UPDATED: Councilmembers David Carson and Hank Myers conditionally prefer 2-acre "cluster" developments in neighborhoods; Margeson opposes "strips".

UPDATED, 6/20/11:   City Council held a Study Session on 6/14/11 reviewing and clarifying the three methods for zoning "neighborhood commercial".  The complete discussion can be found on hour 1:58 of  the meeting tape: http://rctv.redmond.gov/ondemand/CC06142011.wmv.  The preferred rezone method (C-1) was defined as:  a.) only 1 commercial rezone allowed in each of six different neighborhood areas, b.) the rezone is required to be concentrated in proximity to one of three criteria:  business, residential, or recreation; prominently residential.  C-1 is the method of choice by staff and council.  Myers and Carson preferred the C-3 method, defined as:  market-based, no requirements for proximity other than 1-acre rezones must be separated by 1/2 mile.  Neighborhood commercial rezone must be along collector roads or larger.  Carson suggested the option of grocery stores or establishments in converted residential housing.  Council decided 24-hour convenience stores with a "limited line of goods" (like 7/11) and signage aesthetics unapproved by the Design Review Board would not be acceptable. Public Hearing is set for July19 at City Hall. 

For quite some time, Redmond City Council and city staff  have been studying and planning policy options for creating "neighborhood commercial" zones in our neighborhoods. Fewer car trips to downtown centers, conveniences, and neighborhood gathering places are a few goals.

A significant piece of Neighborhood Commercial policy is "implementation" of size, proximity and types of businesses in the neighborhoods. Councilmembers Allen, Vache, Margeson and Stilin firmly agreed to:  locating commercial within walking distance (~1/4 mile) of residential concentrations (12-30 housing units/parcel) and parks. (Option C-1)  (SEE UPDATE)
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Preserving neighborhood character is paramount to council.  Councilmember John Stilin commented, "I'd rather have a neighborhood begging us to open up to development, than be pushed..."

Vache', Allen, Stilin and Margeson were adamantly against strip malls, "clusters" and 7/ll type convenience stores, particularly Hank Margeson.  Hank said:

"I cannot support market-based preference criteria with no requirements (C-3).  We owe our neighborhoods a level of predictability." 

Margeson drew the analogy,

"The challenge is, if you open the door - wide open - and the horse [developer] left the barn, the horse is gone...if you open the doors a little bit and allow the nose to pop out; you know maybe we didn't open it up enough, let's allow the nose to pop out a little more and see what we get."

At the same time, Margeson agreed with all councilmembers that limiting neighborhood commercial  to 50 feet from urban centers, from 100 feet, gave  latitude to the risk-taker with unregulated market-based criteria for development. 

David Carson and Hank Myers adamantly supported market-based criteria (C-3) with Carson conceding to conditioning by council and Myers conceding to requirements.

Councilmember David Carson stated, "under no circumstance would I even consider voting for it"
(C-1)  (Silin's,Vache's, Margeson's, Allen's choice).  Carson said

"C-3 [market-based development with no requirements] is certainly my choice.  I think you know we have not incented at all neighborhood commercial.   But, the idea that they'll come if you open it is going to have to be the right;  a whole lot of things will have to align for people to do this..." 

Councilmember Hank Myers said

"C-1 is an absolute non-starter.  I see a lot of  areas that are in the C-3 (market-based)  area where I can see some good potential for development and it should be up to the developer to determine -- they are at risk, so I absolutely see market-based preference."

Councilmember Kim Allen (a Land Use Hearing Examiner for Kitsap Country) was very concerned about the separation of neighborhood commercial developments from each other e.g strips.  According to policy, the size of neighborhood commercial development is 1-acre parcels.  Allen said  "One acre is big. You can put 4-5 houses on one acre."

Myers responded,  "maybe the answer is to put in a condition that limits the size of the node [development] ...it has to be either next door [two acres of development] or maybe a quarter mile away."   Carson preferred to call these nodes "clusters" and "pockets" rather than "strips."   Margeson commented, "I think and I know it's not Education Hill's neighborhood vision for that [166th Ave NE] to become "Aurora Avenue North".

Council V.P. Pat Vache' was extremely concerned about strips and commercial "creeps up all the arterioles"... creating an Aurora North on Avondale, N. Sammamish, and 166th.

David Carson responded with guidance to council: 

'I have a suggestion because I agree with you:  I don't want to see that sort of thing happen but we could institute those spacing requirements. The whole 'first in' requirement ... I have a problem with ... but, you could say it needs to be adjacent or it needs to be within a certain proximity so there is the potential for a cluster of independently owned potential without it becoming a strip. Maybe you make it a quarter a mile, where you can't locate unless it's adjacent so we don't get the kinda thing that Mr. Vache' is talking about because I don't think any of us want to see that.  But, we do realize the benefits of neighborhood commercial or want to see something happen in this area and it's fine tuning that is going to be hard and we're proving that tonight."

David Carson, Hank Myers, Hank Margeson have filed for the 2011 election.  So far, all three races are uncontested.  The last day to file is June 10 or June 13 for uncontested races. 

Neighborhood Planner, Kim Dietz thanked council, saying the next actions on Neighborhood Commercial will be a Public Hearing on 6/21 (possibly delayed), Land Use review on 6/28, and Action by Council on 8/16.  For exact times and information contact Kim at kdietz@redmond.gov.

Notification of development and feedback from and to the neighborhoods is critical to Council.

President Richard Cole was excused from this May 24th  meeting, as was Mayor John Marchione.

Reported By Bob Yoder