Kirkland Planning Commission Meeting - October 27, 2022: NE 85th Street Station Area Plan and Comp Plan Amendments

The Kirkland Planning Commission met on October 27, 2022, from 7:00 to approximately 9:20 p.m. in the Council Chamber. All seven commissioners were present: Chair Angela Rozmyn, Vice Chair Scott Reusser, John Tymczyszyn, Sandeep Singhal, Rodney Rutherford, Katya Allen, and Bria Heiser. The agenda included a study session on the NE 85th Street Station Area Plan, a public hearing on the 2022 Annual Comprehensive Plan Amendments, approval of updated Planning Commission Policies & Procedures, and administrative reports. All votes were unanimous 7-0.

Public Comments & Testimony

• No audience comments were taken at the start of the meeting; one attendee deferred to the end of the meeting.
• There was no public testimony during the public hearing on the comprehensive plan amendments.
• James Hoff, a Kirkland resident since 1962 living on NE 73rd Street, commented at the end of the meeting. He expressed concern about the lack of transitions and the missed opportunity for additional upzoning to concentrate residential density along commercial corridors such as NE 85th, noting that single-family home lots in South Rose Hill are being demolished and replaced with multiple units. He voiced support for the NE 85th Street Station Area Plan, including the main street concept, and suggested linking it to the 70th Street park-and-ride with an electric bus system.

Study Session: NE 85th Street Station Area Plan

• Deputy Planning Director Allison Zike reviewed completed Phase 1 items and remaining Phase 2 work, including a Planned Action Ordinance, Phase 2 form-based code, and parcel rezones. A community open house and Q&A were held October 24; staff also attended an eastside subcommittee meeting with NAIOPWA and shared a summary with commissioners.
• Staff announced that the Neighborhood Residential District will not get a new form-based code at this time; street standards will still be applied, and a broader citywide review of low-density residential zoning may occur during the comprehensive plan update.
• Mithun consultants Brad Barnett and Sandra Gingis reviewed form-based code elements, the sustainability/green factor framework, transition strategies, and the Civic Mixed-Use District.
• Transitions: A transition is required where adjacent zoning districts differ in maximum allowed height by 30 feet or more. Staff tested 25-degree and 30-degree sky-exposure plane angles. Commissioners discussed concerns about elevation differences, using the midpoint of the common property line as the starting point, and whether facade-to-facade relationships should be regulated. No final angle was chosen; staff will explore simpler, more site-responsive alternatives.
• Civic Mixed-Use: The district is centered on Lake Washington High School with proposed 45-foot and 75-foot subdistricts. The school district has expressed support for the draft code. Commissioners asked staff to ask the school district about its desired future uses, discussed maximizing school capacity, and requested green factor examples and the freeway noise/echo analysis from the environmental review.
• Active ground-floor uses and Urban Flex upper-floor-only residential language were discussed. Commissioners asked for tighter definitions of active space and lobby limits, suggested changing 'blank walls' to 'opaque walls,' and noted that visible kitchen prep/cooking areas can be an active use. Some commissioners cautioned against overly strict retail requirements that could leave storefronts vacant.
• Incentive zoning: Staff previewed performance-based affordable housing options, including units above the required 10%, three-plus-bedroom family units, and deeper affordability levels. Commissioners asked about weighting by number of bedrooms and raised concern about losing the Safeway grocery site; staff said they would consider grocery preservation in future incentive discussions.
• Transportation: Staff reviewed the station area transportation analysis, mode split goals, environmental review alternatives, and recommended transportation improvement projects. A corridor study on 120th Avenue NE is still in progress.

Public Hearing: 2022 Annual Comprehensive Plan Amendments

• Senior Planner Scott Guter presented amendments required for consistency with the Capital Facilities Plan and annual budget, two park acquisitions requiring Zoning Map amendments, an Urban Center land use designation amendment to Policy LU-5.5, and a Community Character Element amendment adding the Barth House to Table CC-1, List B as a historic building.
• There was no public testimony.
• The commission unanimously recommended the Comprehensive Plan amendments, including staff's amended language to Policy LU-5.5 and Table CC-1, List B, and unanimously recommended the Zoning Map amendments for the park acquisitions.

New Business: Planning Commission Policies & Procedures

• Allison Zike reviewed revisions previously discussed on October 13: removal of the Houghton Community Council reference, a new Section 8.D on attendance expectations, and allowances for personal/public health concerns and telephone participation.
• The commission unanimously approved the updated Policies & Procedures 7-0.

Administrative Reports & Calendar

• Planning Director Adam Weinstein reported on City Council actions. On October 18, council discussed legislative priorities including protecting state shared revenue, supporting affordable housing, funding critical city services, a property tax exemption for ADUs rented to low- or moderate-income households, and allowing a real estate excise tax increment for affordable housing. On October 25, council held a study session on the 2023-2024 budget; a public hearing is scheduled for November 1 and final adoption on November 15. The proposed two-year budget is the city's first $1 billion budget. Key themes include not adding new services, protecting key services, and responding to the pandemic and the 'great reshuffle.'
• Staff highlighted remaining meetings: November 10 for continued Station Area Plan form-based code and incentive zoning discussion, and a December meeting for the Station Area Plan public hearing plus a comprehensive plan update briefing. Commissioner Tymczyszyn encouraged staff to promote the December hearing and the option to attend in person or by Zoom. Commissioners also discussed planning a holiday social event.

Key Outcomes

• 7-0 vote to open the public hearing.
• 7-0 vote to recommend the 2022 Comprehensive Plan amendments to City Council.
• 7-0 vote to recommend the Zoning Map amendments for the city's park acquisitions to City Council.
• 7-0 vote to approve updated Planning Commission Policies & Procedures.
• Station Area Plan discussion will continue November 10, with a scheduled December public hearing and tentative January 2023 adoption.