Bellevue: Middle Housing Land Use Code Revision (Draft)
In response to state mandates outlined in HB 1110 and HB 1337, Bellevue is undertaking significant revisions to its Land Use Code. HB 1110 compels the city to expand housing options by allowing up to four units per lot (six near transit or with affordable units), necessitating the inclusion of diverse housing types like cottage housing, stacked flats, courtyard apartments, and townhouses, while respecting existing density limits. Complementing this, HB 1337 requires updates to regulations governing accessory dwelling units (ADUs), recognizing their vital role in meeting the state's unit-per-lot requirements. These legislative directives are the driving force behind the proposed amendments to Bellevue's Land Use Code, aimed at diversifying housing stock and increasing density to address evolving community needs.
The Draft Middle Housing Land Use Code Amendments (LUCA) of February 2025 proposes significant changes to Bellevue's residential zoning, primarily focused on increasing housing diversity and affordability. The amendments modify Title 20, the Land Use Code, impacting land use districts, permitted uses, and dimensional requirements.
One key change involves the reclassification and expansion of permitted housing types within various residential districts. The amendments clarify and expand the definition and allowances for "middle housing," which includes duplexes, triplexes, and other multi-unit structures, particularly in areas designated for low to medium-density residential use. This expansion seeks to address the city's growing housing needs by allowing for greater density in traditionally single-family zones.
The amendments also address affordable housing through the introduction of an "affordable housing (AH) suffix." Properties with this suffix are granted flexibility in providing attached residential dwellings, deviating from standard single-family restrictions. This aims to incentivize the development of affordable units by offering density bonuses and modified dimensional requirements. Specifically, it enables greater density on sites with an AH suffix, and simplifies the process for developing affordable duplexes and triplexes within subdivisions.
Changes to dimensional requirements, such as setbacks, lot coverage, and building heights, are also proposed. These modifications are intended to accommodate the increased density associated with middle housing and affordable housing developments. For example, adjustments to side yard setbacks and building height allowances are made, with some variations depending on the provision of underground or basement parking.
Furthermore, the amendments revise regulations for accessory dwelling units (ADUs). The regulations now allow for both attached and detached ADUs, with increased flexibility in floor area and parking requirements, particularly near major transit stops. The amendments also clarify the rules regarding conversions of existing structures, such as garages, into ADUs, and address the height and setback requirements for detached ADUs.
The LUCA also updates the use charts, specifying permitted uses within each residential district. Notable changes include modifications to the regulations for city parks, particularly regarding lighted sports fields and beach parks in single-family and low-density zones, requiring conditional use approval in certain cases. The amendments also refine the regulations for supportive housing, ensuring that these developments comply with the standards of the underlying land use district.
Additionally, the amendments address nonconforming lots, providing clearer guidelines for their development. The rules regarding lot averaging in short plats and subdivisions are also revised, with specific allowances for reductions in lot size and width. Finally, the amendments update regulations related to adult entertainment uses, maintaining a buffer zone from residential districts and other sensitive areas.
For comprehensive details on these proposed changes and their potential impact on Bellevue's neighborhoods, please visit: Middle Housing Code Amendments | City of Bellevue.