Applications 21-103193-LP (Master Development Plan), 21-103193-LD (Design Review) and 25-110467-LS, 25-110468-LS (Variance)
Pinnacle International owns a parcel of land in the Northwest Village District of Downtown Bellevue at 10100 NE 10th Street. Pinnacle International has submitted applications for Master Development Plan and Design Review approvals for the site.
Master Development Plan
A Master Development Plan (MDP) helps the City make sure that large, multi-building projects meet the goals of the Comprehensive Plan and follow the requirements of the Land Use Code. The MDP review looks at the overall concept and design of the proposal and how the site will be arranged. Key elements reviewed include site improvements, open space, building dimensions, access points, pedestrian pathways and other important site details.
An MDP is not meant for reviewing the details of individual buildings or specific projects. That level of review happens during the Administrative Design Review (Design Review/ADR) application process. Design Review applications are typically submitted after the city approves the MDP. However, for this project, the MDP and Design Review applications have been consolidated and are being reviewed at the same time.
Design Review
The Design Review must generally follow the approved MDP. During Design Review, the city reviews the proposal in more detail to ensure it meets zoning rules, landscaping requirements, streetscape design and parking ratio. The city also reviews elements like building design, lighting that could spread beyond its intended area (also known as lighting spillage) and glare, recreational spaces and access for moving van and loading areas.
Variance from Land Use Code
The applicant submitted two variances from the Land Use Code (LUC) provisions of LUC 20.25A.075, Floor Plate Reduction and Tower Separation which applies to buildings 4, 5 and 6 of Pinnacle North. This request coincides with an application under review for a Master Development Plan (file number 21-103192-LP) and Administrative Design Review (file number 21-103195-LD) for the Pinnacle North Development. The applicant is requesting relief from the 10% floor plate reduction and flexibility from the tower separation distance requirement of 60 feet. A decision on these two Variance requests will be combined with the future decision on the associated Master Development Plan and Design Review applications.
Land Use Decision
MDP, Design Review and Variance applications are Process II land use applications. Following the city’s technical review of the application, the Director of Development Services makes the final land use decision. The Land Use Code allows for a consolidated report and decision when multiple permits are associated with the same project; therefore, the decisions for all 3 Process II Pinnacle North applications will be consolidated to one. Because this is a city administrative process to review a specific development project, neither the planning commission nor the city council is involved in the land use decisions issued by the city for this project.
Pinnacle North Overview
Pinnacle North has proposed demolishing the existing buildings to construct six residential towers, ranging from 15 to 26 stories. The ground floor will include active spaces large enough for a grocery store and other service-focused retail. The project will also feature two outdoor plazas totaling 3,000 square feet, located along 102nd Ave. NE and the NE 10th Street. Plans include 1,613 residential units with 84 designated as affordable housing. Future residents will have access to rooftop amenities, including a fitness center, swimming pool, pet park and a children’s play area.
The project is approximately 4.46 acres and spans two zoning areas: Downtown Mixed Use (DT-MU) and Downtown Residential (DT-R). It also falls under the Downtown B-1 and B-2 Perimeter Overlay areas.
The applicant plans to build the entire development in a single phase, with construction tentatively scheduled for completion in 2028, though this timeline is subject to change.
The Pinnacle North project is located on a 4.46-acre parcel that spans two zoning designations: Downtown Mixed Use (DT-MU) and Downtown Residential (DT-R). The development is primarily governed by the DT-R/Overlay B-1 and DT-MU/Overlay B-2 regulations, which sets limits on density, building height and bulk. A small portion of the site along the northern edge falls within the DT-R Perimeter Overlay A-1 and will be used for a landscape buffer.
The applicant intends to complete the project in a single phase, with construction expected to begin in 2026 and finish by 2028, though these timelines may change.
Pinnacle North Timeline and Status
- February 2021 Application submitted
- March 2021 Application deemed complete
- April 2021 Notice of application published
- June 2021 Virtual public information meeting
- May 2021 Revision 1 requested
- September 2021 Revision 1 submitted
- November 2021 Revision 2 requested
- July 2022 Revision 2 submitted
- October 2022 Revision 3 requested
- February 2023 Revision 3 submitted
- May 2023 Revision 4 requested
- September 2023 Revision 4 submitted
- January 2024 Revision 5 requested
- July 2024 Revision 5 submitted
- September 2024 Revision 6 requested
- December 2024 Revision 6 submitted
- February 2025 Revision 7 requested
- March 2025 Revision 7 submitted
- April 2025 Revision 8 requested
- May 2025 Revision 8 submitted
- April 28, 2025 Variance applications submitted to city
- May 5, 2025 Determination of Complete Application
- May 8, 2025 Notice of Application posted