Bellevue Planning Commission Meeting – July 23, 2026

The Bellevue Planning Commission met on July 23, 2026, in a hybrid format (in-person and via Zoom) to conduct three public hearings: the Evans Plaza Comprehensive Plan Amendment (CPA), the Transportation Conformance CPA, and the Parking Reform Land Use Code Amendment (LUCA). The meeting also included oral communications from the public, reports from the council liaison, and scheduling updates. The commission voted on recommendations for all three items, forwarding them to the city council.

Public Comments & Testimony

General Oral Communications (Public Comment)

• Several residents of the Woodridge neighborhood spoke about conflicts between new middle-housing permits and existing private covenants. They requested better permit transparency, on-site notices, and mailed notifications for middle-housing projects. Speakers included Marcel Van Houten (Woodridge Community Association treasurer), Eric Brand (physician and board member), David Lee (commercial developer), Carol Schiller, and Julie Cobb. They emphasized that the city should not enforce covenants but should improve the process to avoid costly litigation.
• Alex Zimmerman spoke about lack of affordable senior housing and criticized the city’s housing policies. He was warned to stay on topic and later removed after disruptive behavior.

Evans Plaza CPA Public Hearing

• Tenants and neighborhood residents testified. Small business owners (Rebecca Chatfield of Best Friends Bellevue Pet Salon, Mohammed Roshan Khan of Shahana Steakhouse) described the thriving commercial center and expressed fear of displacement. They asked for protections, longer notice, and relocation assistance.
• Bridal Trails residents (Barbara Hughes, Warren Halverson, Pamela Johnston, Loretta Lopez, Norman Hanson) opposed the applicant’s high-density proposal, citing traffic congestion, loss of retail, and inadequate transit access. They argued the process lacked robust public engagement and that the site is not transit-oriented.
• Alex Zimmerman also spoke against the plan, calling it a “fake” plan and urging rejection.

Transportation Conformance CPA Public Hearing

• Only Alex Zimmerman registered to speak. He was removed after being disruptive and not staying on topic. No other public comments were received.

Parking Reform LUCA Public Hearing

• Nava Carlisle (Bellevue Chamber intern) spoke in favor of reducing parking requirements. She requested elimination of the citywide visitor parking requirement, removal of minimum parking in growth centers and transit areas, and a standalone administrative departure process for parking reductions.

Discussion Items

Evans Plaza Comprehensive Plan Amendment (CPA)

• Staff presented a recommendation to change the site’s land use designation from General Commercial to Low Rise One Mixed Use (LR1) instead of the applicant’s requested Low Rise Two Mixed Use (LR2). Staff argued that LR1 is consistent with the comprehensive plan, given limited transit access and the Pineview neighborhood center’s character.
• The applicant (Steve Malson, Evans Wakefield) argued for LR2, noting proximity to highways and light rail (though stations are a mile away) and the need for higher density to support mixed-use development.
• Commissioners discussed the “significantly changed conditions” criterion. Commissioner Keppel and Kennedy expressed doubt that policy changes since the 2024 comprehensive plan update met the high threshold. Commissioner Ferris and Nilcheon felt the neighborhood center designation constituted a significant change. Commissioner Liu supported the staff recommendation.
• The commission voted on a motion to recommend the staff’s LR1 designation. The motion carried (2 ayes, 2 opposed, 0 abstentions, with one commissioner possibly not voting).

Transportation Conformance CPA

• Staff presented minor amendments to align the transportation element with updated functional plans (Mobility Implementation Plan and Transportation Facilities Plan). The changes remove references to superseded plans and update a 12-year timeframe to 20 years.
• The Transportation Commission had previously reviewed and recommended the amendments.
• Commissioners unanimously supported the staff recommendation.

Parking Reform Land Use Code Amendment (LUCA)

• Staff presented a draft to comply with state laws (SB 5184, SB 6015, HB 1491) and consolidate parking regulations. Key changes: location-based and use-based parking exemptions, reduced minimum ratios, visitor parking requirement citywide, and new parking development standards.
• Commissioners discussed:
  • Visitor parking: staff clarified the requirement is allowed under state law and applies to new residential projects only. Commissioner Kennedy noted the need for visitor spaces.
  • Shared parking: Commissioner Keppel suggested stronger incentives; staff recommended a wait-and-see approach.
  • Parking space width: staff proposed two alternatives for incentivizing wider spaces. Alternative Two (allowing a mix of 9-foot and standard spaces with a 10% reduction for all spaces being 9 feet, or a 12% reduction if all are 9 feet) was favored by commissioners as a compromise.
• Commissioners expressed support for the wait-and-see approach on shared parking and Alternative Two for width incentives.

Key Outcomes

• Evans Plaza CPA: The commission voted to recommend the Low Rise One Mixed Use designation (staff recommendation) to the city council. The motion carried with a divided vote.
• Transportation Conformance CPA: The commission unanimously recommended approval of the minor amendments to the city council.
• Parking Reform LUCA: The commission voted to recommend approval of the LUCA to the city council with the adoption of Alternative Two for parking space width incentives (allowing a mix of 9-foot and standard spaces with a 10–12% reduction). The motion carried unanimously.
• Meeting adjourned at approximately 10:00 PM.