Zoning and permits in Bellevue, Washington

The online City of Bellevue Land Use Code is current through Ordinance 6839, passed March 4, 2025.^† Some sections carry later notes. The parking section says it has been amended by Ordinance 6846, which is pending codification,^† and by Ordinance 6851, also pending codification. ^†

This page read the code from captures current through the ordinance named above, plus the amendment notes noted here. A section may have changed since; check the City's current code before you rely on any line.

The district list sits in Chapter 20.10, Land Use Districts,^† where the code establishes each land use district in the City. ^† Our October 2026 research did not find every row of the list in a verified quote, so the table is not the whole list.

The list also includes "Office and Limited Business" (OLB)^† and "Office and Limited Business 2" (OLB 2). ^†

Several areas have their own code part: Part 20.25A for Downtown,^† Part 20.25D for BelRed,^† Part 20.25R for the Mixed-Use Land Use Districts,^† Part 20.25P for the Eastgate Transit Oriented Development Land Use District^† and Part 20.25Q for the East Main Transit Oriented Development Land Use District. ^† Read both the district list and any area part that covers your site. Find the designation on the City's zoning map first. An area part can add rules the general chapter does not show.

Here are three purpose statements in the code's own words, since the exact wording matters here. The Downtown line is one sentence from its section, not the whole statement.

General Commercial: "General Commercial is a mixed retail and commercial designation that provides for the location of a wide variety of business activities that provide goods and services to other businesses and the general public." ^†

Downtown, from section 20.25A.010: "It is to be developed as an aesthetically attractive area of intense use." ^†

BelRed: "BelRed is a major mixed use employment and residential area characterized by a transit-oriented, nodal development pattern, over time replacing the area’s original low intensity light industrial and commercial past." ^†

A purpose statement does not grant a use. If your project fits the stated purpose, say so in your application in the code's own words.

Uses are listed in Chart 20.10.440, and its key has two marks: P for permitted use and C for conditional use.^†† The office and commercial columns run across Professional Office, Office, "Office/Limited Business", General Commercial, Neighborhood Business and Community Business. ^† Find your use's row, read across to your district's column and note the mark. A blank cell is a question for the City before you sign, not after.

The City of Bellevue's own advice is the same: before you buy a property or lease a tenant space, find out what it is zoned and what uses are allowed. ^†

The council adopted the Wilburton TOD code amendments in June 2025 through Ordinance 6846.^† The City Council agenda for Tuesday, May 5, 2026 listed council initiation of the Downtown Livability 2.0 Land Use Code Amendment.^† A City meeting agenda for Wednesday, October 28, 2026 lists a public hearing on the BelRed Look Forward Land Use Code Amendment. ^† If your site is in an area with an amendment under way, read the draft as well as the adopted code. The rules at application can differ from the rules at closing.

The City of Bellevue's Development Services handles land and building permits in one stop, and the process is completely paperless.^†† Land use applications typically come before construction permit applications. ^†

1. Preapplication conference. Some projects need preapplication review before a formal land use application.^† The conference is free.^† It happens at the schematic design phase, before you submit a formal application.^† Materials go in online at least 21 days before the conference date.^† Staff from the Building, Clearing & Grading, Land Use, Transportation, Utilities and Fire review groups may attend.^† It is not meant to be a feasibility study. ^†
2. Land use application and notice. Most land use applications require public notice. ^†
3. Permit issued. The permit is issued to you electronically on your MyBuildingPermit dashboard. ^†
4. Inspections. Schedule them online through MyBuildingPermit or by phone at 425-452-6875.^† Scheduling all inspections and re-inspections is your responsibility. ^†
5. Occupancy. Sign-off on the final building inspection is your authorization to occupy, unless a certificate of occupancy is required.^† The City of Bellevue's building official issues certificates to the property owner before occupancy of all new commercial and multifamily buildings.^† The list also includes commercial tenant improvements involving a change in use.^† A temporary certificate, or TCO, is valid for 90 days. ^†

A permit has a clock: start the work within one year of issuance and finish it within three years.^† The preapplication conference is also where you learn typical review and permitting schedules and fees, which helps you build realistic financing and construction schedules. ^† If your lease depends on a change of use, put the certificate of occupancy in the lease timeline. Ask the landlord who schedules inspections and who pays if one fails.

In-person Permit Center services run Monday to Thursday, 10 a.m. to 3 p.m.^† For permit questions, the City lists 425-452-4898 and permits@bellevuewa.gov.^† You can also schedule one-on-one time with staff for general permitting questions.^† Preapplication questions go to 425-452-4188 or landusereview@bellevuewa.gov. ^†

These are the City's own contacts, printed as the City lists them. This site has no permit desk and sends nothing to the City.

Any sign erected, altered or relocated needs a sign permit.^† The City of Bellevue's zoning page carves out temporary and exempt signs.^† Design review rules for signs are in 22B.10.025.^† The City Council approved the code amendments on June 9, 2026, with a delayed effective date of Feb. 1, 2027. ^†

Downtown parking counts are set in Part 20.25A. ^† Signage and parking often decide whether a retail or office tenant can open on time. Read both sets of rules for the exact address before you agree to a sign or parking clause.

A restaurant needs plan review approval from Public Health - Seattle & King County before construction starts.^† It also needs that approval and a pre-operational inspection before it starts operating.^† Public Health says an initial review may take up to 8 to 10 weeks.^† You apply through the Public Health Permit Center,^† and the operating permit fee is separate from the plan review fee. ^† Confirm with Public Health that its review covers your site, and start health plan review alongside the City's building permit, not after it. A restaurant lease should give you time for both reviews before rent starts.