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| There's no stopping growth in Redmond / credit Bob Yoder A view from Mr. Nelson's downtown "Redmond Center" parking lot. The red crane is constructing his "The Charles." building. (Apparently, several members in Mr. Nelson's extended family carry the name "Charles.") When finished, the structure will reach 8-stories, have 244 residential units, 4,920 sf of live work space, and 4,316 sf of retail. The Charles is the first project of a 22-acre Urban Village he plans for our downtown. In part, it will encompass land along the Sammamish River, the Opportunity Building (OB), a large parcel adjacent to OB, the Redmond Center, and the parking lot behind QFC. The Nelson Legacy Group (NLG) has been family-owned since the early 1950s. NLG operates retail and office properties located in Redmond, Kirkland and eastern Washington, conducting leasing, developing and property acquisition from offices in Redmond. Two other significant Urban Villages in Overlake are approved. One of the villages is 14 acres including the demolition of Sears. -- Bob Yoder, 2/5/2024 Sources: Design Review Board Memorandum, 4/15/2020; Carol Helland, Director Planning & Community Development; Thomas L. Markel, NLG; CLARK BARNES "NLG Project One Design Review," 12/03/2020 |
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| A Bobcat's "last stand" in Sigmund and Werner's backyard / credit Sigmund |
The photograph of this urban Bobcat was taken by Werner & Sigmund. Their home borders on a North Redmond 18-acre forest. Over 300 mature trees were cleared for 76 single-family homes with lot sizes ***4000 - 22,000 SF, according city documents. The project (178th Ct. NE & NE 116th St.) is known as "Pearce PRD" and is one of many environmentally sensitive projects in Redmond developed by Eric Campbell's Camwest Development, Inc. of Kirkland, WA.
According to a "Wildlife Study Report" filed by wetland , wildlife, and forest consultant Chad Armour, LLC on January 20, 2007 "the site may have the potential to support as many as 68 different species of wildlife". Sigmund has also observed coyotes and deer in her backyard and there have been neighborhood reports of *black bear. Where will they go?
Camwest paid an arborist for a tree preservation plan required by city permit. The arborist reported that 294 significant trees were clear-cut. That's 54% of the 489 significant trees on the project. 39 Landmark trees were presumed removed. Landmark trees are supposed to get special protections. (see Councilwoman Kim Allen's statement, below).
Chad Armour made two brief site visits. Among Mr. Armour's qualifications, he is a "certified wetland delineator" and has a certificate in commercial real estate. He was hired by Camwest to write environmental reports for the city land use permit.
Mr. Armour reported: nine wetlands and 20 State Priority habitat tree snags, ideal for Pileated Woodpecker nesting. He identified a foraging P. Woodpecker, and a Great Blue Heron "in the vicinity". The Great Blue Heron is valued by the State and Redmond as a Priority Species of Local Importance. Nesting P. Woodpeckers are potentially endangered and have protections when nests are present. I was told by a resident Armour spent only several hours during each of his two visits to the site.
Mr. Armour stated a heron rookery is located about one mile SE of the site. City planner Cathy Beam indicated months ago these eastern rookery nests were vacated. Mr. Armour also noted a stream map indicating coho salmon migrate to within a few hundred feet of the project site. A tributary to Bear Creek and two ponds are present.
Obviously, significant and devastating deforestation of "urban open space" has occurred. Habitat destruction was far more extensive than Camwest's Tyler's Creek and Perrigo Heights developments. Fortunately, Camwest does a good job restoring and enhancing their streams, wetlands, and forest buffers. However, according to the neighbors, the development will be setback only 20 feet from their properties and exposed neighborhood trees will be endangered by resultant high winds.
Councilwoman Kim Allen is to be commended for speaking up for the neighborhood during Werner's Landmark Tree Exception appeal. Councilman Richard Cole appeared insensitive during reconsideration of the Landmark Tree appeal stating Werner was slowing down the project. Ms. Allen is a qualified lawyer and is a strong council advocate for "green" protections and standards. ** Ms. Allen's statement urging amendments to city tree preservation standards are below. The city is holding a Community Meeting on Thursday, 7/28 to ask for ideas on how to improve Residential Development permitting. Contact Jeff Churchill for more information by emailing: jchurchill@redmond.gov.
*** The City Neighborhood Map and Notice of Application quote different lot size ranges.
**'Councilmember Allen read a written request to the staff as follows, 'Tree retention is an expressed value of the citizens of Redmond articulated in the Comprehensive Plan, Neighborhood Plans, and community meetings. Redmond’s tree retention law reflects that a detailed and thoughtful analysis by the Administrator of what should be a detailed and written account of extraordinary circumstances is required to justify the felling of any landmark tree or drastically reducing our declining canopy. In this case there is no record of that detailed analysis by staff which does both the staff and the citizens a disservice. Our Code Administrators should begin to provide a written and detailed analysis of their reasoning on all of these exceptions to our Tree Retention Ordinance and that the code should be amended to provide notice to adjacent property owners when such a request is made.' - contributed by Werner
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QUESTIONS: Was off-site mitigation required? It not, how where were they replaced? PRD' appeals are Quasi-Judicial. Was there adequate notice? Tom Hinman, a respected planning commissioner, influenced the city years later to map significant and landmark trees on the Notice of Application. Why did it take so long? In 2022, Tree Regulations were updated to protect/preserve Redmond's remaining trees on private properties. It's 2024 and the updated tree regulations still haven't been implemented owing to legal issues Kirkland is facing. No comment.
Opinion and report by Bob Yoder, ~ 2007, updated 1/29/2024
Additional "land use" articles are found using the blog search engine.
REDMOND TOWN CENTER REDEVELOPMENT
Hines will host two neighborhood meetings over the next 12 months. The first meeting will be SOON, in March 6th of 2024 at RTC campus office. Contact mayor@redmond.gov for times.
The center's Master Plan review by Council is now underway. Notably, in addition to the 12-story buildings, three 7-story mixed used residential building are planed.
Protecting Redmond’s Aquifer: we’ve positioned all parking above ground to avoid any impact to the aquifer and reduce the carbon impact during construction.
Affordable Housing: At full development, Redmond Town Center will feature up to 200 units of transit-oriented, affordable housing – 2x the minimum contained in the inclusionary zoning ordinance, at 60% of "Average Median Income."
74th Street: Streetscape improvements on 74th include a transition to a pedestrian-first, engaging open space to enliven the center of the retail core.
Ground Floor Retail: The design includes a net increase of 15,000 – 35,000 square feet of ground floor, pedestrian generating and retail uses, with a portion of that reserved for local, smaller shop retail uses.
Pedestrian and Intersection Improvements: Street and intersection improvements at 166th, 164th, and 76th streets will provide a much more engaging, pedestrian oriented ground plane experience.
Green Roofs: Vegetated green roofs will be included in non-mechanical areas of new building construction to help reduce the urban heat island and help manage stormwater run-off.
Neighborhood Meetings:
Hines will host two neighborhood meetings over the next 12 months. The first meeting will be SOON, in March 6th of 2024 at RTC campus office. Contact info@redmond.gov for times. with another coming in late summer - ~August of 2024. Further details to come here.
Thank you again for participating and sharing your input and questions. We’ll follow up with more updates soon. In the meantime, please visit our Feedback section to respond to our new questions!
-- Hines, 1/12/2024
To find additional blog posts on Redmond Town Center click the "RTC" label. These stories were found at the blog search button. Here are some posts on downtown and the downtown buildings.
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| (l-r) Councilmembers Richard Cole, Hank Margeson and Pat Vache', circa 2010 |
At this week's Council study session many interesting topics were covered - SE Redmond Park, Reservoir Park, and a Community Advisory report on Vision 2050 - but what stood out for me was Councilmember Anderson's brief comment that retired 3-term councilmember Hank Margeson is "a resource" and was open to help/consult with council when needed. He "leans left" and is a good fit.
Margeson chaired the Citizen's Advisory Committee for the new Senior Center. He gave a very impressive summary report to council on the Center (without notes.)
I did a blog search on "Hank Margeson" You might find it interesting. Additional stories can be found at this "Margeson label" search.
-- Yoder, 1/2024
We have good news the King County Assessor is lowering assessed values in 2024 by ~20%. This may give the Lake Washington School District more breathing room for their proposed $971 million levy measure slated for Fall, 2024.
The LWSD construcion and funding plan
Elementary Schools: Rebuild and expand Alcott Elementary and Smith Elementary, Add a new elementary school in Lake Washington area.
Middle School: Rebuild or expand Kamiakin Middle School.
High School: Build a fifth comprehensive high school. Other: Refurbish Juanita fieldhouse/pool, Add space for early learning. High School: Build a fifth comprehensive high school.
Other: Refurbish Juanita fieldhouse/pool.
A $705 million "Renewal of Construction" Levy is proposed in 2028. It will fund school constructions needs for new student space, replacing ageing facilities, and reducing reliance on portables.
This levy would provide funding to build critical classroom space across our district and addresses aging schools:
Elementary Schools: Rebuild and expand Rockwell Elementary, add two new elementary schools.
Middle School: Rebuild or expand Evergreen Middle School
High School: Add additional high school capacity to Lake Washington area (TBD). Other: Add space for early learning in Juanita area.
Source: lwsd.org
Excellent project! Design Review Board 1 Presentation Listen to the presentation!
Councilmember Vanessa Kritzer has been a strong advocate for more day-care space in Redmond. The Design Review Board reported day-care space is planned for this project! Massing of the prominent Redmond Grand apartments on 166th and Redmond way is terrible. This particular project (west & adjacent to the 8-story "Arco" project) has very creative architecture helping to reduce the massing affect. Harvey Fairbourne, the new owner of RTC could learn from this exciting new project.
16310 NE 80th ST (& Leary) is a new proposed 85’ tall, 1.18 acre residential apartment building located on 80th Street in downtown Redmond, WA. It is comprised of 8 floors above grade, one level below grade totaling 347,713 sf with 260 parking spaces and 270 residential units. It includes a 5-story wood-framed residential tower above a 3-story concrete podium. Ground level uses include residential lobby/lounge, units and indoor open space that serves the neighborhood, as well as residents.
From my experience, the City of Redmond is best with Open Government and the City and EvergreenHealth Public Hospital have the best Public Request Offices. Lake Washington School District Public Request office is not very professional.
-- Bob Yoder, 12/28/2023
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| White pipes irrigate tiny shrubs of the Bear Creek floodplain |
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| The Ukrainian carolers at Redmond Town Center |
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| Underneath the RTC Christmas Tree Merry Christmas from Bob, Pam and Zoey Yoder! |
Announcement on the Peoria Unified School District website:
"On November 29, the Peoria Unified Governing Board voted unanimously to enter into contract negotiations with Dr. Kenneth Christopher Sommers to serve as the district's next superintendent, pending the result of successful contract negotiations and background check. The Board is expected to official approve him as superintendent at a future meeting."
Though Dr. Holmen didn't get what he wanted we are most fortunate to have him and his expertise on board during these challenging times. -- Bob Yoder, Opinion, 11/30/2023
Exciting changes coming to Redmond Town Center...
... but you'll have to wait until 2027
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| Timeline |
Click to see what's in the works (and give feedback)
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| Angie Nuevacamina defeated David Carson, 53.67% (5937) to David's 46.07% (5097.) |
The meaning of the butterfly is cultural to current day Mexico and Senegal- where I have heritage from. It signals transformation, hope, and are quite a force when moving together. In the design, my name is in the middle- acting as a bridge and being able to hold multiple perspectives. - Angie Nuevacamiona.
The demographics of Redmond have changed dramatically in the last five or so years (~ 50% brown.) Angie ran on "inclusive," "welcoming," and "equity," and it paid off. She also prioritized affordable housing, safety, a healthy community and transparent government. She rallied the voters with a call for "Nothing about Us without Us." Angie is a member of the LBGTQ community, a queer artist, and small business owner, as a financial services professional. She currently volunteers on the City planning commission.
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David M. Carson, the conservative incumbent of 16 years placed most of his cards on safety: 1) extra police coverage for light rail users, 2) keeping the county accountable for a drug-free homeless facility in Overlake. 3) he flipped flapjacks for the fire fundraiser at every Derby Days. 4) he served on regional emergency coalitions. As Presiding Officer on the Parks Council he advocated for access to Redmond's seven "String of Pearls" park properties. He is a OneRedmond Board member, Foundation member and Kiwanis member. He praised the Police Department "Sniffer" canine in his political statement. All this, and Marymoor Village, the new fire station, Senior Center and other facility improvements weren't enough to win over the voters.
The voters chose values embracing the Redmond's welcoming culture, over a developer/business centric incumbent valuing safety.
-- Bob Yoder, Opinion, 11/25/2023
Find 16 years of articles and opinion on Councilmember David Carson HERE
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| EvergreenHealth / Seattle Times |
"On February 28, 2020, EvergreenHealth's Kirkland campus became the first hospital in the U.S. to respond to the first known cases of community spread of COVID-19, marking the beginning of the global pandemic in the U.S. Given that we had been actively engaged in disaster readiness planning for many years prior to the pandemic, our hospital system was ready to face the challenge."
Read more about EvergreenHealth's response to the COVID-19 pandemic:
At the top and/or bottom of the hour from 8 - 10 a.m. the following block of helpful and interesting programing is run continuously. I highly recommend tuning in. No commercials! ☝
City Council and Planning Commission meetings are available on RCTV, as well. They are also live streamed on Facebook (www.Facebook.com/CityofRedmond) and YouTube (www.YouTube.com/CityofRedmond).
