Kirkland staff returned to council on Nov. 5 to resume a long‑running discussion about rezoning two major Juanita Business District parcels (Goodwill and Michaels). After several years of outreach and multiple planning‑commission and council briefings, staff presented a city‑manager‑initiated alternative to the Planning Commission’s recommendation: a "base neighborhood center" zoning that allows 60 feet by right, with a path to 75 feet through incentives or a development agreement.

What staff proposed: The "base neighborhood" proposal would align these parcels with other neighborhood centers and allow by‑right development up to 60 feet (roughly five stories). Additional height up to 75 feet could be obtained through a negotiated mechanism—either incentive zoning that ties extra height to community benefits, or via a site‑specific development agreement that would be subject to council review.

Planning Commission recommendation: By contrast, the Planning Commission recommended a 75‑foot baseline (with design standards, upper‑story stepbacks, and inclusionary‑housing provisions) for the sites, along with a mix of ground‑floor retail requirements and transition features to lower‑density neighborhoods. Developers and some commissioners said the Planning Commission approach better reflected goals voiced during the comprehensive‑plan process; developers who have participated in the rezone process said they are close to finalizing designs under that framework.

Council debate: Council members were split. Proponents of the Planning Commission option argued the commission’s work reflected years of community input and produced standards closely targeted to neighborhood goals. Supporters of the city‑manager approach said a 60‑foot base zone reduces precedent‑setting pressure across other neighborhoods, may speed near‑term development, and preserves an incentive pathway that can secure public benefits. Several council members asked staff to return with a clear amendment schedule and briefing timeline so proposed changes to the Planning Commission recommendation could be reviewed before any final vote; others urged staff to avoid prolonging a multi‑year process.

Process and next steps: Council directed staff to bring a detailed packet back Nov. 18 that outlines proposed amendments and a schedule for final adoption on Dec. 9, including a briefing timetable so councilmembers and applicants can exchange amendment language in writing ahead of the decision meeting. Staff said they will not require a new multi‑year process and intend to work with applicants and neighborhood groups to flesh out remaining issues (affordability levels, ground‑floor retail dimensions, and height‑transition treatments).

Why it matters: Rezoning these two large parcels will shape the Juanita corridor’s built form and retail mix for decades; the choice between a higher baseline with stricter design/inclusion requirements and a lower base with incentive pathways frames tradeoffs between speed of development, guarantees of public benefits, and precedent for other neighborhood centers.