Bellevue Planning Commission Study Session on Bell Red Land Use Code Amendments – September 10, 2026

Date note: The transcript identifies the meeting date as September 9, 2026, but the instruction specifies September 10, 2026. This summary uses the provided date.

The Bellevue Planning Commission held a study session on the proposed Bell Red Land Use Code Amendments (LUCA) on September 10, 2026. The meeting included public testimony from 16 speakers, a staff presentation on updated draft code provisions, and commission discussion. At the end, the commission voted to set a public hearing for the LUCA.

Consent Calendar

• Approved the meeting agenda by unanimous vote.
• Approved the minutes from June 24, July 9, and July 22, 2026.

Reports

• Councilmember Bargava reported that the City Council unanimously approved a development agreement for bridge housing in Bell Red and reviewed parking reform work, with general support but requests for further analysis on reduced parking near frequent transit, visitor parking, and senior housing exceptions.

Public Comments & Testimony

• Valentina Venevo (resident): Opposed the proposed Spring Boulevard road through a planned park in Bell Red, arguing the 2009 plan is outdated given new transit, safety knowledge, and environmental concerns (wetland and stream). She advocated for a multi-use path instead.
• Rebecca Bloom (Columbia Pacific Advisors): Described a 9-acre project with 1,100+ units and extensive amenities. Stressed that high costs (energy code, sales tax, affordable housing) make projects challenging and proposed a “Bell Red Arts” district with shared cost offsets.
• Matt Rowie (architect/planner): Tested the street grid on dozens of properties and found it impractical due to existing buildings, grades, and landlocked sites. Recommended eliminating the mandatory grid or allowing shared-use paths and increased bonus points for street construction.
• Patrick Hanks (Bellevue Chamber of Commerce): Thanked staff for progress but noted economic conditions require a code that works “day one.” Key concerns: mandatory street grid and development agreement eligibility for smaller sites.
• Megan Webb (King County DNRP): Promoted Transfer Development Rights (TDR) as a market-based tool that could fund open space and other priorities in Bell Red, offering a potential $1 million grant and 25% revenue return to the city.
• Layla Kademi (land use attorney): Supported development agreements but urged broader eligibility (sites smaller than 4 acres or with street grid burdens) and more flexible public benefit requirements.
• Morgan Shuck (Echo Northwest, for Bellevue Chamber): Presented independent analysis showing near-zero feasibility under current market conditions. Recommended calibrating street/stream obligations, day-one offset tools, and aligning affordable housing with MFTE.
• Paulo Sullivan (Albertson property owner): Opposed the required east-west connection road, citing a traffic study showing up to 6,000 dwellings can be built without it. Called the road unnecessary and expensive.
• Brady Nordstrom (HTC): Asked for clarification on the allocation of amenity fees (35% housing, 50% open space, 15% arts) and expressed concern that a proposed catalyst program for medical/life sciences on 116th Avenue could reduce affordable housing funds.
• John Morasco (Albertson property): Submitted a traffic analysis concluding up to 6,000 units or 1.2 million sq ft of commercial can be built without the east-west connection. Advocated for flexible block perimeter standards instead of a prescriptive grid.
• Jesse Clausen (O'Brien Auto Group): Highlighted private easements preventing road construction and argued the development agreement provisions improperly constrain City Council discretion. Opposed the street grid.
• Lucy Zapon (Imagine Housing): Asked to eliminate the prescriptive street grid in favor of multimodal pathways to reduce costs and improve safety.
• Alex Zimmerman (resident): Criticized the city for prioritizing corporate interests over ordinary residents, citing high housing costs and a large budget surplus.
• Steve Malsom (developer, Evans Wakefield): Provided examples from Lynnwood and Marysville where flexible approaches allowed successful large-scale developments. Urged avoiding overly prescriptive street grids.
• Lori Keller (Bellevue College): Expressed support for the LUCA and institutional zoning category, and for continued partnership with the city.

Discussion Items

• Staff Presentation (Christina Gallant and Charlie Engel): Summarized key updates to the draft LUCA, including: a fee-in-lieu for the amenity system set at $39/square foot (matching downtown); allocation of fees (35% housing, 50% open space, 15% arts); enhanced stream restoration incentives; removal of two street segments; a new flexibile pathway for public street substitution with private streets (via director review); development agreement eligibility for sites larger than 4 acres with mandatory street grid (requiring 3 public benefits for broader modifications); on-street parking reduction options; a commercial catalyst program for medical/life sciences on 116th Avenue (850,000 sq ft eligible for 50% MHA fee reduction); a Sound Transit parcel height bonus; and a tentative schedule leading to City Council review in early 2027.
• Commission Discussion: Commissioners focused heavily on the street grid, with several members (Nilchian, Conlu, Keppel, Ferris, Via Veses) requesting additional flexibility, a clearer “performance path,” or reduced prescriptiveness. Staff defended the grid as essential for connectivity and public investment, but acknowledged the built-in flexibilities. Other topics included TDR prioritization, pioneer program possibilities, development agreement size thresholds, assurance devices for stream daylighting, and sidewalk widths in private street alternatives. Commissioner Conlu questioned the 25% assurance device level for stream daylighting, preferring a higher percentage.

Key Outcomes

• Unanimously voted to direct staff to schedule a public hearing for the Bell Red Land Use Code Amendments. The hearing date will be determined at a future meeting.
• Staff was asked to consider the following input for further refinement:
  • A potential pioneer program to incentivize early development.
  • Expanded TDR prioritization and integration.
  • Clarification of street grid goals to guide alternative proposals.
  • Broadened development agreement eligibility beyond 4-acre sites.
  • Reduced sidewalk width requirements (e.g., 8 feet) for private street alternatives.
  • A more explicit performance path for street grid compliance.
  • Revised assurance device levels for stream daylighting incentives.
  • Calibrated amenity fee allocation (e.g., 33% each) or further rationale for the current split.
• The commission also approved the minutes from previous meetings without objection.