UPDATED: Hearing Examiner Approves Emerald Heights Project

According to a City planner, the decision will be appealed in the Superior Court

        In a 104 page document, the Redmond Hearing Examiner (a land-use attorney) described his decision to approve Emerald Heights construction of a 54-unit Assisted Living building and a 42-unit Independent Living building. According to the Examiner, these new buildings are intended to allow conversion of the existing 40-unit assisted living building into private, single occupancy skilled nursing suites.

The campus currently has 333 independent living units, 40 assisted living units, 16 memory care units, and 61 skilled nursing units for a total of 450 residential units.  The campus features a main  multi-purpose auditorium, fitness building, pool, communal courtyard, woodland walking trails, and gardening opportunities. There's an existing public transit stop on 176th Avenue NE near the campus entrance.

BACKGROUND

Abby Road HOA residents living next to the Emerald Heights' 38-acre parcel appealed the SEPA, and challenged the Conditional Use Permit and Site Plan Entitlement. The volume of public record was an astounding 8,000 pages creating significant expenses and review time.  Retired city councilmember John Stilin and his wife led the way.

Besides zoning, the following issues Stilin et al appealed were:

1) Severe aesthetic impacts from converting the "greenbelt buffer" forested area where the assisted building is proposed. They argued the assisted living building was inappropriate in height, bulk, scale, architecture, and siting;
2) Loss of privacy and view for those residences that are nearest, and all passerby/neighborhood views were permanently altered;
3) Serious lighting impacts from the height of the building; No guarantee the building would be fully screened by proposed plantings;
4) Significant loss of native vegetation and trees reducing stormwater drainage and impacting aesthetics.  Local wildlife would be impacted to the detriment of the residents and visitors who enjoy the wildlife.
5) Potential for improper disposal of hazardous materials; Emission of noxious and hazardous odors and vapor from the institutional kitchen.
And the list goes on....

Redmond Hearing Examiner Contact Information:  Phone: 425.556.2191.  Email: cdxanthos@redmond.gov.  City Clerk's Office.

Source:  Redmond Hearing Examiner
              Findings, Conclusions, Decisions
              Abby Road HOA,et all Appeal (LAND-2018-00920) of DNS (SEPA-2018-00640)
              LAND-2018-00586 --Conditional Use Permit/land-2018-00617 --Site Plan Entitlement.
Redmond City Council meetings.