Kirkland Planning Commission Study Session on NE 85th Station Area Plan Phase 2 – October 13, 2022

The Kirkland Planning Commission held a study session on October 13, 2022, from 7:01 PM to 9:42 PM, focusing on Phase 2 of the NE 85th Street Station Area Plan. Key discussion topics included form-based code standards (transition policies, neighborhood mixed-use and urban flex districts, and parking rates) and amendments to the Planning Commission’s policies and procedures to support hybrid meetings. No formal decisions were made on the Station Area Plan; the commission provided feedback for further refinement. The commission did vote unanimously (7-0) to approve revised policies and procedures, with a final version to be reviewed and adopted at the next meeting.

Public Comments & Testimony

• Chris Kagen, a Kirkland resident, made a brief, non-substantive comment about staff member Adam Weinstein’s child.
• Yin Lu, a Kirkland resident of the Highland neighborhood, expressed concerns on behalf of Highland residents about the proposed 5-foot setback from their residential community (currently 20–25 feet) and the potential for 65-foot tall buildings abutting their 20-foot tall houses. She requested that the current setback be maintained and asked for further discussion.

Discussion Items

• NE 85th Street Station Area Plan – Phase 2 Form-Based Code

  • Staff and consultants (Mithun) presented updates on form-based code components, including transition policies, neighborhood mixed-use district standards, urban flex district standards, and recommended parking rates.
  • Transitions: Commissioners raised concerns about the adequacy of the 15-foot setback and 25-degree sky exposure plane, especially where height differences exceed 30 feet. Some called for more aggressive transition strategies for larger height disparities (e.g., 85–150 feet adjacent to 30-foot zones) and requested analysis of topographic variations that could affect perceived building height. Staff agreed to bring back refined options.
  • Neighborhood Mixed-Use District: Commissioners discussed specific parcel heights (e.g., 75-foot zone at the former PETCO site) and expressed concern about 85-foot zoning adjacent to low-density residential neighborhoods without adequate buffering. Some supported preserving the existing height at the top of Rose Hill (124th–128th) and urged caution around the Cross Kirkland Corridor (CKC), favoring 30-foot limits there. Staff noted that transition strategies and incentive zoning could temper actual built heights.
  • Urban Flex District: Commissioners emphasized preserving light industrial and manufacturing uses, as directed by City Council. Vice Chair Reusser strongly discouraged ground-floor residential to maintain walkability and retail activity. Commissioner Heiser highlighted the need to retain public works maintenance space within the district.
  • Parking Rates: Staff recommended reduced parking minimums (e.g., 0.5 stalls per unit for residential, 1 stall per 1,000 sq ft for commercial). Several commissioners advocated for even lower minimums or zero parking requirements, citing climate and affordability goals. Others urged caution about convenience, disabled access, ride-share staging, and EV readiness. Commissioner Singhal proposed that 100% of new parking be EV-ready. Commissioner Tymczyszyn suggested forming a parking subcommittee to avoid lengthy debate. Staff noted that bike parking requirements have been increased and decoupled from vehicle parking.

• Planning Commission Policies and Procedures

  • Deputy Director Allison Zike presented draft amendments to enable hybrid meetings, based on City Council’s framework.
  • Commissioners discussed language around attendance expectations. Chair Rozmyn requested explicit recognition of health concerns and comfort levels, including public or personal health reasons, to avoid pressuring commissioners to attend in person. The commission agreed to remove the phrase “from time to time” and add “public or personal health concerns” and “including telephone connections” to the attendance clause.
  • Commissioner Singhal proposed that the commission explicitly encourage public participation both in person and virtually, and that this message be added to the commission’s webpage. The commission concurred.
  • A motion was made and carried 7-0 to approve the amendments as edited, with final language to be presented for formal approval at the October 27 meeting.

Key Outcomes

• Approval of Policies and Procedures Amendments (7-0): The commission voted to adopt the revised policies and procedures as amended during the discussion. A final version (including the “public or personal health concerns” and “including telephone connections” additions) will be brought to the October 27 meeting for signature and formal adoption.
• Approval of Meeting Minutes (7-0): The minutes from June 14, 2022, and July 28, 2022, were approved unanimously.
• Next Steps for Station Area Plan: Staff will refine transition policies (including topographic considerations and more aggressive options for large height differences), study parking standards, and present updated form-based code topics at the October 27 meeting. A community open house is scheduled for October 24. Staff will also engage with developers (including NAIOP) to gather feedback.
• Future Agenda: The October 27 meeting will include further discussion on the Station Area form-based code, approval of the final policies and procedures, and a public hearing on Comprehensive Plan amendments (annual updates, park rezones, and language updates).