Bellevue Zoning & Land Use Guide
Notable local initiatives in Bellevue
Named ordinances, statutes, and reforms specific to Bellevue — each linked to an official source you can verify directly.
Bellevue Land Use Code (Title 20) — Downtown (DT) Districts
Bellevue regulates land use through Title 20 of the Bellevue City Code, with separate Downtown sub-districts in Part 20.25A LUC: DT-O-1 (Downtown-Office 1) for the most intensive office/retail/hotel/urban-residential uses, DT-R (Downtown-Residential), DT-OB (Old Bellevue) preserving area character, and DT-OLB (Office and Limited Business) for integrated mixed-use complexes. Downtown is Bellevue's primary high-rise core adjacent to East Link light rail.
Source · bellevue.municipal.codesLUC 20.20.120 — Accessory Dwelling Units (HB 1337 implementation)(2024)
Under LUC 20.20.120, Bellevue allows up to two accessory dwelling units per lot in any single-family land use district — one attached and one detached, or a combination — implementing Washington HB 1337 (2023). Detached ADUs are limited to 24 ft in height (28 ft over an existing accessory structure); maximum ADU floor area is 1,200 sq ft.
Source · bellevue.municipal.codesWilburton Vision Implementation (Ordinance No. 6802, 2024)(2024)
Adopted by Bellevue City Council on July 23, 2024, Ordinance No. 6802 implemented the Wilburton Vision — a ~300-acre transit-oriented redevelopment area east of Downtown, anchored by the 2 Line (East Link) light-rail Wilburton and East Main stations. The amendment updated the Wilburton/Northeast Eighth Street Subarea Plan, future land use map, and density/height standards to enable mixed-use buildings up to 45 stories between I-405 and the Eastrail corridor.
Source · bellevuewa.govWashington HB 1110 (2023) — Middle Housing in Bellevue(2023)
As a city of ~152,000 within a Metropolitan Planning Organization, Bellevue is in HB 1110's most restrictive tier and must permit at least four units per lot citywide in residential zones, and six units per lot within 1/4 mile of major transit stops. King County's GMA compliance deadline is December 31, 2024; Bellevue is implementing through its Middle Housing Code Amendments project.
Source · app.leg.wa.govWashington HB 1337 (2023) — Statewide ADU Mandate(2023)
HB 1337 (Chapter 334, 2023 Laws) requires Bellevue to allow two ADUs per lot in single-family zones, prohibits owner-occupancy requirements, and limits parking mandates near transit. Bellevue's 2024–2025 ADU reform LUCA conformed Title 20 to these requirements.
Source · app.leg.wa.gov
Key Zoning Facts
Bellevue Zoning Overview
Bellevue is a major city in Washington with approximately 151,854 residents, located in King County. The city manages land use and development through its zoning code, administered by the Development Services Department. Bellevue's zoning divides the municipality into districts regulating permitted uses, building heights, lot sizes, setbacks, and density.
Bellevue follows the Washington State Building Code (WAC 51-50/51), which is based on the International Building Code (IBC) and International Residential Code (IRC).
Primary Zoning Districts
Bellevue's zoning code ranges from very low to moderate density residential. The R-1 district requires a minimum lot size of 1 acre for estate-style development. The R-2.5 district requires approximately 17,500 square foot lots, while R-3.5 requires 12,500 square foot lots. The R-5 district allows 8,000 square foot minimum lots with setbacks of 20 feet (front), 5 feet (side), and 25 feet (rear). The R-10 district supports higher-density multifamily development. All residential districts have a 35-foot height limit.
Commercial activity is served by the NB (Neighborhood Business) and CB (Community Business) districts. The LI (Light Industrial) district provides for warehousing and light manufacturing uses.
ADU (Accessory Dwelling Unit) Rules
Bellevue allows ADUs (Accessory Dwelling Units). Under Washington state law HB 1337 (2023), cities are required to allow ADUs, with up to 2 ADUs permitted per lot in most areas. This applies to cities planning under the Growth Management Act (which includes most urban Washington cities). Contact the Development Services Department for current requirements including size limits, setbacks, and permitting procedures.
Development Process
Development in Bellevue generally requires obtaining the appropriate permits. The process typically involves:
- Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review — For commercial and multi-family projects, submit a site plan for review
- Building Permit — Apply for a building permit with construction documents
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning.
Key Considerations
Before starting any development project in Bellevue, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements for their specific district
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the Development Services Department at (425) 452-6800 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Bellevue and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Bellevue or the municipal code before making development decisions.
Regulatory Layers That Apply in Bellevue
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Washington
- Building Code: WA State Building Code (WAC 51-50/51)
- State ADU Override: Yes (WA HB 1337 (2023) requires cities to allow ADUs; 2 ADUs per lot in most areas)
County — King County
- Role: County-level property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Min Lot
- 1 acre
- Max Height
- 35 ft
- Front Setback
- 30 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- 17,500 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 7.5 ft
- Rear Setback
- 25 ft
- Min Lot
- 12,500 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 25 ft
- Min Lot
- 8,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 25 ft
- Min Lot
- Varies
- Max Height
- 35 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
ADU Rules in Bellevue
State law (statewide context, not city-specific):
Washington HB 1337 (2023, effective July 23, 2023) requires cities and counties planning under the Growth Management Act to allow at least two accessory dwelling units per lot in zones that permit single-family homes within urban growth areas. The law limits impact fees on ADUs, prohibits owner-occupancy requirements, and requires that ADUs of at least 1,000 sq ft be allowed. HB 1110 (2023) separately legalized middle housing (duplexes through sixplexes depending on city size).
For local size, setback, and parking specifics, contact the City of Bellevue Development Services Department.
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Bellevue are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Bellevue permit fees →Official Sources
City-specific