City of Bellevue, WA

Common application types

• One- and two-family residence (BS)

• Single family addition (BR)

• Middle housing (MH)

• Clearing and Grading (GD)

• Tenant Improvement (BZ)

• Tenant Improvement, New use (BY)

• Preliminary Short Plat (LN)

• Critical Areas Land Use Permit (LO)

• Land Use Code Variance (LS)

• Boundary Line Adjustment (LW)

New homes and additions

New one- or two-family homes, and additions over 3,000 sq ft of new or replaced floor area, use a BS permit that also covers clearing and grading, demolition, electrical, mechanical, plumbing, right-of-way work and storm drainage connections. Minimum BS documents include an arborist report, a CSWPPP short form, a storm drainage report, structural or lateral calculations and construction documents including the survey, civil and structural plans. Smaller additions use a BR permit, with minimum documents including architectural and structural plans, a boundary and topographic survey, a CSWPPP, an energy code sheet or envelope summary, a residential site plan, a storm drainage report, a stormwater site plan, structural and lateral calculations and a value of improvements form. A geotechnical report and a critical areas or shoreline land use permit may be required during review.

ADUs and middle housing

Bellevue City Council adopted middle housing and ADU code amendments (Ordinance Nos. 6851 and 6852) on June 24, 2025 to comply with HB 1110 and HB 1337. A middle housing (MH) permit applies to single structures with 3 to 6 dwelling units; 1 or 2 units use a BS permit, and a single structure, or a site, with more than 6 units goes through the commercial multifamily process. ADUs permitted under the Land Use Code are treated as regular dwelling units for building permits, and projects with multiple buildings containing dwelling units need a separate GD permit so the site is reviewed together.

Decks, retaining walls and accessory structures

Decks less than 30 inches above ground and sheds, playhouses and gazebos of 200 sq ft or less need no building permit but must meet Land Use Code requirements. Retaining walls over 4 ft high, or supporting a surcharge, need a permit, and critical areas may require one at any height. Fences need no permit unless over 8 ft tall.

Commercial tenant improvements and change of use

Interior changes to a tenant space use a Tenant Improvement (BZ) permit, while initial buildout of a new tenant space or a change of use of an existing tenant space uses the BY permit. Minimum documents are an architectural plan, site plan and value of improvements form. Exterior signage, mechanical, electrical, plumbing and fire systems require separate permits.

Land use review

Land use reviews include preliminary short plat and preliminary plat, critical areas land use permit, conditional use, design review, variance, boundary line adjustment, SEPA and shoreline permits. A preapplication conference is required for conditional use, shoreline conditional use, preliminary plats and short plats, PUDs, master development plans, design review, design and mitigation permits and critical areas land use permits. Materials are due online at least 21 days before the conference, and written comments follow within three weeks.

Corrections and review

Bellevue may request additional information or plan revisions when plans are not aligned to code, and resubmittals go through MyBuildingPermit. The city publishes a target timeline report with expected review timeframes by permit type.

Tips from SASHKOV

• Upload a Document Waiver Form in place of any listed submittal document that does not apply.

• New home construction documents must be submitted as a single PDF bookmarked by plan type.

• A preapplication conference is free but is not intended to be used as a feasibility study.

Where to apply

Permitting authority: Development Services. Online submittals: MyBuildingPermit.