Bellevue Planning Commission Study Session on Economic Development, Sustainability, and Critical Areas – June 27, 2025
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Bellevue Planning Commission Study Session – June 27, 2025
The Bellevue Planning Commission held a hybrid meeting on June 27, 2025, to receive informational updates on three study session items: the Economic Development Plan update, the Sustainable Bellevue Environmental Stewardship Plan update (2026–2030), and the Critical Areas Ordinance land use code amendments. The meeting included oral public comments, staff presentations, and commissioner discussion. No formal votes were taken on the study items, but the commission approved the agenda and minutes from prior meetings.
Consent Calendar
- The commission approved the agenda for the evening (motion and second).
- The minutes from the May 14 and May 28, 2025 meetings were approved unanimously.
Public Comments & Testimony
- Charles Bowman (Bellevue resident, BellRed property owners group) spoke in support of performance-based design for the critical areas ordinance, arguing that rigid buffers block housing and prevent stream restoration. He encouraged flexible, outcome-focused code.
- Joe Kunzler (virtual) urged more housing near light rail, support for robot taxis and vertiports, and praised the commission for enforcing decorum rules at a prior meeting.
- Alex Zimmerman (Bellevue resident) made comments about rent increases and demographic changes; the chair noted his remarks violated ordinance 6752 and did not reflect city values.
- Lee Sergeant (Bellevue resident) commended the commission for recent actions and mentioned city council approval of middle housing amendments, complimenting the commission’s work.
- Martin A. Sealing requested strong incentives to open piped stream segments, particularly for multifamily residents.
Discussion Items
Economic Development Plan Update
- Staff (Jesse Canado, Corbin Hart) presented progress on updating the economic development plan, with adoption targeted for December 2025.
- Data analysis showed strong growth in tech sectors but declines in retail and arts. Eastgate has ~40% office vacancy; Factoria has a weak office market but stronger retail.
- Community engagement included focus groups and a business survey; key themes: support for small businesses, creative economy, tourism, and public spaces.
- Commissioners discussed peer city selection (replaced Boulder and Santa Monica with Irvine and Plano), the role of Bellevue College, displacement of small businesses, and the need to attract diverse industries. Commissioner Ferris stressed the importance of marketing Bellevue's story; Commissioner Kennedy asked how the plan translates into planning commission actions (e.g., zoning for life sciences, sidewalk cafes).
Sustainable Bellevue Environmental Stewardship Plan Update
- Staff (Tara Johnson, Colin Munson) provided an overview of the 2026–2030 plan update, focusing on climate resilience, mobility, and energy strategies.
- Engagement included partnerships with Eastside For All and Little Masters Club to reach underrepresented and youth communities.
- Draft strategies include community resilience hubs, green building for affordable housing, and EV infrastructure. Commissioners raised concerns about grid capacity, water storage, wildfire protection, and tree canopy. Commissioner Conloom urged more aggressive, actionable language; Commissioner Ferris cautioned against over-prescribing EV charging technology given evolving standards. Commissioner Bilobasis advocated for rainwater harvesting. Commissioner Kennedy asked about public-private partnerships, noting PSE and Sound Transit as critical.
Critical Areas Ordinance Land Use Code Amendments
- Staff (Christina Galant, Kirsten Mant) presented the gap analysis and key policy change components: reasonable use exceptions, site potential tree height buffers, top‑of‑bank vs. ordinary high water mark, wetland buffers, steep slopes, and the development density/intensity factor.
- The commission provided feedback supporting simplification, performance‑based/hybrid design (commissioners Bilobasis, Liu, Kennedy, Ferris), and removal of the density intensity factor to unlock housing near light rail. Commissioner Bilobasis offered examples from other cities (Seattle, Portland, Copenhagen) of performance‑based stream codes. Chair Geppel cautioned against over‑complexity in buffer calculations (site potential tree height). Staff noted that the draft code will be released in mid‑July for public review, with a public hearing expected in October.
Key Outcomes
- The meeting was extended to 9:30 PM by motion and unanimous vote.
- The commission approved the minutes of May 14 and May 28, 2025.
- No formal action was taken on the three study session items; they were discussed for informational purposes only. Staff will incorporate commissioner feedback into draft documents for future meetings and public review.
- Staff will continue outreach (virtual lunch and learn on July 7) and bring draft critical areas code to the July 23 planning commission meeting.
Meeting Transcript
Okay. Now I'm on. Okay. So good evening and welcome to the June 25th City of Bellevue Planning Commission meeting. This evening's meeting is held via hybrid format with both in-person and virtual options via Zoom. Tonight's meeting will provide an opportunity for public comment during the oral communications portion of the agenda. All written um comments that have been submitted prior to 11 a.m. today, Wednesday, June 25th, will be summarized into the record. We have three study session items on the agenda tonight. The first of these is the economic development plan update for the City of Bellevue. City Council directed staff to initiate the kickoff of for the new economic development plan in December 2024. Staff will provide an informational update on the progress updating Bellevue's economic development plan, which is scheduled to come back to council for adoption at the end of the year. So that's the first item. The second one is sustainable Bellevue Environmental Stewardship Plan update for 2026 through 2030. The environmental stewardship plan is a strategic roadmap to achieving Bellevue's 2030 and 2050 climate and sustainability goals. It was set to be updated every five years. And the third item is the critical areas ordinance land use code amendments. Every 10 years, Bellevue periodically reviews and evaluates the adopted critical areas policies and regulations using best available science to ensure protection of these areas. Staff's going to provide the planning commission information on the gap analysis that was done and the key elements currently under consideration for the draft code. And I I wanted to mention, since we do have a fairly um packed agenda tonight with three study session items, I am going to be looking for people to kind of prioritize their um comments. We'll try and make sure we get everybody's in, but just bear that in mind as we're going through the um agenda. So with that, I want to move forward to the roll call. And um before I do that though, I wanted to um welcome um two new commissioners um to the uh to the planning commission. Um first um um Mariah Kennedy. Um so welcome. We're really happy to have you here. Um Mariah's um joining us uh she's um she's been a uh director of energy policy at Microsoft for um for six years, and before that, Puget Sound Energy has a wealth of experience that I'm sure is going to be really helpful for this planning commission. So we're we're glad to have you here. Yeah. And then in addition, um we have um Arsha um Nilchian who's um who's joining us and really excited about um about you joining us as well. And I look at your background, and it's amazing how many um intersections and common things we have in common, except I'm like more than 30 years your senior. So I'm sure that um I'm sure that by the time that you um you reach my age, you will have done much more in life than that I have done, but we're really happy to have you here as well. Thank you. Yeah. And and congratulations on your recent um graduation from uh University of Washington Law School, which was also my alma mater. So great. Yeah. Um okay, let's do um let's do roll call then. Um Vice Chair Conloom. Present. Uh Commissioner Ferris. I'm here. Um, Commissioner Kennedy. Present. Uh Commissioner Liu. I'm here. Commissioner Nilchin. Here. Um Commissioner Bilobasis. I'm here.
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