In 2022, 2023, and 2024, Bellevue residents participated in many passionate meetings to arrive at a shared vision for how we can protect our tree canopy where lots are being redeveloped. Instead of requiring a percentage of the existing trees to be maintained, it set standards for how many trees should be present after development, with tree credits based on the diameter of each tree trunk to satisfy those requirements.
There are three ways the Tree Code is being significantly weakened in the residential areas of Bellevue:
First, we are proposing to allow cottages by the acre on our large lots. If three bedroom, 1750 sqft + 300 sqft parking/storage cottages are built, you’d be allowed 22 for every acre of your property. If you have an acre and a half, you’d be able to have 33 of these homes. It is also possible to adjust the size down, and get a larger number of them. You could have 28 cottages that are 1400 sqft + 300 sqft for parking/storage on every acre. The areas that will be affected by this rule are home to a significant amount of Bellevue’s tree canopy.
Second, there is a special loophole for cottage housing that will greatly reduce the number of trees required. The former requirement for these large lot areas was 5 tree credits/1000 sqft of lot for a single family home, and 4 tree credits for any parcel with two or more dwellings. Cottage developments are getting special treatment with the Middle Housing LUCA, and will only be required to have 1 tree credit/1000 sqft of lot area.
Third, there is a new “tree health” provision to avoid tree crowding. Since the bar has been lowered to the floor for the cottage housing, I think they are actually unlikely to run into this issue, but some of the other middle housing types (duplexes, courtyard apartments, sixplexes, stacked flats, etc.) that still need 75 or 80% as much tree credits as a single family home may have trouble fitting them all in. The Tree Code recognizes this and offers tree credits for $1300 apiece, which will fund tree planting and arborist work in Bellevue. Of course, this annoys developers, so there’s a new provision on page 40 of the strike-draft that will give them credits for more trees than they actually plant, as long as they are careful to build and pave over so much of the lot that it would never be possible for more trees to exist there in the future, either.
Please come to the meeting this Tuesday, May 13th at 6pm in City Hall and tell the City Council that you still care about maintaining the standards in the Tree Code, and not to allow these changes to undermine it. HB 1110 only requires that we allow 4 housing units per lot in large cities like Bellevue, not an unlimited number of cottages! We’re getting so much capacity for new housing in the rest of the city that the limiting factor will be the number of construction teams, and we don’t need to accelerate development in our greenest and most car-dependent areas.
Current requirements are shown here; the Middle Housing LUCA would allow Cottage Housing to have the number of tree credits shown in the right column, which had previously been for commercial developments, etc.
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