This amendment to Bellevue's land use code will revise design standards, guidelines and the review process to align with House Bill (HB) 1293.
Background
Introduced January 13, 2023, and signed into law on May 8, 2023, HB 1293 requires that local governments that review projects for compliance with design standards streamline development regulations. This review process is commonly referred to as “design review.” The goal of design review is to promote certain aesthetic standards that align with adopted neighborhood goals and policies.
The legislation aims to provide clear and objective design requirements for development projects. Per HB 1293, design review must happen at the same time as review for other project permits or be integrated into the permit review process in such a way that design review does not delay the overall project review. Additionally, this review can only require one public meeting. HB 1293 also encourages regulations that help expedite review for projects with dwelling units affordable to low-income and moderate-income households. Bellevue must adopt regulations to comply with HB 1293 by June 30, 2025.
How do we currently review and regulate design in Bellevue?
The design review process, codified in Part 20.30F LUC, establishes the procedure and criteria that city staff uses to make a decision on projects that are required to obtain a Design Review Permit. For most projects, the City of Bellevue processes Design Review administratively, which means that city staff are tasked with ensuring adherence to any requirements and are ultimately responsible for approving or denying a permit application.
Bellevue's design standards and guidelines exist in multiple locations within the land use code, and regulate multi-family, mixed-use, and non-residential projects. Design standards are elements that are required for inclusion in a project for it to gain approval. Design guidelines are intended to help aid an applicant in understanding the desired design outcomes for a project but are not required for approval.
What is changing?
Some structural change to how design regulations and guidelines are written and organized is anticipated to provide consistency in how to review and read the code. The code will also be updated for clarity between what is required, versus what is optional or provides guidance. Some design guidelines may ultimately be removed from the code, and some design guidelines may be converted into standards. Guidelines anticipated for removal will be those which are not used and/or have not been shown to be practical for review in development projects. The existing guidelines anticipated for conversion to required standards are those which can be conveyed objectively, are already used frequently in projects that have led to good design outcomes.
What is not changing?
No new design standards or guidelines will be introduced with this amendment. Because the majority of anticipated changes will provide better clarity and consistency, staff don’t anticipate a significant amount of change for applicants. Bellevue does not have a design review board and the administrative review process will continue as it does now.
Related Projects
Project Timeline and Schedule
| Date | Meeting, Event or Action | Links |
|---|---|---|
| 7/16/2024 | City Council Study Session | City Council Agenda Materials |
| 10/23/2024 | Planning Commission Study Session | Planning Commission Meeting Agenda Materials |
| 12/11/2024 | Planning Commission Study Session | Planning Commission Meeting Agenda Materials |
| 1/22/2025 | Planning Commission Public Hearing | Planning Commission Meeting Agenda Materials |
| 2/4/2025 | City Council Study Session | City Council Agenda Materials |
| 3/4/2024 | Council Action | City Council Agenda Materials |