Bellevue Planning Commission Meeting – May 28, 2026

This meeting of the Bellevue Planning Commission, held on May 28, 2026, in a hybrid format, focused on two major land use code amendments: the Downtown Livability 2.0 (information only) and the Bell Red Land Use Code Amendment (LUCA). Commissioners heard extensive public comment on Bell Red, deliberated on street grid flexibility, base FAR, affordable housing requirements, and the amenity incentive system, and directed staff to prepare for a future public hearing after an additional study session.

Public Comments & Testimony

• Nava Carlisle (Bellevue Chamber of Commerce) expressed strong support for the Downtown Livability 2.0 update, emphasizing that feasibility, predictability, and protection of Old Bellevue must be central. The chamber offered to partner with the city.
• Diana Leo and Brady Nordstrom (Eastside Housing Roundtable) aligned with the chamber, urging removal of the rigid street grid and adoption of a block perimeter standard. They supported staff’s removal of the tiered amenity structure and called for clear compliance and deeper bonuses for affordable housing.
• Paulo Sullivan (Albertsons) objected to a proposed street grid on his 18.5-acre site, presenting a master plan alternative that he argued meets all goals. He urged flexibility over the mandated grid.
• Matt Rowley (architect/development planner) described the street grid as “very challenging” due to parcel fragmentation, grade changes, and existing buildings. He urged removing the grid requirement or making it a guideline.
• John Morasco (Security Properties, on behalf of Albertsons) echoed concerns about the grid and urged a straightforward amenity bonus structure. He noted that mandatory affordable housing further impacts feasibility and asked for MFTE eligibility.
• Nick Bratton (King County DNRP) proposed a renewed Transfer of Development Rights (TDR) partnership, potentially generating several million dollars for public improvements in Bell Red.
• Jesse Clausen urged the commission not to move the proposal to public hearing yet, citing fundamental issues with the mandatory grid and incentive structure. He recommended eliminating the grid and creating a catalyst program for priority amenities.
• Charlie Bowman (stream restoration advocate) argued that the LUCA undermines the Critical Areas Ordinance by not equally incentivizing stream restoration (vs. daylighting) and that costs are not offset. He requested further study before finalization.
• Ben Mickel (downtown resident) asked for required or incentivized access points to the East Rail Trail, noting this was missing from the LUCA despite sub-area plan policies.
• Layla Kademi (land use attorney) recommended simplifying the amenity incentive system into a single uniform menu, expanding it to include sporting facilities, child care, grocery stores, and family-sized housing, and ensuring bonus FAR offsets mandatory inclusionary costs.
• Felicity Hollenbeck (Columbia Pacific Advisors) requested a 10-year vesting period for master development plans, phased amenity allowances, and appropriate economic incentives for stream daylighting.
• Kevin Wallace (Wallace Properties) objected to the lower base FAR (2.0) for residential on the west side of 116th Avenue compared to 4.0 on the east side, arguing it penalizes housing and should be equalized.
• Ming Zhang (architect/land owner) supported the city’s vision but renewed the call for parity in base FAR on 116th Avenue, noting that the reduced FAR on the west side undermines development feasibility.

Discussion Items

Downtown Livability 2.0 (Information Only)

• Senior Planner Matthew Menard and Code & Policy Director Nick Whippal presented the scope of the LUCA, which aims to refine the 2017 code to address implementation gaps, enhance evening and weekend vitality, improve the ground-floor active use requirements, streamline departures, and finetune the amenity incentive program. No changes to building heights or the “wedding cake” are planned. Outreach begins in June 2026, with the first draft expected in fall 2026. Commissioners expressed support for affordable commercial space, pedestrianization of Old Main Street, and consideration of bike lane connectivity (though noted to be outside the LUCA scope).

Bell Red Land Use Code Amendment

• Project Manager Christina Gallett and Nick Whippal led the discussion.
• Street Network: Staff presented an option to allow private access corridors to replace public local streets under certain conditions (e.g., emergency access, no adverse impacts). Commissioners debated the trade-offs between flexibility and public certainty. Several commissioners favored greater flexibility, while others worried about long-term maintenance and enforcement of private streets. Staff noted that a performance-based path with clear criteria could be developed.
• Base FAR: Recommended base FARs of 2.5 for mid-rise and 4.0–6.0 for high-rise districts. The west side of 116th Avenue is proposed at base FAR 2.0 for residential (lower than the east side’s 4.0) to prioritize medical/life sciences. Many commissioners expressed support for equalizing the FAR on both sides.
• Mandatory Affordable Housing: All development must provide 10% affordable housing (at 80% AMI) through on-site/off-site, fee-in-lieu, or land dedication. Affordable housing and affordable commercial floor area are exempt from FAR limits.
• Amenity Incentive System: A new structure divides Bell Red into seven neighborhoods with targeted incentives. Amenities include affordable housing beyond the mandate, affordable commercial space, public art, outdoor plazas, green building certifications, and stream restoration (with clarification on daylighting vs. restoration). Staff will return with final recommendations on fee-in-lieu allocation and TDR.
• Phasing & Vesting: Staff indicated that current practice allows up to 10-year vesting for master development plans but cannot vest future design reviews. Phasing of amenities is generally allowed but must be clarified.

Key Outcomes

• The commission agreed to schedule an additional study session before moving to a public hearing on the Bell Red LUCA, delaying the public hearing from July to later in the year (likely fall 2026).
• Staff will refine criteria for the private street alternative, including performance standards and enforcement mechanisms, and will continue discussions with the transportation department on street typologies.
• Staff will return with a clearer definition of “stream restoration” in the amenity system and consider adding East Rail Trail access as an express amenity.
• The commission expressed a preference for directing all fee-in-lieu proceeds to affordable housing, with potential allocations for arts and parks to be resolved.
• The minutes of the April 22, 2026, meeting were approved unanimously.
• The meeting was adjourned after a motion and second.