Kirkland Planning Commission Meeting - February 10, 2022: Bridle Trails Neighborhood Center CAR Public Hearing

The Kirkland Planning Commission met on February 10, 2022, from 7:00 PM to 10:00 PM in the Council Chamber. The sole substantive item was a public hearing and recommendation on the Bridle Trails Neighborhood Center Community-Initiated Amendment Request (CAR File No. CAM20-00674) for the BCX zone, involving the TechCity Bowl/Totem Bowl and ROIC shopping center sites. The Commission heard staff and applicant presentations, received public testimony, deliberated by topic, and voted to forward a revised staff recommendation to the City Council.

Public Hearing

• Senior Planner Scott Guter presented the BT-7 policy background and the proposed zoning amendments, including building height, required yards/setbacks, upper-story step-backs, uses, parking, pedestrian/vehicle access, public amenities, and design guidelines. He entered zoning-code clarifications into the record.
• Deputy Planning Director Jeremy McMahan joined Guter in responding to commissioner questions.
• Applicant Don Wells, representing Totem Bowl Investment/TechCity Bowl ownership, reviewed more than three years of community outreach and said the proposal adds middle-market housing, some affordable housing, and neighborhood services while remaining economically feasible.
• Amanda Keating (Weber Thompson) and Jessie Clawson (McCullough Hill Leary) also presented. Clawson submitted a late letter after the 4:00 p.m. deadline proposing an amendment to clarify that through-block pathways should not require 80% commercial frontage.

Public Comments & Testimony

• Before the hearing, the Chair noted the Commission has no jurisdiction over the La Quinta Inn purchase and directed such comments to the City Council or King County; no separate audience comments were offered.
• Terry Collier (Kirkland resident) spoke in support, citing well-designed apartments, retail, and bicycle/pedestrian connections, and asked the Commission to recommend adoption.
• Laurie Fulton (Bridle View resident) requested that the development be treated the same as other residential-adjacent developments regarding setbacks; she disputed the staff report's statement that residential uses on 132nd are well buffered.
• Carmen Andonian (Kirkland resident) spoke in support, citing meaningful amenities and asking for recommendation to City Council.
• Janka Hobbs (Bridle View resident) expressed concern about the lack of setback along 132nd, building height, lighting, and said bus service was not ample.
• Kurt Dresner (Kirkland resident) supported the proposal, including targeted density and right-sized parking.
• Jeremy Eckert, counsel for ROIC, stated ROIC supports staff's clarifications and the proposal moving forward; he was available for questions.
• Don Prince (Bridle View resident) argued the city overreached by adopting BT-7 despite neighborhood opposition, challenged the height and mass, and called the grocery requirement a "bait and switch" if watered down.
• Shannon Abrams (Kirkland resident) supported the proposal as a way to add housing options, retail, and pedestrian improvements, and asked the Commission to recommend it.
• Dana Kapella (Overlake Farms, south of the center) requested that the city mandate stormwater vaults on each development because the site has contributed to flooding since 1980.

Discussion Items

• Grocery Store: Commissioners debated the minimum size and staff discretion. An earlier motion for 18,000 square feet and no staff discretion was withdrawn, as was an amendment to 15,000 square feet. The final direction was a 15,000-square-foot minimum, use of "full service grocery store," staff to define that term before City Council submittal, and no staff discretion to change the requirement.
• Parking: Accepted staff's recommendation, including treating restaurants and taverns like other retail uses and removing the 15% parking buffer when a parking study is used.
• Landscaping: Directed staff to add design guidance for additional vegetation along the west side of 132nd Avenue to provide visibility buffering from adjacent residential neighborhoods.
• Maximum Building Height, Required Yards, and Upper-Story Step-Backs: Accepted staff recommendations; the proposed height remains within BT-7's five-story vision, with a 60-foot limit and a 40-foot step-back along the 70th slope.
• Uses and Through-Block Pathways: Approved design guideline language stating consideration should be made to maximize commercial and public activations on through-block pathways. The applicant's late written proposal was discussed, but no separate vote was taken on that redline.
• Pedestrian/Vehicle Access, Public Amenities, Design Guidelines, Affordable Housing (including 10% inclusionary zoning), Green Building Standards, Lot Coverage, and Building Modulation: Accepted staff recommendations. Lot coverage discussion acknowledged that stormwater must be handled on site under current and updated regulations.
• Signs: Approved adding general language that signage should not be disruptive to adjoining residential neighborhoods.

Key Outcomes

• Opened and closed the public hearing by unanimous 7-0 votes.
• Grocery store motion carried 6-1; Commissioner Rutherford was the sole no vote.
• Landscaping motion carried 7-0.
• Through-block pathway activation motion carried 7-0.
• Signage motion carried 7-0.
• Final motion to recommend the February 10, 2022 afternoon staff packet, including the evening's approved amendments, carried 7-0.
• Staff will define "full service grocery store" before the item goes to the City Council; the Chair and Vice Chair will review the definition.
• There was no report on City Council actions or the public meeting calendar. The meeting adjourned at 10:00 PM.