Residents urge care on Newport Hills upzoning, warn of tree loss and business displacement

Dozens of residents and business stakeholders spoke during the oral‑communications portion of the July 10 Planning Commission meeting, focusing on Newport Hills Shopping Center and the proposed changes to land‑use categories in the comprehensive plan periodic update.

Susan Baugh, a Newport Hills resident, told the commission the community has waited decades for a viable redevelopment and urged the comp plan update to allow flexibility that could encourage revitalization and housing choices. "We want to provide a positive voice in the comp plan update process and the neighborhood review process. Please support a flexible, updated comp plan that will encourage revitalization of the Newport Hills Shopping Center," she said.

Other residents cautioned against using the comprehensive plan as the vehicle to rezone the neighborhood, saying rezoning should come after neighborhood‑level engagement. Heidi Dean told the commission the neighborhood did not receive clear notice that rezoning was under consideration and argued that zoning changes should be considered in the neighborhood planning process so all residents can participate.

Environmental concerns featured prominently. Nicole Myers highlighted how changes in land‑use categories could reduce tree‑retention requirements: she cited staff materials showing tree‑credit requirements shifting from 5 tree credits per 1,000 sq ft in R‑2.5 to as few as 2 credits under a higher designation, and warned that upzoning could materially reduce Bellevue’s canopy unless protections are preserved.

Small‑business impacts were also raised. Commissioner Lou and speakers noted the city has an existing business relocation program (policy ED‑46) and a complementary policy under development (ED‑47) to identify at‑risk areas, but several commenters and commissioners asked staff to prioritize neighborhood relocation or on‑site accommodation approaches to keep independent businesses in their communities during redevelopment.

Developers and owner representatives also testified. Divya Kapuria of Hartman, representing Newport Hills ownership, said the owners have engaged stakeholders and that the aging buildings make redevelopment difficult under current zoning; she urged a flexible NB (neighborhood business) zone to make redevelopment viable. Ian Morrison, speaking for Crossroads Mall ownership later in the meeting, made a similar point for that site and advocated for a mid‑rise periphery with a higher core near transit.

The commission heard a range of positions: neighborhood residents emphasized public participation, canopy protection and business retention; owners and developers emphasized feasibility and the need for flexible zoning to attract investment. Several commissioners signaled interest in preserving predictability for smaller centers while enabling larger, EIS‑studied centers to pursue greater intensity.

The public comment record and these themes were explicitly referenced during the commission’s subsequent study session and votes on the periodic update.