Bellevue Planning Commission Meeting – April 23, 2026

The Bellevue Planning Commission met on April 23, 2026, to discuss two major agenda items: the Bell Red Look Forward Land Use Code Amendment (LUCA) and an update on the Affordable Housing Strategy. The meeting included extensive public testimony and commission deliberation, focusing on the street grid requirements in Bell Red and the city's affordable housing goals.

Public Comments & Testimony

• Layla Kademi (land use attorney, Hillis Clark Martin & Peterson) expressed support for the code's implementation of Wilburton standards but urged the commission to question deviations from the Wilburton approach. She argued the rigid street grid is unnecessary for transportation and burdensome, and recommended flexible pedestrian connectivity instead of mandatory 50–60 foot roadways.
• Diana Leo (VP of Government Affairs, Bellevue Chamber) stated that the proposed street grid lacks a clear transportation purpose in a transit-oriented development (TOD) area. She advocated for shared-use paths similar to Wilburton, and criticized the green streets as inconsistent with TOD principles.
• Derek Bottles (property owner) described how the street grid would take 18% of his site's usable land, making redevelopment infeasible. He asked the commission to find workable solutions.
• Paul O'Sullivan (Albertsons/Safeway) noted that a proposed road slices through their 20-acre site, destroying the potential for a master-planned pedestrian environment. He requested removal of that road.
• Cody Lodi (architect, Weber Thompson) encouraged flexibility to approve alternative street configurations on master plan sites, and raised concerns about floor plate limits and minimum ceiling heights for parking structures.
• Jesse Clausen (representing O'Brien Auto Group) stated the street grid has not accounted for existing conditions and that transportation staff has said there is no vehicular need for local streets. He argued the grid raises nexus and proportionality concerns and should be eliminated.
• Jeremy Phoebus (civil engineer) described severe grade challenges on the Safeway site that would make any road a canyon. He urged the commission to set priorities and goals but leave design to professionals.
• Cassandra Courtney (Heidelberg Materials) explained that the street grid divides their large parcel into four sections, restricting future development. She requested the grid be removed.
• Mark Craig (Handbar Real Estate) supported redefining the grid as a flexible, multimodal network prioritizing pedestrian and bicycle connections, and urged allowing shared-use paths to satisfy local street requirements.
• Joe Cantrell (developer) argued that the street grid is unnecessary for transportation in a TOD, prioritizes cars over people, and that flexibility is essential. He said the public benefit standard for waivers is incorrect when projects already deliver housing and transit access.

Discussion Items

Bell Red Look Forward LUCA

Staff (Christina Gollins and Nick Whipple) presented the updated draft, including land use districts, mixed-use standards, and the street network. They noted that the original street grid from 2009 has hindered development. The new proposal retains some defined public street segments (local streets and green streets) but removes others, and introduces flexibility for private access corridors on larger sites. Staff asked the commission for direction on whether to allow an option to replace public streets with private corridors, and sought feedback on conditions for such a switch.

Commissioners discussed the trade-offs between public and private streets. Some emphasized the importance of public ownership for long-term public benefit, maintenance, and access. Others supported flexibility to enable development, especially on constrained sites. Several commissioners requested staff to explore creative options, such as mini master plans or additional street typologies, while maintaining public benefit. Chair Han Liu expressed trust in staff and stakeholders to find common ground, noting that housing feasibility is a priority.

Affordable Housing Strategy Update

Hannah Umiller (Senior Planner) presented the updated Affordable Housing Strategy, which sets a target of 5,700 affordable units over ten years. The strategy includes 24 strategies and over 80 actions, with 20 identified as high priority. Key actions that will come before the Planning Commission include: defining safe parking uses in the code, expanding the C1 density bonus program for faith and nonprofit properties, reducing design review time for affordable projects, and expanding land use affordable housing programs (e.g., implementing the state TOD bill and extending programs to residential-only districts). Other actions focus on housing equity, stability, homeownership, family-sized units, and innovative building technologies.

Commissioners expressed strong support for the strategy and asked about tracking preserved versus new units, funding mechanisms, safe parking details, cooperative housing models, and youth homelessness. Staff committed to providing annual updates to the Planning Commission and noted ongoing work on funding and partnerships.

Key Outcomes

• Bell Red LUCA: No formal vote. Staff will continue to refine the code based on commission feedback, and will return on May 27, 2026, for a second study session on other LUCA topics. The commission directed staff to work with stakeholders to develop flexible options for the street grid, balancing public benefit and development feasibility.
• Affordable Housing Strategy: Informational only; the strategy is expected to be adopted by City Council on consent the following week. The commission supported the strategy's direction and noted several items that will require future commission action.
• Meeting Administration: Agenda approved. Minutes from March 25, 2026, approved. Meeting extended to 9:30 PM and then adjourned.