By offering builders the chance for higher density developments, Kenmore officials hope to create a large, pedestrian friendly zone along a portion of Northeast Bothell Way.
At their Sept. 27 regular meeting, City Council got their first look at staff recommendations regarding zoning for the proposed transit oriented district. One key question is whether to spread the district south of Bothell Way.
As recommended by the city’s downtown task force, the district’s boundaries don’t directly follow the layout of city streets. The northern section of the district would include about half of the roughly square area bordered by Bothell Way, 73rd Avenue Northeast, Northeast 185th Street and 80th Avenue Northeast. The district would not apply to the northeastern section of that area, around the intersection of 80th Avenue and 185th Street.
To the south of Bothell Way, the district would encompass an area from 68th Avenue Northeast to roughly 80th Avenue. The boundary runs directly along Kenmore’s waterfront for about half that distance before turning sharply north.
Speaking to council, Community Development Director Debbie Bent described the district as a zoning overlay, augmenting any existing zoning. The district is meant to be a mix of clustered residential units and commercial uses, a key being pedestrian access to services and, naturally, public transportation.
In the spirit of promoting non-automotive means of transportation, the zoning prohibits car-oriented uses such as service stations and has other limits on commercial activities. As proposed, buildings in the district would be limited to a maximum of 65 feet in height.
As more units mean more potential profits for developers, higher residential densities are held out as an incentive for use of the pedestrian-friendly development model. According to Bent, the minimum overlay density is 40 units per acre, while the maximum is 120 per acre.
Again in return for the higher density, developers are required to set aside a certain percentage of their units for affordable housing. As both an incentive to builders and also in keeping with the spirit of the district, the overlay also allows for less parking than normally might be required.
One final builder incentive might involve what Bent termed “pioneer projects.” The first developers to use the district overlay will need to provide a lower number of affordable units as well as even fewer parking spaces.
Spreading the district south of Bothell Way was the recommendation of the downtown task force which helped develop the zoning. Bent said she wants to limit the district to the north side of Bothell Way while the city undertakes a study of the zoning already in place along the waterfront.
Speaking to council, the task force’s Dennis Mendry said his group feels the southern portion is important to the overall proposal. He said the southern boundaries were intended to help tie the district into Kenmore’s natural resources, to connect the district to the waterfront as much as possible.
Deputy Mayor Milton Curtis said that after months and months of planning, he was happy to have something solid regarding the overlay district in front of local legislators. Council took no immediate action on the transit district. The plan will come back to officials for more discussion and likely public input sometime in the future.
