A phase number says what changes together, not when: the map can't say which shop closes next.

The Phase 1 drawing is ours. The site outline is the city's parcel for 12405 SE 38th Street. As the city's map layer draws it, the parcel measures 234,610 sq ft; the approval and the county assessor both give 229,509 sq ft, so the drawn outline runs slightly large. The building's extent is traced by eye from the approved site plan, so its south edge is approximate, and the crossing on 124th is placed from the approval's words, "at the midpoint of the proposed building's western façade".

The apartment approval is read from the record, not from the city. The expiry rule is quoted from the 2024 approval, and the missing building application is a portal search by street, run on 20 October 2026. A permit filed under another address would change the reading. The city's records office confirmed on 23 October 2026 that it holds no extension, master plan amendment or building permit application tied to the approval.

Retail totals are withheld. An earlier draft said the plan would reduce retail by about a quarter, from the permit description's 525,948 to 406,629 square feet. The 2020 staff report counts differently: its phase tables add hotel and office floor area to retail under "retail and service use" (681,100 square feet at full build-out). The two series measure different things, so no reduction is stated here.

The plans' silence is a text search too. Both existing-conditions reports and the plan drafts were searched in full for a business count, an inventory or a storefront list, and none turned up. Other city files weren't searched.

The county's deletions are a pattern, not a stated rule. The dataset says only that it covers "2021 to the present". That it publishes only active permits is our reading of the 64 that vanished.

The status box is dated. The Council agenda wasn't posted yet on 1 November. The approved January 2022 phase map arrived on 3 November through a public-records request; the phase list below now places each part of the mall. The county's food-permit data is saved again on the first of each month, so this page's counts can be checked against the next copy.

The master plan, Phase 1 and the later phases

A master development plan sets the overall uses, building limits and required improvements for a large site, with detailed approvals still needed for its phases.

• Approved by the city. Bellevue's Development Services Director approved Kimco's master development plan, 18-105710-LPPDF ↗, with conditions, on 5 November 2020.
• What the 2020 plan allows. Up to 685 homes. The scheme drawn then had 595 homes, a 150-room hotel of 95,000 sq ft and two office buildings totaling 175,000 sq ft. The ceiling and the drawn scheme are different numbers.
• How long it lasts. The decision grants ten years of protection under the land-use rules in effect at approval, through 5 November 2030. Each building phase still needs its own design review; the master plan does not keep an individual design approval alive indefinitely.
• The January 2022 change. The city approved a modification to the phasing that renumbered the phases while staying within the plan's limits and kept every 2020 condition. The approved scheme has 595 homes, a 150-room hotel and 203,384 sq ft of offices; its phases are set out below.
• No construction schedule. The 2020 decision says its phases do not prescribe a timeline or development sequence: they tie amenities to construction. They cannot say which current shop will close next.

The city counts 25 office buildings in the neighborhood, 15 built in the 1970s and 1980s. Its January 2026 report puts office vacancy along the I-90 corridor, Factoria Boulevard included, at about 42.5%.

Phase 1. The 2024 approval calls the apartments Phase 1 of the master plan; the 2020 design approval for this corner had expired in November 2022. The building is smaller than the 2020 plan's Phase 1, which had 295 homes and 9,795 sq ft of retail.

Under the city code the approval cites, a design review approval expires after two years unless a complete building permit application is filed first. The public permit portal↗ lists the design review as closed, with an expiration of 4 April 2026, and a search of the portal on 20 October 2026 found no building permit application at that address since the approval. On 16 October the corner was still parking and the Novilho's building. On 23 October Bellevue's Development Services records staff, answering our public-records request (D002863-101626), said they found no extension, master plan amendment or building permit application tied to the approval since it was granted.

The later phases. The city's January 2022 approval and its phase map, a consultant's site plan from October 2021 marked preliminary, came on 3 November 2026 in answer to our public-records request. The phases now run:

• Phase 1, the northwest corner at 124th Avenue SE and SE 38th Street: the apartments and the Novilho's building, as above.
• Phase 2, SE 38th Street at Factoria Boulevard by Bank of America: a turn lane, no buildings.
• Phase 3, the middle of the mall: the roof comes off a strip of the concourse to make a private street, SE 40th Place, taking out about 38,000 sq ft of shops.
• Phase 4, the west lot along 124th Avenue SE: restriping and a path for walking and cycling, no buildings.
• Phase 5, the Chase and Burger King buildings on Factoria Boulevard: reworked, each allowed to grow by up to a fifth.
• Phase 6, the southeast corner at Factoria Boulevard and SE 41st Place: one restaurant comes down for a 150-room hotel with 98 homes and shops.
• Phase 7, the south side: the Walmart building, which T&T now fills, and the shops north of it come down for two office buildings of 203,384 sq ft, 202 homes, a garage and an extension of Target.

Employer property records

T-Mobile's headquarters dominates the office district. AAA's headquarters, T&T's supermarket and Newport High School add other kinds of work nearby. These are major workplaces within the city's Factoria boundary, rather than a complete ranking: comparable local headcounts are not published for all of them.

Values are the King County Assessor's, land and buildings together, because a company's market value covers its whole business, not this place. A dash means no figure scoped to this site was found. Sources: the city's January 2026 Factoria reportPDF ↗, a King County resolution↗ for T-Mobile's count, T&T's announcement↗, and the Assessor's records, listed below.

Read 27 October 2026. Areas below are the Assessor's Building Net Sq Ft, which excludes parking structures; they are whole-building figures, not lease measurements. The five campus records total 963,469 net office sq ft. Their 2026 appraised land and improvement values, for tax year 2027, sum to $200,667,000. Newport Tower has two assessment accounts; both are included, including its nontaxable account. The campus includes tenants besides T-Mobile.

AAA uses three floors, so One Newport's 89,347 net office sq ft is not a claim about its leased area. T&T's 76,207 sq ft belongs to parcel 1624059310, labelled Former Walmart in the building record; searching only its street address returns a different, land-only parcel. Newport High School's record aggregates 12 buildings and gives 230,915 sq ft; it supplies no tax-roll valuation, so that cell is left blank. None of these records measures daily attendance, current staffing or business value. T&T's over-300 figure is a hiring plan, not an observed headcount. No current Factoria employer ranking with comparable local counts was found in the city report, company material, WA ESD or PSRC searches; statewide lists cannot supply one.

Their share of the 7,800 jobs is unresolved. The city report gives 7,800 as T-Mobile's employment on page 35, while page 5 uses it for Factoria as a whole. The older headquarters count and T&T's hiring plan can't settle that overlap, so the page doesn't turn them into a percentage. Hubbard Radio's studios (17,540 sq ft, a builder's 2017 fit-out record) sit in Newport Tower, already inside the T-Mobile campus figures, so they are not a separate row.

Food permits: 74 storefronts in Factoria and Eastgate

The 15 October 2026 county inspection snapshot lists 54 food-business records in Factoria and 20 in Eastgate under this page's classification rules. They cover both the mall and surrounding centers. They are a permit baseline, not a confirmed count of open shops: Jing Jing, for example, was still in the snapshot but its window notice showed it closed on 16 October. Independent here means a business with three or fewer addresses in King County that isn't a known chain.

As of the county's 15 October 2026 snapshot; the next copy is taken 1 November.

Read from their names, ten of Factoria's 54 are Chinese and two are Taiwanese. Two of those twelve are chains, T&T and Panda Express, so Chinese or Taiwanese businesses make up 10 of Factoria's 31 independents. That's the largest single group, about a third, but not a majority. Nine more of Factoria's 54 are Japanese or Korean, five are other Asian, 23 aren't Asian, and five we couldn't place. Eastgate has no Chinese or Taiwanese storefront and four Japanese or Korean ones. Crossroads, counted the same way, has 7 Chinese storefronts of 62 and no Taiwanese one.

The county's public record drops businesses, history and all

Between two copies of the county's Eastside inspection data, taken on 26 August and 15 October 2026, 64 permits vanished, each with its whole inspection history. Tofu 101's permit, at 12816 SE 38th St, Unit G, was one: last inspected on 6 November 2025, then gone from the October copy, where a new permit under the name Hej Hej holds the same unit, first inspected on 28 September. On 16 October the storefront still said Tofu 101, its door was open and an Excellent placard was in the window. So a vanished permit isn't always a closed business, and the public data shows who holds a permit now but can't show who was here before a phase begins. This site has kept copies since August and now saves one on the first of each month, so this list can be set beside the next.

The 74 storefronts, by the name on their permit

Names are as the permit gives them, with store numbers and legal suffixes dropped. County addresses is the number of addresses in King County holding a permit under the same name.