The Bellevue City Council has approved a temporary ordinance that places new development restrictions on a section of Main Street in Old Bellevue, requiring future projects to preserve or reconstruct pedestrian-oriented facades in order to maintain the neighborhood’s “unique and historic qualities.”
The measure passed on Feb. 10 in a 4-3 vote and establishes an Interim Official Control (IOC) for properties located along Main Street between 100th Avenue NE and Bellevue Way.
What the Temporary Ordinance Requires
Under the interim code, any new development within the designated area must be “compatible” with adjacent properties and reflect the neighborhood’s established design characteristics.
Specifically, property owners seeking to demolish a facade that is more than 50 years old must demonstrate that it has “no historic or cultural value” before removal can be approved.
City officials have noted that none of the buildings within the affected area are currently designated as national or state historic landmarks or historic places.
The ordinance does not apply to projects that have already been approved or have vested under current zoning regulations.
Development Proposal That Prompted the Action
The council’s action follows development activity in Old Bellevue, including a proposal by Vander Hoek Corp. for a 176-unit apartment project at the intersection of Main Street and 103rd Avenue Northeast.
Permit filings submitted approximately one year ago outline plans for an eight-story apartment building with 176 residential units and more than 10,000 square feet of ground-floor retail space. Updated filings submitted in February indicate a potential construction start in early 2026.
Because the project has already vested under existing zoning regulations, it is grandfathered in and will not be affected by the newly adopted Interim Official Control.
Instead, the temporary measure will apply to other properties along Main Street that have not yet begun the permitting process.
Scope of the Interim Official Control
The affected stretch of Old Bellevue consists primarily of low-rise commercial buildings with street-level retail spaces and small businesses. None of the properties in the area currently carry formal historic landmark status.
An Interim Official Control is a temporary land-use tool that allows a city to immediately impose development regulations while permanent policies are studied and drafted. Under state law, interim controls are effective for up to six months. The designation also requires a public hearing within 60 days.
According to city staff, the IOC is intended to provide time for evaluation and the development of long-term standards without delaying action through an extended hearing process at the outset.
What the Ordinance Does Not Do
The temporary ordinance does not require developers to preserve existing businesses or tenants. Under current land-use regulations, the City of Bellevue cannot mandate that property owners retain specific commercial occupants when redeveloping a site.
While future regulations could address building size, scale, or architectural design standards, they would not compel developers to maintain current retail tenants.
The Interim Official Control remains in effect while the city considers whether to adopt permanent development standards for the Main Street corridor in Old Bellevue.
