Sometime within the next 2-3 years a mixed-use "residential-business" complex could well be built in SE Redmond adjacent Marymoor Park and the Sammamish Trail. (6089 - 6213 East Lake Sammamish Park.) "Marymoor Park Place" will be 2 buildings, 4 stories tall, with business use on the 1st floor and 50 multi-family residential units on floors 2-4. 10% of the units will be "affordable". A photo and vicinity map of the triangular project site is found here. The triangular site is south of Les Schwab.
But the Peter Chee landowners/developers have a few hurtles to overcome before they can build:
- They are asking the City to change the zoning for that area from Manufacturing Park (MP) to Business Park (BP). This zoning change is precedent setting for the city.
- In April 2007, the Council voted 5-2 against the Chee's proposal for R-18 zoning. Council's reasons were a) economic diversity loss, b) use incompatibility, c) housing was not needed.
- Council and Planning Commission must approve both the zoning change and the mixed-use project.
The Chee family are savvy developers. To sell their program, the Chees are taking full advantage of the city's "Residential Green Permitting Program" and community recognition for the values of sustainable living. They are focusing on a sustainable site, as follows:
- "Hardscapes" (impervious surfaces) are reduced by building underground parking.
- Drought tolerant plants will be used. Leyland Cyprus will buffer noise from the manufacturing zone.
- Solar PV panels will be installed on the roofs - 30% power will be conserved.
30-40% energy consumption will be saved by using LEEDS approved light fixtures and occupancy sensors. - Over 90% of construction debris will be recycled. Extra insulation and laminate windows will reduce sound and energy waste. Less toxic and volatile glues and paints will improve air quality.
- The Chee's property will achieve a LEED'S Gold Award for sustainability -- one level higher than City Hall's Silver rating.
Taking advantage of their proximity to the Lake Sammamish Park Trail, the Chees expect residents to bike to work and play. The Chees plan for locked storage of bicycles to encourage trip reduction.
MP will have to be rezoned to BP to make the project work. Manufacturing (MP) is not attractive in Redmond. Rents are two times less expensive in Kent and Auburn. The Chee's BP zoning will allow for a wide variety of choices for businesses and bring new jobs into Redmond. The Chee's Marymoor Park Place will be right at the Gateway into SW Redmond. They say their BP mixed-use buildings will be more attractive for our Gateway that manufacturing. Who could doubt that?
The Chee's project seems a no-brainer. The City and it's leadership has changed since Council's decision two years ago. Existing manufacturers in Redmond have had plenty of time to lobby for preservation of Manufacturing zones. But, land costs are high in Redmond. Rezoning to BP is a compromise where almost everyone wins. The Chee family appear model citizens and developers who have a lot of pride in their work. We are fortunate to have them.
See how Council and Planning Commission voted two years ago.
Bob, thanks for providing so many details about our proposed Marymoor Park Place project. I think this project will add a lot of value to the gateway between Redmond and Sammamish. Thank you for your supporting words too. If you or any of your readers have any questions, post your questions and I'll check back here to answer them.
ReplyDeleteBob, perhaps you should hold your praise until construction is finished. There is nothing in the current proposal that requires the Chees, or any other developer, to build this development as you've described. While the intent seems good, any number of circumstances could change what's currently proposed - it's a fact of the market we're in. "...Green Sells?" Time will tell. Your optimism may be well placed, but your readers should understand the difference between your (and the developer's) hopes and what this zoning change request is.
ReplyDeleteOk, I will undoubtedly get blasted for this comment but I have to say I am very saddened by how comfortable everyone seems to be with the rush to cover every square inch of Redmond with concrete and a structure of some kind. I am stunned at the acceleration in the number of construction projects in this city over the last few years. Redmond is fast turning into nothing more than an extension of Bellevue. How much longer before the high rises go up? Our elected officials seem unable or unwilling to say "no" to developers on anything. They are giving them permits to tear down old growth forests and fill in wetlands alike. I guess we are all just supposed to be content with some sort of phony homage to the wildlife that was driven out and the natural beauty that was destroyed and replaced with yet another business complex or condos. At least they put the picture of a deer on the sign advertising the apartment complex that now sits where REAL deer used to live. That should be enough right? So what if this developer is willing to include a few "green living" accessories. The "greenest" thing he could do is leave the damn area alone.
ReplyDeleteI lean towards Carla's comment about the "acceleration in the number of construction projects in Redmond". The city's re-development is breathtaking. Personally, I think the city administration could do much more to inform citizens about the re-development vision.
ReplyDeleteI don;t think Redmond can remain as it was just 10 years ago -- a quaint village -- as visioned by Jim Robinson (who was a candidate for mayor). However, if Redmond is to be "a great city" -- as visioned by Mayor Marchione -- citizens must be informed, involved, and inspired to work together. A great city is much more than a collection of tall buildings.
Peter, after reading the comments about your proposed project I have a few questions. Assuming the Commission approves the Rezone, what guarantees and assurances can you give the citizens your project will be built as proposed?
ReplyDeleteYou mention in your blog (which I'm now posting on my sidebar) you will intall expensive solar panels and other Green accessories. At the same time in your blog you say you're more apt to intall Green upgrades if they are subsidized in some way. Can you elaborate?
Clara brings up a good point about loss of open space to development. While the Growth Management act encourages growth into urban areas your site has wetlands on or adjacent to your footprint. Will you enhance these wetlands? As your Dad said, you are building over a Wellhead Protection Zone.
As Richard says, we are building a collection of tall buildings. How does your 4 story building fit into the Downtown plan? As you enter through SE Redmond's gateway, will your tall building block off views, be visually compatible with surrounding structures & topography or could it stick out like sore thumb, like an "island" within our downtown? Yes, mulit-family housing is across the street.
Finally, you were vague about what kind of business you would attract to your first story (other than storage ctr. & day care exceptions). Can you be more specific? You are specific about Green accessories. Providing categories of business would help answer the compatiblilty and "Downtown plan" questions.
Bob,
ReplyDeleteIf the City Council votes in favor of the zoning change we will start the design process with our architect. The project will definitely have features that I described. We will work closely with the City of Redmond's design review team to come up with a great design.
There are so many green concepts that can be used and I think green innovation is going to be at another level by the time this project's design is complete. I definitely think that solar is going to take another leap forward and we will definitely incorporate solar power into this project.
We will also work closely with the City of Redmond to make sure that our project meets all requirements. I definitely look at this project as a joint effort between the City staff and our team.
I can appreciate your question regarding what kind of business will be inside this space, but, it really is too early to say. While we have had a few discussions with companies, we have no commitments. I think companies might be more interested in having serious discussions if the zoning change passes.