PLUSH Committee urges City to further streamline, revise downtown design review guidelines
On Monday, October 21, the Chamber’s PLUSH (Permitting, Land Use, Sustainability & Housing) Committee submitted a letter to the City of Bellevue’s Planning Commission regarding the revision of downtown’s design guidelines, particularly as it relates to the implementation of House Bill 1293.
Read the letter below.
Dear Chair Goeppele and Commissioners,
On behalf of the Chamber’s PLUSH Committee, we would like to extend our appreciation for the hard work and thoughtful approach the Commission has taken in revising the downtown design review guidelines. Your efforts to enhance clarity and address some of the existing challenges are highly valued by our committee.
After reviewing the proposed revisions, we would like to offer suggestions to help further align the guidelines with the intent of House Bill 12931, which seeks to establish “clear and objective development regulations governing the exterior design” that “[do] not result in a reduction in density, height, bulk, or scale below the generally applicable development regulations for a development proposal in the applicable zone.” Upon your approval and direction to staff, the PLUSH Committee proposes to survey our members, which include developers, architects and land use attorneys who regularly seek entitlements for new buildings in Downtown, and create a comprehensive list of code revisions necessary to achieve the following goals of HB 1293:
1. Subjectivity of Standards:
The proposed revisions still include many subjective standards that invite varying interpretations. This ambiguity can lead to disagreements among stakeholders about what the guidelines actually mean. One of the key intentions of HB 1293 was to eliminate such subjectivity in order to create a more predictable and transparent process for all involved. It is essential that the guidelines provide clear, objective criteria that everyone can understand and apply uniformly. As just one example of where subjective language still exists in the current draft], proposed 20.25A.150.B. states: "Use forms, proportions, articulation, materials, colors and architectural motifs that are suggested by and complement adjacent buildings." While I may have an interpretation of what this means when I'm trying to apply it to a proposed building, others may have a different opinion of what "complements adjacent buildings." This is not a clear and objective standard, and the standards should be revised to eliminate such subjectivity.
2. Height, Bulk, and Scale:
The revisions also fall short in ensuring that the standards do not unintentionally reduce the height, bulk, and scale of buildings beyond what is permitted by current zoning regulations. To align with the intent of HB 1293, I urge the commission to include a clear statement in the guidelines affirming that no revisions will lead to such reductions. This addition would provide necessary clarity and assurance that the standards will respect existing zoning allowances.
3. Provisions Applicable to the Interior of Buildings:
The Downtown land use code currently contains design standards that apply to the interior of buildings, which must be removed in order to comply with HB 1293’s limitation of design guidelines to those governing the exterior.
While the revisions represent a step in the right direction, more work is needed to fully comply with HB 1293. The ultimate goal should be to create standards that are straightforward and easily understood by the public, applicants, and staff, ensuring that everyone can clearly grasp the intended outcomes.
Thank you for your consideration of our input. We look forward to continuing to work collaboratively on these important issues.