Kirkland Planning Commission Meeting – August 8, 2024

The Kirkland Planning Commission met on August 8, 2024, from 6:00 PM to 8:54 PM in the Council Chamber. The meeting included a public hearing on miscellaneous code amendments, study sessions on the 2044 Comprehensive Plan Housing Element and the Houghton Village Development Plan, and administrative discussions on public testimony procedures.

Public Comments & Testimony

• Matt Holle, homeowner in Kirkland, suggested that meeting packets could be made easier for the public to digest and questioned the rationale for making 124th Avenue NE a major traffic thoroughfare given its proximity to I-405.
• Luke Travis, Kirkland resident, emphasized the need for housing for people who work in Kirkland and cautioned that a lack of communication fuels fears of haphazard, unplanned growth.
• Ingrid Salmon, Kirkland resident, advocated for improved pedestrian crosswalks at intersections, maintenance of vegetated corridors on East Finn Hill, and encouraged bus ridership.

Public Hearing: Miscellaneous Code Amendments (File No. CAM24-00348, CAM22-00845)

Planning & Building Deputy Director Allison Zike presented four proposed amendments:

• KZC 51: Alavi Community-Initiated Amendment Request – removes a residential-only restriction on a single parcel in the Market Street Corridor One zone, now that a permanent easement protects a large sequoia tree.
• KZC 52: Juanita Business District amendment – removes restaurant, tavern, entertainment, retail, and lodging prohibitions on a small triangular lot in JBD6.
• KZC 117: Wireles facilities cleanup regarding permit expiration periods.
• Overlay Map: Corrects the Goat Hill overlay to include two previously omitted parcels.

Public testimony:

• Liz Hunt spoke on the Alavi CAR, expressing concern that the sequoia tree’s shallow root system (100–300 ft spread) might not be adequately protected and questioning how buffers between commercial and residential uses would be enforced given upcoming land‑use designation changes.
• Luke Travis spoke in favor of the Alavi and Juanita Business District changes.

Commission deliberation: Staff clarified that the tree easement covers both a surveyed area and the critical root zone. The commission confirmed that zone names, not land‑use designations, trigger transition buffer requirements. A motion to accept the amendments as written (moved by Scott Reusser, seconded by Gina Madeya) carried 7‑0.

Study Session: 2044 Comprehensive Plan – Housing Element Briefing #3

Senior Planner Scott Guter reviewed:

• GMA requirements (HB 1220), Kirkland’s population trends (largest increase in 65+ age group, declining workforce population), housing cost burden (rising median income, increasing cost burden for renters), racial/ethnic disparities in income and cost burden, and a mismatch between household size and bedroom supply.
• Draft goal and policy updates: e.g., shifting focus from large bedroom counts to transit‑supportive, flexible policies; removing laundry‑list strategies to allow nimble implementation.
• Implementation strategies: 13,200 net new units needed by 2044; 90 % must be multi‑unit; middle‑housing requirements (HB 1110); updating the Housing Strategy Plan; creating an equity index; and developing a scenario‑based planning tool.

Commissioners raised concerns and suggestions:

• Commissioner Madeya questioned whether mid‑rise development is the sweet spot for affordability and noted the trend of increasing wealth concentration.
• Commissioner Jacobson pushed back on de‑emphasizing family‑sized housing, citing many families in one‑bedroom units who may be forced to leave Kirkland.
• Commissioner Allen emphasized the need for deeper affordability (50 % AMI or below) and suggested focusing policies there.
• Commissioner Heiser argued the city must reduce the cost of building housing to meet targets, noting a sharp downturn in new project starts in 2024.
• Chair Rutherford suggested expanding policies to include resident subsidy programs (e.g., vouchers) and reducing operational/maintenance costs, and proposed exploring alternative ownership models.
• Commissioner Reusser commented that the housing element appears to focus only on affordable housing and should also address market‑rate units; he also cautioned against including misleading density images (e.g., Green Lake with peaked roofs) that do not reflect affordable construction.
• Commissioner Rozmyn stressed that reducing overall construction costs is essential to achieve affordability. No votes were taken; staff will incorporate feedback into the draft.

Study Session: Houghton Village Development Plan Briefing

Deputy Director Zike presented an opportunities and challenges analysis:

• The city purchased the site (former PCC building, judo studio, cat rescue) in 2022 via an interfund loan due spring 2025.
• The site is near the Cross Kirkland Corridor, future RapidRide K line, and various community assets. Existing zoning allows 30 ft/3 stories, but a development plan can permit up to 5 stories.
• Transportation challenges include narrow sidewalks, multiple curb cuts on 68th Street, and constrained right‑of‑way near the CKC bridge. Opportunities include improving pedestrian safety and connecting to the CKC at grade.
• Market analysis (one‑mile radius) shows rents are unaffordable for households below 80 % AMI; homeownership is unaffordable below 100 % AMI. Commercial rents are too high for community‑based organizations without subsidy.
• Alternative ownership models (cooperative, land trust) are being analyzed.

Commissioners discussed:

• Commissioner Allen noted adjacent development interest (Houghton Court property).
• Commissioner Reusser asked about incentives for an additional (sixth) floor; staff indicated sensitivity testing will be done.
• Commissioner Jacobson asked about the interfund loan repayment and expressed concern about feasibility given past private developer disinterest.
• Commissioner Heiser suggested seeking an easement through Lakeview Center for a grade‑separated CKC connection and advocated for an affordable grocery option (e.g., Trader Joe’s or Aldi). Staff will return with additional analysis and massing concepts in September/October.

Administrative Reports & Commission Discussion

• Public Meeting Calendar Update: Deputy Director Zike noted upcoming agendas and encouraged commissioners to watch the August 7 Council discussion on the Transit Corridor Policy (part of the Land Use Element).
• Public Testimony Procedures: The commission discussed limiting testimony at the August 22 public hearing (Market Street Corridor Plan and Land Use Element) to 2 minutes if a large number of speakers sign up. After debate, the commission agreed to implement a 2‑minute limit for that hearing, with notice prominently placed in the agenda/packet and via email to those who have commented. Staff will formalize the language and send a notification early next week.

Key Outcomes

• The commission voted 7‑0 to accept the Miscellaneous Code Amendments as written.
• For the August 22 public hearing, the commission will limit oral testimony to 2 minutes per speaker if the number of speakers is large, and will notify the public in advance via the agenda/packet and email.
• Staff will incorporate commissioner feedback on the Housing Element and Houghton Village Development Plan into future drafts.

Public Comments (second session)

• Ingrid Salmon expressed support for the commission’s intent to allow everyone an opportunity to speak.