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DEVELOPMENT SERVICES UPDATE





Winter 2025





Middle housing information sessions





More opportunities to learn about upcoming changes to regulations for middle housing in Bellevue are coming up at the end of this month. The City will host three public information sessions to present key aspects of the draft middle housing regulations. Register online for one of the upcoming information sessions [ https://middle-housing-draft-code-info-session.eventbrite.com?utm_medium=email&utm_source=govdelivery ]. 

Upcoming events:


* Monday, Feb. 24 6:30 p.m.-7:45 p.m. Virtual via Zoom
* Thursday, Feb. 27 6 p.m.-7:15 p.m. at City Hall, Room 1E-112
* Monday, March 3 12 p.m.-1:15 p.m. Virtual via Zoom

Middle housing refers to housing types that fall between single-family homes and mid-rise multifamily buildings, including accessory dwelling units. These sessions will also explain how the proposed regulations align with recent state laws requiring most cities to allow these housing types more widely in residential areas. Community feedback on the draft will be collected and shared with the Planning Commission. Learn more on our Middle Housing project webpage [ https://bellevuewa.gov/code-amendments/middle-housing-code-amendments?utm_medium=email&utm_source=govdelivery ].






Attached townhomes in a row with garages under. A driveway runs in front of the townhomes with trees in the foreground and background.

Photo by Stanton J Stephens






Permit submittal updates and processing improvements

The City of Bellevue has updated its land use permit requirements to align with amendments to the Local Project Review Act under Senate Bill (SB) 5290. These updates, approved by the Bellevue City Council, aim to streamline processes, enhance transparency, and improve efficiency. Visit the Local Project Review Requirements page [ https://bellevuewa.gov/city-government/departments/development/codes-and-guidelines/local-project-review-requirements?utm_medium=email&utm_source=govdelivery ] for details on SB 5290 and the City’s efforts to improve permit processes.






Information sessions: Permit submissions and processing updates

The Development Services Department will host three information sessions to provide more information on the changes the City has implemented related to permit processing streamlining, including new submittal requirements, completeness checks and consolidated application materials.


* For developers of both single-family and other residential and major projects, we will have two opportunities: *March 12* at the Bellevue Development Committee [ https://bellevuewa.gov/development-activity/bellevue-development-committee?utm_medium=email&utm_source=govdelivery ] meeting and *April 3 at 12 p.m*. for a virtual session.
* A third information session is scheduled for *April 3 at 6 p.m.* specifically for customers seeking guidance on occasional permitting needs, like single-project applicants, small business owners, homeowners and other single-project applicants.

Additional information about these information sessions and registration information is available on the city website [ https://bellevuewa.gov/city-government/departments/development/codes-and-guidelines/local-project-review-requirements?utm_medium=email&utm_source=govdelivery ].






Two people stand looking at a laptop in front of an active construction site with heavy machinery in the background
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Sign code update

Photo by Stanton J Stephens. Two-story shopping area with signs on the front of buildings and a temporary sign in the foreground

Bellevue’s sign code hasn’t had a major update since 2006, so it’s time for a refresh. After the City Council kicked off the process in August, work is now underway. The update considers key factors like the need for clear directions, support for business visibility, and keeping Bellevue’s visual appeal. Since signs are an important part of the city’s look and feel, these changes will affect businesses, residents, and visitors. Want to learn more or get involved? Visit the project page [ https://bellevuewa.gov/code-amendments/sign-code-update?utm_medium=email&utm_source=govdelivery ] for updates on news and events.







Housing opportunities in mixed-use areas

Photo by Stanton J Stephens. Part of a two-story shopping center with a driveway in front; trees on the left side

The Housing Opportunities in Mixed-Use Areas (HOMA) land use code amendment is designed to encourage housing development. It proposes higher density, taller buildings and removing obstacles to building more homes. The proposal will create an affordable housing program—either mandatory or voluntary—in various mixed-use areas of the city. The proposal also updates land use districts and the city’s land use map. Additional information on the LUCA can be found on the project webpage [ https://bellevuewa.gov/HOMA?utm_medium=email&utm_source=govdelivery ]. The proposal will be presented to Planning Commission for a Study Session on February 26.







Tree removal-only permits: Preconstruction inspections required

A person with a chainsaw cuts part of a tree while standing in a piece of machinery that has lifted them high off the ground

If you're planning to remove a tree or have already applied for a GT (tree removal) permit, you must complete an inspection (#100) before starting work. A city inspector will visit your site to confirm which trees will be removed. This helps prevent confusion about what is allowed under the permit. You’ll also have a chance to meet the inspector who will approve the permit. Once the work is done, request a final inspection (#124) to confirm completion and close the permit.

For GT permit holders, call 425-452-6875 or visit MyBuildingPermit.com [ https://mybuildingpermit.com/?utm_medium=email&utm_source=govdelivery ] to schedule an inspection. Need details on Tree Removal Only permits? Visit our website [ https://bellevuewa.gov/city-government/departments/development/permits/clearing-grading-permits/tree-removal-only-clearing-grading-permit?utm_medium=email&utm_source=govdelivery ]. If you have a Clearing and Grading permit [ https://bellevuewa.gov/city-government/departments/development/permits/clearing-grading-permits?utm_medium=email&utm_source=govdelivery ] or plan to apply for one, remember that all such permits require inspections.







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Neighborhood planning underway

Neighborhood area planning is underway for Crossroads and Newport. As part of the Great Neighborhoods program, City Council initiated these updates in September 2024. The goal is to adopt plans that enhance livability with a focus on supporting strong neighborhood identity and improving public spaces and opportunities to gather.

Throughout March the planning team will engage community members in an exploration of urban design, which will focus on ways the city can enhance public spaces by making them more enjoyable and welcoming to be in. People who live, work, or play in Crossroads or Newport are invited to participate in hands-on activities at pop-up events or attend a workshop in March.


* Saturday, March 8 10 a.m.-12 p.m. Pop-up events in Crossroads and Newport
* Saturday, March 15 10 a.m.-12:30 p.m. Crossroads Urban Design Workshop
* Saturday, March 22 10 a.m.-12:30 p.m. Newport Urban Design Workshop
* Thursday, March 27 Pop-up events in Crossroads and Newport

To learn more, visit the online engagement hubs:


* Crossroads [ https://www.engagingbellevue.com/great-neighborhoods-crossroads?utm_medium=email&utm_source=govdelivery ]
* Newport [ https://www.engagingbellevue.com/great-neighborhoods-newport?utm_medium=email&utm_source=govdelivery ]





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Customer and Community Resources





Check out the new Right-of-Way Procedures manual

The Transportation Department recently launched a new Right-of-Way Procedures Manual [ https://bellevuewa.gov/sites/default/files/media/pdf_document/2025/cob-right-of-way-procedures-manual_published-12.23.24_0.pdf?utm_medium=email&utm_source=govdelivery ] which serves as a comprehensive guide for anyone conducting activities within the public right-of-way (ROW). The manual was developed to make information easy to access online and create consistent customer experience for those navigating permitting, project requirements, and other ROW-related procedures. Whether you are looking to construct a new building, install a new utility, remove a tree or replace a driveway, the manual communicates the processes and rules that minimize conflicts and promote public safety in the right-of-way, and ensure compliance with city standards, policies and guidelines. Additional information on the city's right-of-way can be found on the Transportation Department's website [ https://bellevuewa.gov/city-government/departments/transportation/permits-and-standards/right-way-procedures-manual?utm_medium=email&utm_source=govdelivery ]. 

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Tree code resources

In July, the Bellevue City Council updated the city’s Land Use Code and tree regulations to help protect Bellevue’s trees. These changes affect developers planning projects and property owners.

For development projects, new rules set a minimum number of trees based on property size and project type. Developers can meet this requirement by keeping existing trees, planting new ones, or paying a fee if planting isn’t possible.

For homeowners and property owners not involved in development, a permit is now required to remove large or landmark trees. Some properties also have new rules about replanting trees if a healthy tree is removed.

To make things easier, the City has created a lower-cost Clearing and Grading permit for limited tree removal on residential lots.

Need help understanding the new rules? Check out these simple guides:


* Tree Removals on Private Property – Find out when you need a permit, how to apply, and what to know before removing a tree.
* Tree Removal User Guide – A clear, easy-to-read summary of Bellevue’s updated tree regulations.

Find both guides and more details on our Tree Removal page [ https://bellevuewa.gov/city-government/departments/development/zoning-and-land-use/zoning-requirements/trees/tree-removal?utm_medium=email&utm_source=govdelivery ].

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Streamlining submittals for residential projects

Starting this year, the Development Services Department introduced a new process that allows residential builders to submit multiple building permit applications during the review of a final short plat and final plat – even before the plat is officially recorded. Key details to keep in mind: the assigned Land Use planner will request a Hold Harmless Agreement as part of the first review cycle. Additionally, as part of the decision criteria of a short plat or plat (LUC 20.45B.130.A.6 & LUC 20.45A.130.F) the land use staff cannot approve a variance for the associated building permits.

When submitting building permits, it’s important to ensure they meet all code requirements and align with future property boundaries. Builders are encouraged to notify land use staff in advance to help coordinate the process.

Previously, applicants could only submit one single-family permit during the review of a short plat or plat – and only if there was no existing home on the site. Under the updated process, builders may now submit multiple permits for review at the same time as the short plat or plat review.

Please note that the short plat or plat must be approved and recorded before building permits can be issued, except in cases in which one permit is allowed for a site without an existing home.

For additional information or questions, please contact Kimo Burden, Neighborhood Planning Manager, 425-452-5242 or CBurden@BellevueWA.gov <cburden@bellevuewa.gov>.






A building under construction peeking out above the clouds with a crane standing above the top story




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For alternate formats, interpreters, or reasonable modifications requests please phone at least 48 hours in advance 425-452-4570 (voice) or email (DS_Experience@BellevueWA.gov). For complaints regarding modifications, contact the City of Bellevue ADA, Title VI, and Equal Opportunity Officer at ADATitleVI@BellevueWA.gov. 









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