The Kirkland Planning Commission met on October 14, 2021, from 7:00 PM to 9:48 PM to conduct a study session on the Bridle Trails Neighborhood Center Community-Initiated Amendment Request (CAR) filed by TechCity Bowl, and to hold a public hearing on the 2021 Annual Comprehensive Plan Amendments. The Commission also approved minutes from previous meetings and received administrative updates. Public Comments & Testimony - Jeremy Eckert, land use counsel for ROIC (property owner in the neighborhood center), spoke during the public comment period. He requested three non-controversial actions: 1) continue using the letter agreement between ROIC and TechCity Bowl as guardrails for the process, emphasizing it is not a master planning exercise drawing hard lines on ROIC's property; 2) support the grocer and retail required by policy BT7 through height allowances for grocery operations and harmonize commercial truck traffic with pedestrian-oriented design; 3) address massing through development regulations rather than master planning at the site. - No public testimony was given during the public hearing for the 2021 Annual Comprehensive Plan Amendments. Discussion Items - Bridle Trails Neighborhood Center – Community-Initiated Amendment Request (CAR): Senior Planner Scott Guter presented an overview of the Phase 2 process, including the applicant's proposal for uses, massing, parking, transportation, and public benefits. The applicant team, led by Amanda Keating (Weber Thompson), presented detailed plans for redeveloping the TechCity Bowl site and surrounding parcels, emphasizing pedestrian-oriented retail, market-rate apartments, a grocery store (likely on the larger ROIC parcel), improved streetscapes, and public benefits like greenway connections and sustainable design. - Commissioners discussed the grocery store requirement, noting that the existing store is not full-service. Commissioner Tymczyszyn left at 8:00 PM. Key concerns included the need for a full-service grocery, the equitable allocation of public benefits between parcels, and the risk of not achieving the grocery store if only smaller parcels develop first. - Massing and heights were debated extensively. The applicant proposed a 55-foot height limit (60 feet with grocery) measured from average building elevation (ABE), which could result in up to six stories along NE 70th Street due to grade changes. Commissioners expressed opposition to six stories along 70th, citing the BT7 policy requiring taller forms away from residential areas. They favored larger upper-story stepbacks (15-20 feet as used elsewhere in Kirkland) rather than the proposed 4-foot average, and wanted massing regulations set in code, not left to design review. - Parking and transportation: The applicant suggested reduced residential parking rates given proximity to transit. Commissioners stressed the need for a transportation management plan to prevent overflow parking in neighborhoods, and wanted to ensure adequate parking for retail to support the neighborhood center's viability. - Public benefits: Commissioners supported requiring green building standards, pedestrian connections, public open spaces, and sustainable site design. Some suggested exploring a land swap involving Snyder's Corner for open space, but staff noted that park is already under a master plan. - 2021 Annual Comprehensive Plan Amendments: Staff presented the citywide zoning map amendments. The Commission opened the public hearing, heard no testimony, and after questions from Commissioner Bagg about specific projects (rental houses, Juanita Heights Park), closed the hearing and voted to recommend approval. Key Outcomes - Motion to recommend approval of the 2021 Comprehensive Zoning Map Amendments to City Council: Moved by Sandeep Singhal, seconded by Katya Allen. The motion carried 6-0 (all present: Chair Rozmyn, Vice Chair Reusser, Bagg, Singhal, Rutherford, Allen). - Motion to approve minutes of May 13, 2021 (Joint Meeting with Houghton Community Council), May 13, 2021, and June 10, 2021: Moved by Scott Reusser, seconded by Carter Bagg. The motion carried 6-0. - Staff and the applicant were directed to further discuss equitable allocation of BT7 public benefits (grocery store, open space, etc.) between TechCity Bowl and ROIC, and to bring back detailed visuals and specific massing/pedestrian access proposals for the next study session. A Planning Commission retreat is planned for December 2021.