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Bellevue council directs staff to begin high‑density residential district and PUD code updates, including Overlake Farms rezone work
Summary
The council voted to initiate code amendments to create a high‑density residential district (target ~60 units/acre), update Planned Unit Development rules to add objective standards and incentives (including tree retention and affordable‑housing incentives), and pursue legislative rezones (Crossroads, Factoria, and Overlake Farms). Motion to initiate the work passed unanimously.
The Bellevue City Council directed staff to begin work on a package of land‑use code changes to implement policies adopted in the recent comprehensive plan. City staff described three linked efforts: creating a new "high density residential" district (intended to permit densities up to about 60 dwelling units per acre), revising the Planned Unit Development (PUD) code to add objective standards and incentives for tree and open‑space preservation and affordable housing, and processing legislative rezones for targeted areas including Crossroads, Factoria and the Overlake Farms site.
Nick Whipple, code and policy director, said the high density residential district is intended to implement the comprehensive plan’s future land use map and provide transition standards and development regulations (height, setbacks, floor‑area ratio). Sean Edgel, senior planner, said the PUD changes would make the tool more usable, expand flexibility for sites over 10 acres and replace subjective compatibility tests with clearer objective standards.
Public commenters divided on Overlake Farms. A nearby resident asked whether the proposal would allow "600 units on this 40 acre site," expressing concerns about five‑ to six‑story heights, tree removal, traffic on 140th Avenue NE and neighborhood outreach. Representatives for Overlake Farms and its consultants said they support a legislative rezone consistent with the comp plan and would seek PUD incentives to preserve trees and open space, even suggesting up to 65‑foot heights on large sites in exchange for protected canopy and clustering.
Deputy Mayor Hamilton moved and the council seconded a motion directing staff to initiate the LUCA (land use code amendment), PUD updates and related legislative rezones and to refer the package to the planning commission. The motion passed with all present council members voting in favor. Staff outlined a tentative one‑year schedule for drafting, public engagement, environmental review as needed, planning commission consideration and final council action in 2027.
