Kirkland City Council Special Meeting: Future of Houghton Village Property - March 6, 2023

The Kirkland City Council held a hybrid special meeting/community forum on Monday, March 6, 2023, from 6:00 p.m. to 7:50 p.m. to discuss the future of the city-owned Houghton Village property. The meeting included a presentation by staff, followed by a public comment period with responses from a panel of subject matter experts. The council listened to community input without taking any formal votes.

Public Comments & Testimony

• Susan Harris Hutter (online) requested housing for low-income seniors with universal design and emphasized safety for children walking to Lakeview Elementary, noting the need for good sight lines at the street.
• Washington Judo Academy representative (in-person) spoke about the academy's youth programs (judo and wrestling), hosting Olympic medalists, and expressed interest in using the vacant PCC space. He urged the city to consider existing nonprofits.
• Lisa (in-person) raised concerns about the city purchasing property without a clear plan, questioned the public-private partnership model, and urged consideration of form-based code and stepbacks for building design. She also noted prior community planning work (HENC, EV 10) should be referenced.
• Roman G (online) asked about height impacts on lake views; staff clarified private views are not protected, but public views are considered.
• Karina O'Malley (online) questioned the preference for a grocery/drugstore when a Metropolitan Market exists across the street; staff noted grocery stores are essential and provide choice.
• Alison Lorig (Bridge Housing) stressed the importance of financial feasibility for affordable housing and affordable retail, given rising construction costs.
• Parent of Lakeview students (in-person) highlighted the lack of after-school care, requested youth and senior programs, and suggested Kirkland residents get priority for services.
• Multiple commenters expressed support for nonprofit space, arts/cultural space, community recreation (including a pool), and safe walking routes to school. Several opposed high-density housing and urged keeping the neighborhood quaint.
• Commenters online requested a one-stop social service center, affordable childcare, fitness centers for low-income residents, and prioritization of existing businesses and nonprofits in redevelopment.
• Larry (in-person) reminded staff to review prior public comments from the HENC planning process and to preserve views along NE 68th Street.
• Margaret Bowl (online) questioned parking adequacy for youth programs and affordable housing, noting the high cost of parking construction.

Discussion Items

Introduction & Property Overview

Deputy City Manager Jim Lopez presented the background:

• The city purchased the Houghton Village property (nearly 30,000 sq. ft. building on 96,000 sq. ft. lot) for $14 million via an off-market negotiation. The purchase was authorized by council in January 2022 and closed in May 2022.
• The site is located near NE 68th Street and is zoned under the Everest Neighborhood Plan (EV 10) and existing zoning code.
• Council priorities for the site include: affordable and market-rate housing, nonprofit program space, arts and cultural space, local-serving retail, and city recreational program space.
• The council explicitly ruled out permanent supportive housing (health through housing program) for this property.
• Current zoning allows up to 30 feet (3 stories) ; a master plan approved by council can increase height to 50–55 feet (5 stories) , subject to public process. The master plan also requires consolidation with the adjacent Turkish Delight/Menchies site (east of PCC) and compliance with the 6th Street Corridor Plan.
• Timeline: Staff to return to council in May 2023 with synthesized public input. A final decision on development is needed by May 2025 (three-year loan repayment requirement).

Panel Responses & Clarifications

• City Manager Kurt Triplett explained the purchase was strategic to preserve public benefits (affordable housing, nonprofit space) that market forces would not provide. The city aims for a public-private partnership.
• Deputy City Manager Beth Goldberg noted the city is exploring interim activation of the vacant PCC space, with options to be presented to council on March 21, 2023. Existing tenants have leases through June 2025, extendable month-to-month.
• Planning Director Adam Weinstein clarified that a master plan does not require unified ownership; the city can collaborate with adjacent property owners. Height increases require a master plan approved by council. No formal conversations have begun with adjacent owners, but staff has reached out to inform them.
• Transportation Manager Joel Pfundt stated that the 6th Street Corridor Study maintains existing travel lanes and enhances pedestrian/bicycle facilities without reducing vehicle capacity.
• Councilmember Neal Black clarified that the existing zoning (3 stories, up to 5 with master plan) was adopted previously and is not part of the current decision; tonight’s purpose is solely to gather community feedback.

Key Outcomes

• No votes or decisions were taken; the meeting was a listening session.
• Staff will conduct focus groups and small group meetings through April 2023 to further collect input.
• A comprehensive landing page (futureofhoughtonvillage.com) was launched to centralize information, including links to the EV 10 plan, zoning code, and 6th Street Corridor Study.
• Council will receive a report in May 2023 summarizing public feedback to guide next steps, including whether to initiate a master planning process.
• The city will reach out to the Lake Washington School District to discuss after-school care needs and safe walking routes.
• Staff will ensure existing nonprofits and businesses are included in ongoing outreach and consider affordable retail options.