Kirkland Planning Commission Meeting – November 30, 2021

The Kirkland Planning Commission held a study session on November 30, 2021, primarily to continue deliberations on the Bridle Trails Neighborhood Center Community-Initiated Amendment Request (CAR, File No. CAM20-00674). The meeting took place from 7:00 PM to 9:16 PM in the Council Chamber. Commissioners engaged with staff and the applicant on development standards, including setbacks, lot coverage, affordable housing, signs, green building, review process, building height, and upper-story stepbacks. The commission also approved previous meeting minutes and received administrative reports.

Consent Calendar

• The minutes from August 12, August 26, and September 23, 2021 were approved unanimously (7-0).

Public Comments & Testimony

• Jeremy Eckert, representing ROIC, stated his availability to answer questions regarding the Bridle Trails CAR.

Discussion Items

• Bridle Trails Neighborhood Center CAR – Study Session
  • Required Yards/Setbacks: Staff recommended a zero-foot required yard for pedestrian-oriented commercial uses facing external streets, and a seven-foot front yard for street-level residential along NE 130th Street and NE 65th Street. Commissioners discussed whether these should be minimums or build-to lines, and whether a zero-foot setback on interior streets would discourage retail activation. Staff clarified that zero feet would apply to all internal property lines.
  • Lot Coverage: Staff and the applicant recommended allowing 100% lot coverage, noting that underground parking and design review would address landscaping and stormwater concerns. Commissioners generally supported this, with some noting that 100% lot coverage is common in mixed-use zones and that existing pavement on the site already limits pervious surfaces.
  • Affordable Housing: The policy BT7 requires 10% affordable units for developments over three stories. Commissioner Carter Bagg raised the possibility of incentives to achieve more than 10% (e.g., additional floor for additional affordable housing). The applicant (Amanda Keating) expressed openness to incentive zoning but noted it could require additional development capacity or height. The commission agreed to explore this further at the public hearing.
  • Signs: Staff recommend requiring a master sign plan for any development over three stories. Commissioners suggested removing the height threshold and requiring a master sign plan for all new development to ensure cohesive signage, including potential gateway features.
  • Green Building Standards: Staff recommend requiring certified green building (e.g., Built Green 5-star, Gold, or Living Building Challenge) for development over three stories, with flexibility for similar certifications (e.g., Passive House). The commission noted that a citywide update on high-performance building codes is expected in 2022, which may supersede these requirements.
  • Review Process: Staff recommend that all development under the design program undergo design review through the Design Review Board (DRB) to ensure continuity across the neighborhood center.
  • Building Height: Staff proposed a 100-foot buffer from residential zones to cap the building height at five stories. The applicant offered an alternative: a 40-foot upper-story setback (from property line) above the fifth floor, which staff agreed would achieve the same goal of making the sixth story not visible from sensitive residential areas. Commissioners generally accepted the 40-foot setback, with some noting it should be evaluated in conjunction with stepbacks.
  • Upper-Story Stepbacks: The most contentious issue. Staff recommended a 20-foot average stepback above the third floor (L3). The applicant presented alternatives: a 15-foot average setback from the property line (which could be modulated) or a 6-foot average stepback above L3. Using examples from Voda Apartments, Kirkland Urban, and other projects, the applicant argued that larger stepbacks would render upper floors unbuildable due to double-loaded corridor constraints. Commissioners expressed dissatisfaction with the visual massing of small stepbacks (e.g., 6-foot) and preferred deeper modulation. Commissioner Sandeep Singhal suggested applying a 15-foot average setback from L2 or above instead of L3 to preserve buildability while reducing perceived mass. Commissioner Katya Allen noted that 6-foot stepbacks do not achieve the community’s desire for modulation and that larger setbacks are needed. Commissioner Rodney Rutherford proposed exploring an arcade-style ground floor to allow deeper upper stepbacks. The commission concluded that this issue requires further refinement and directed staff and the applicant to develop options for the next meeting.

Key Outcomes

• Minutes Approved: The minutes of August 12, August 26, and September 23, 2021 were approved as written (7-0).
• Direction on Stepbacks: The commission requested staff and the applicant to return with options for upper-story stepbacks that address constructability and massing concerns. The preferred approach appears to involve a 15-foot average setback (possibly from L2 or above) but with significant modulation to reduce the visual impact of a five-story wall.
• Next Steps: The next study session is scheduled for January 13, 2022, where the commission will address the remaining five topics (parking reductions, retail requirements, pedestrian/vehicular access, public amenities, and design guidelines) and receive refined stepback options. A public hearing is targeted for February 10, 2022.
• Administrative Reports: Deputy Director Jeremy McMahan reported that the City Council discussed Chapter 95 (Tree Code) after the joint meeting, aiming for adoption in January/February 2022. The commission also noted an upcoming walking tour of 85th Street (dates to be confirmed by staff).
• Adjournment: The meeting adjourned at 9:16 PM.