Point/Counterpoint: Touchstone on Kirkland Parkplace Social and Economic Impact
What is Point/Counterpoint?
Point/Counterpoint is a three-part series focused on the issues surrounding the redevelopment of Kirkland Parkplace. Both Touchstone and Kirkland Citizens for Responsible Development have agreed to participate and abide by a predetermined schedule and set of “rules”.
The purpose of this series is to inform and educate the people of Kirkland of the facts. Both sides of the debate will discuss the major issues surrounding Kirkland Parkplace: Parking, Traffic and Social & Economic Impact. The entire series can be found at our Kirkland Parkplace page.
The Participants
Touchstone – owner of Kirkland Parkplace, plans to redevelop into mixed-use office/retail/hotel
Touchstone is a Seattle-based firm that believes sustainable development is the key to long term linked prosperity for our business, our community and our society. Touchstone plans to redevelop the site into “a community hub with lively retail, active open space and strong pedestrian connections to downtown and surrounding neighborhoods.”
Kirkland Citizens for Responsible Development – opposition group, opposes Parkplace redevelopment as planned by Touchstone
Mission Statement: CRD support re-development in Downtown Kirkland according to the Comprehensive Plan for Kirkland. We believe that the future re-development must take into account the distinctive topography of our downtown, respect its hometown setting, and retain its human-scale and pedestrian orientation.
Topic: Social and Economic Impact
What makes a good community?
By A-P Hurd
While community is primarily about people, it’s also interesting to look at how buildings can contribute to community. Can new buildings make an already great community even more solid by providing resources to the city, places where people can connect, and improved quality of life and environment? For certain.
The redevelopment of Parkplace can make the Kirkland community stronger, and, arguably, it already has. The 18 months of dialogue between Touchstone, Kirkland residents, City staff, the Design Review Board and the Planning Commission have substantially shaped the project. This dialogue has also benefitted the community: making people think about their future, listen to each other and craft a common vision.
Has everyone gotten 100% of what they want? No. No one project ever accomplishes this. Have most people gotten 80-95% of what they want? Yes.
Change is always hard to get used to, so it’s important to realize what benefits Kirkland residents can expect in return for a redeveloped Parkplace. Some of the initial benefits are related to increased resources for the City and the community, such as:
- • Increased tax revenue from sales taxes on construction, and on the retail sales after the project opens. Preliminary analysis projects approximately $1.5 million in annual revenue to the City from increased sales taxes.
- • Impact fees levied on the project also provide funds to support infrastructure investments in roads, water and sewers.
- • Things people need and currently have to drive to Bellevue or Redmond for, such as socks, tennis balls and drill bits.
- • Plenty of underground parking, close to downtown and Peter Kirk Park. Downtown parking is an important resource that the City has been trying to fund for years. The proposed Parkplace redevelopment project provides it, and puts it underground, eliminating the need for a huge, unsightly aboveground garage.
Second, there are a number of new places to connect with others, including:
- • Civic active open space: the project incorporates several sunny active civic spaces. The central plaza can be closed off to cars (using bollards) for special events or festivals. There are courtyards and even roof-top terraces overlooking Peter Kirk Park where people can gather casually or share a meal on a terrace while they enjoy the sunset.
- • Restaurants and cafes: the mixed-use project includes multiple restaurants and cafes, some overlooking the park, some overlooking the central plaza, and still others creating intimate spaces to get out of the rain during the wet months.
- • Movie theatre, outdoor stage for concerts and art program: Touchstone will bring back a movie theatre in the redeveloped Parkplace. We are enthusiastic supporters of Kirkland’s passion for the arts and are incorporating a million-dollar art budget to integrate art into the public spaces.
- • Much-needed hotel and conference space for meetings, weddings, and other community gatherings.
Lastly, and most importantly, improved quality of life and environment are key deliverables:
• The new Parkplace will bring 5,000 technology jobs close to where many employees live, reducing commutes and relieving the burden on our roads and our environment.
• In conjunction with this, Touchstone is committed to providing an exceptional pedestrian experience, extending the “small city blocks” feel that characterizes Kirkland’s downtown with a variety of shop-front windows, broad sidewalks, trees and benches.
• Efficient, sustainable land use, with sustainable buildings on top. Compact-density downtowns, mix of uses, and access to amenities and transit are the cornerstones of sustainable urban planning. We want to be part of that and then go one better. Touchstone is committed to LEED® Silver certification on all office buildings and hopes to do even better once we get into design of the buildings.
To make sure all of these things are guaranteed for the residents of Kirkland, Touchstone has been working for the past several months with the Kirkland Planning Commission on binding Design Guidelines for the project. So, Kirkland, Touchstone has heard you. We know you value community, and as a local developer, we do, too. We want to be part of building your vision. Help us make it a reality.
A-P Hurd is a vice president with Touchstone Corp., the owner and developer of the Kirkland Parkplace property. More information on the project is available at www.envisionkirklandparkplace.com
CRD’s Rebuttal:
Still Not Worth the Costs
By Maureen Baskin
Touchstone has made friends with some community members and city staff. They’ve also made changes, but not on the major concern—multiple 8-story buildings. And letters at City Hall are almost 2-to-1 against.
Parking management along with salary and benefit costs for the 13.5 employees (12 for high-rise firefighting) will eat much of the $1.5 million in tax revenues. We could net more with a smaller-scale development.
We currently enjoy many of the amenities promised including theaters, restaurants and a park with an outdoor stage. The multiple 8-story buildings will create wind tunnels and overshadow the courtyards.
The proposed parking is 1,700 spaces short of code requirements, hardly beneficial to anyone. And some pedestrian pathways are being obliterated.
Until an agreement is signed, hotel conference space is an empty promise (like a grocery store at Juanita Village).
We are currently out of balance on our jobs-to-housing ratio required in the growth management act and this project will make it worse.
Finally, our City Council needs time to consider all the impacts this project can have, but unfortunately they are forced to make a decision with just a couple of meetings. Is that really in our best interest?
For more information, visit www.KirklandCRD.org
Posted by Rob Butcher on Monday, October 13, 2008 at 8:50 pm
Filed under Point / Counterpoint · Tagged with Development, Downtown, Features, Parkplace, Point-Counterpoint
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