Council discusses townhomes and density near NE 80th Station; staff recommends temporary restrictions while incentives are developed

Kirkland — Council members on Oct. 21 considered how to ensure the new NE 80th Bus Rapid Transit station produces the higher‑density, mixed‑use development envisioned in the station‑area plan rather than low‑rise townhome projects.

Lede: The council convened a first discussion after a recent permitting outcome (an 89‑unit townhome project at the former Crescent Lighting site) that staff said falls short of station‑area goals. Staff offered six policy approaches and recommended a short‑term code change to block new townhome permits along the corridor while the city develops a longer incentive package.

Why this matters: The station area was rezoned to encourage higher residential density and commercial activation around the new BRT station. Developers and residents told staff that recent townhome permits could produce underused capacity in an area intended for taller, transit‑oriented buildings.

What staff presented: Senior planner Lindsay Levine reviewed the existing regulatory map and explained that Kirkland’s current minimum‑density rule (existing in medium‑ and high‑density residential zones) does not apply to the station area’s TOD/form‑based districts. Staff presented six options for council consideration:

- Option A: Require minimum density (units per acre) for new residential development in the station area; implementation challenges include setting appropriate unit/acre thresholds. - Option B: Require a minimum floor‑area‑ratio (FAR); risk is that a large FAR can be built with few units. - Option C: Require minimum base height higher than typical townhomes; may limit design flexibility. - Option D (staff’s preliminary recommendation for quick action): Prohibit new vertical attached townhomes and single‑family units in the station area, while allowing stacked flats, duplexes/triplexes and apartments; this could be implemented quickly as an ordinance. - Option E: Prohibit new townhomes only on parcels that directly front NE 80th Street, while allowing them elsewhere in the station area. - Option F: Prohibit townhomes on NE 80th and require active ground‑floor commercial there.

Council feedback: Several council members supported a “stop‑sign” approach to prevent additional townhome projects while staff and the new economic development manager pursue targeted incentives — a “carrot” package — to attract taller, mixed‑use projects. Concerns included sending a mixed message if the city only restricts uses without offering feasible incentives (rezoning, financial or procedural) that make higher‑density housing financially viable.

Economic development work: Jen Davis Hayes, the city’s economic development manager, told council about outreach to property owners, brokers and hotel chains and a planned November 13 roundtable with investors. Staff also committed to a marketing and branding effort in 2026 to help attract larger projects to the station area.

Next steps: Staff told council that a simple zoning amendment implementing Option D (prohibiting new vertical townhomes in the station area) could be drafted quickly and taken to the planning commission; more complex solutions (minimum FAR/height plus incentive packages) would require additional analysis and likely a separate council check‑in. Councilors asked staff to consider a hybrid approach: a short‑term restriction on townhomes along NE 80th to stop further low‑rise projects, plus a fast track to design an incentive package that encourages mixed‑use development and commercial activation.

Speakers: Lindsay Levine (Senior Planner), Jen Davis Hayes (Economic Development Manager) and multiple councilmembers participated in the discussion.

Why the record matters: The council directed staff to return with draft code language for a quick prohibition and to develop a suite of incentives and marketing measures to catalyze the higher‑density, mixed‑use redevelopment the station area plan envisioned.