Bellevue planning staff seek commission direction on middle‑housing code: FAR cuts, units-per‑lot tiers, ADU rules

Bellevue Planning Commission members on Feb. 12 heard staff describe proposed changes to the Bellevue Land Use Code to implement Washington state’s House Bill 1110 (middle housing) and HB 1337 (accessory dwelling units), and were asked for direction before staff publishes a strike‑draft later in February.

Staff described a tiered approach that would require by‑right allowance of four units per lot citywide, allow six units per lot where two affordable units are provided on site (or, optionally, a fee in lieu), and permit up to nine units per lot in neighborhood centers, regional or county growth centers, or within a half‑mile of frequent transit service when the affordable requirement is met. Staff also proposed a change to single‑family floor‑area‑ratio (FAR) limits — reducing some single‑family FAR from 0.5 to 0.3 on larger lots while maintaining 0.5 for smaller lots — and keeping ADU square footage exempt from the FAR calculation to incentivize accessory units.

Why it matters: the code changes would alter how many dwelling units may be developed on existing single‑family lots, where additional units may be concentrated, and what development standards (setbacks, lot coverage, building height, parking) apply. Commissioners repeatedly framed the discussion around neighborhood character, feasibility for developers, implications for multigenerational households, and how the city would balance unit yield with infrastructure and livability.

What staff proposed and why

Development Services Assistant Director Nick Whipple summarized the state requirement and the staff proposal. “The state mandate ... allows you to have additional units when you provide on‑site performance for affordable housing,” Whipple said, and staff is asking whether to explore a fee‑in‑lieu option for the six‑unit citywide allowance in place of the two on‑site affordable units.

Code and Policy Senior Planner…