Kirkland Planning Commission Meeting: March 26, 2026 Public Hearing and Study Session

The Kirkland Planning Commission met on March 26, 2026, at 6:00 PM in the Council Chamber. All seven commissioners were present (Chair Angela Rozmyn, Vice Chair Aaron Jacobson, Margaret Bouniol, Gina Madeya, Julia Nolan, Scott Reusser, Rodney Rutherford). Staff present included Planning and Building Director Adam Weinstein, Deputy Director Allison Zike, Senior Planner LeAndra Baker-Lewis, Program Specialist Tyler Gurley, and Recording Secretary Jeannie Dines. The Commission reversed the agenda order to hold the public hearing before the study session.

Consent Calendar

• No consent calendar items were presented.

Public Comments & Testimony

• Kim Faust (Co-President, MainStreet Property Group): Expressed strong support for the City's desire to modify the station area code. Requested two targeted modifications: 1) clarify that development agreements are allowed on parcels smaller than 4 acres, and 2) exempt their in-process project (Rose Hill Townhomes) from the proposed ban on townhomes. Noted they have invested over $25 million in the project.
• Susan Davis (Kirkland resident): Supported residential uses on 85th Street but opposed tall, dense buildings. Expressed concern that removing development agreement height limits could allow 15-story buildings and ruin the neighborhood. Argued that 85th Street is not pedestrian-friendly due to high traffic volumes.
• Stanley Xu (Kirkland resident/real estate investor): Supported MainStreet's project and urged predictability and transparency in the city's process. Recommended adding incentive FAR for affordable housing and for proximity to transit, as done in Bellevue.

Discussion Items

NE 85th Street Station Area Zoning Code Amendments (Public Hearing)

• Senior Planner Leandra Baker-Lewis presented three draft code amendments requested by City Council:
  1. Development Agreement Amendment: Remove language that prohibits development agreements from authorizing greater height or uses not otherwise permitted in the zone.
  2. Prohibited Use Amendment: Reclassify low-intensity residential uses (detached, attached, townhomes, cottages, multiplexes) as prohibited in the Neighborhood Mixed Use, Civic Mixed Use, and Urban Flex zones within the station area.
  3. Affordable Housing Pioneer Provision Extension: Extend the cutoff date from 2026 to the end of 2029 for reduced affordable housing requirements (10% instead of 15% for renter-occupied, similar flexibility for owner-occupied).
• Staff noted that as of March 2026, fewer than 10 units have been permitted in the station area.
• Commissioner questions explored the rationale for the 4-acre threshold for development agreements, the applicability of prohibited uses to existing single-family homes/ADUs, and the lack of development activity.
• Commission deliberation focused on ensuring the in-progress MainStreet project (Rose Hill Townhomes) is not blocked, and on removing ambiguity about development agreements on sub-4-acre parcels. Some commissioners expressed discomfort with banning uses and preferring incentives. Chair Rozmyn emphasized the importance of avoiding a reputation for killing projects in progress.

2026-2028 Planning Work Program Update (Study Session)

• Deputy Director Zike reviewed changes from the previous draft, including: adding a new task for middle housing focused optimization in 2026, adjusting the short-term rental policy timeline, extending the timeline for TOD bill implementation, adding a task for citywide affordable housing evaluation, and pushing low-density residential zone consolidation to 2027.
• Vice Chair Jacobson proposed a detailed amendment to Task #15 (Middle Housing Focus Optimization) listing items not to be changed (heights, setbacks, affordable housing requirements, tree protection, units per acre, stormwater mitigation) and items to be considered for change (floor area ratio, lot coverage, incentives for aging in place, incentives for off-street parking, clarifications to FAR exemptions, adjustments to cottage square footage, and flexibility for existing dwelling units).
• Discussion included whether the tweaks would meaningfully increase permit submittals, with some commissioners skeptical about the impact compared to zone consolidation.

Key Outcomes

• Public Hearing – NE 85th Street Station Area Zoning Code Amendments:
  • Motion (Jacobson/Madeya): To recommend the staff-recommended code amendments, with direction to staff to amend the code to ensure the in-progress project (Rose Hill Townhomes) is not stopped, and to remove any ambiguity about whether development agreements are allowed on parcels smaller than 4 acres. Passed 7-0.
  • Amendment to the overarching recommendation (Rozmyn/Nolan): To reiterate the Planning Commission's desire to see incentives added to the Station Area regulations over time to encourage desired development. Passed 7-0.
• Study Session – 2026-2028 Planning Work Program Update:
  • Motion (Jacobson/Madeya): To adopt the staff recommendation on the Planning Work Program Update. Passed 7-0.
  • Amendment to Task #15 description (Jacobson/Madeya): To specify items not to be changed and items to be considered for change as outlined above. Passed 7-0.
• Administrative Reports:
  • Discussion on fostering commissioner communication within Open Public Meetings Act constraints; staff offered the idea of a public retreat.
  • Director Weinstein reported on a legislative review memo regarding AI in permitting, presented to Council on March 17, 2026. Council directed continued exploration of AI permitting tools, including regional collaboration.

The meeting adjourned at 7:38 PM.