Affordable Housing Progress In Redmond

A multifamily property tax exemption (MFTE) program is authorized in chapter 84.14 RCW. in Redmond for the purpose of encouraging the production of affordable housing. 

Redmond offers an 8- year and 12-year property tax exemption program to developers to encourage affordable housing.  The 8-year program has been very successful. As of the first quarter of 2023, there are 5 constructed and occupied market-rate projects in the 8-year MFTE program, which contain 134 affordable units. 

To date, no market-rate developer has used the 12-year exemption. For the 12-year exemption, state statute requires that 20% of homes be affordable. Redmond requires this housing to be affordable between 60% and 85% of area median income. A pilot program would adjust those limits to between 80% and 115% as allowed by state statute to increase uptake of the 12-year exemption and thereby increase the supply of affordable homes.

-- Source:  Council Committee of the Whole memo, 6/12/2023

"Adaptive Signal Control" Optimizes Traffic Flow, Reduces Congestion

Adaptive Signal Control system

Council proposed adaptive traffic signal control system project coined "Adaptive Signal Control" for the Public Works budget. It will measure real-time traffic fluctuations and automatically adjust signal timings more efficiently than our current system. Other agencies have demonstrated substantial delay reduction, especially when conditions change unexpectedly due to weather, lane closures, or surges in demand.  The system costs about $1M; an $865,000 Puget Sound Region Council will be applied. 

The system will be capable of adjusting signal timings, and operations in real-time. This will reduce travel times through downtown and reduce wait times for pedestrians. With the arrival of light-rail in Downtown Redmond, this updated signal system will be key in responding to the change in traffic conditions expected through downtown.

Adaptive Signal Control is especially effective for roads that experience variable and unpredictable traffic demand, where conventional signal systems cannot keep up with the changing conditions. Adaptive signal control can also benefit pedestrians and active transportation modes by reducing delays and improving service. Adaptive signal control can also respond to changes in traffic patterns caused by new work commute options and the opening of transit stations, which can affect the demand for different directions and movements at intersections.

-- Council Committee Of The Whole, abridged Public works memo, 6/5/2023

Maintenance & Operations Center Plan Costs $969,416

Click to enlarge the image and you'll see a lot of the Center is for storage.

The Miller Hull Partnership's Master Plan for the a new Maintenance & Operations Center (M&O) costs $969,416.  The Master Plan is expected to be delivered in early 2024 with construction scheduled to begin in 2027.  It's location is NE 76th Street in SE Redmond.

"The current Maintenance & Operations building is well past its useful life, no longer fits the needs of a growing City and is inefficient for current staff workflow. The multi-year project will deliver a redeveloped operations site and office building with open and flexible crew, office, meeting, and emergency response spaces that will accommodate Parks Operations and most, if not all of Public Works staff. The improved site layout will provide better equipment protection, modernized shops, as well as central storage, and a combined Fleet facility. In addition, parking spaces will be provided for approximately 300 vehicles (staff and fleet)."

-- Source COW memo, 5/23/2023

Projected cost ~ $ 1 million  NE 76th Street

Opinion:  One-time money from development revenue will be used to build the M&O Center.  B. Yoder

OPINION: Can the Marymoor Village and Commercial District be Salvaged?

Spectra project with "planters" 
(click to enlarge)

 Oxford dictionary:  *ECLECTIC: deriving ideas, style, or taste from a broad and diverse range of sources.

OPINION:  I and about eight other residents went to the Long Range Planning exhibit at Marymoor Community Center a few weeks ago.  Apparently, the mayor and planning director will be sending these planners to the library every week to "reach out."   This is token planning.  

According to a Principle planner, the "Big Decisions requiring input from managers and above."  are still outstanding.  (And, then there's "Medium Decisions" and "Small Decisions!")

A few "Big Decision" items the planners have asked the public, Mayor and Council for input are: 

• "The Vision for the Marymoor Design District."  Staff states design impacts are "unclear and potentially unrealistic."  This late in the game. 
• Planners ask: "Are families going to move into an industrial area?  Should the commercial area be re-zoned residential."  Apparently, owners there can profit significantly with residential; light rail could increase the "need" for residential, as well.  A planner states " why not have standards that are more realistic for townhomes."  Mayor Birney and Council:  Yes or no?  
• Planners ask: "Rather than a trail around the entire perimeter - require/encourage other community amenities."  What amenities?  Mayor/Council: Yes or no? Don't we need trails for mobility?  Bicycles, e-bikes, scooters, pedestrian users.  
• Planners state: "Inconsistent shared street implementation - provide more direction for desired quality."  
• Planners question the Design Concept:  "Building façade materials / color - "no guidance in zoning code for the Marymoor Design District."
• Plantings / Landscape - Mayor: "establish "unique" identity for Marymoor Village.  
• etc. etc.  

Council, Arts Commission and Design Review Board were intimately involved in ensuring Marymoor Village would be *eclectic, according to Mayor Birney's wishes.  So far, Spectra is what we have.  Pinwheels in empty garden containers? (Or, is that a dog walk area adjacent to the dog friendly Sammamish Trail?)

The Design Review Board (DRB) has the "teeth" of one planner  The rest are volunteers. (State initiated changes may be in the offing.) I recommend Mayor Birney assign Long Range Planners to the Board to give substance to it. Get them out of the library and in front of the developers.  

DRB planners push for and conduct all presentations remotely.  Mayor Birney should join other organizations and wean off remote meetings.  One critical function of a DRB  is collaboration....sharing pictures, color designs, blueprints, etc. 

Mayor Birney should give Overlake Urban Center equal, if not more attention to design.  Let's be honest, ~70% of Redmond Vision 2050 appears already baked into our city.  What's left is Design.  Anything else?  Council Leadership should schedule an Open House and one Study session for input on the Big and Medium decisions.    

Our Village and the commercial district need to be salvaged before it's too late.  The Spark project design looks very promising, but will the final product hold it's own?     

-- Bob Yoder, 5/8/2023

Dog Park Opens at Luke McRedmond Park

Council member Jessica Forsythe took these pictures of the new downtown dog park.  She said the Parks Department re-purposed surplus fencing for the park and picnic tables are planned.  The park is partitioned for small dogs, common in downtown apartments.  The pop-up dog park will remain open through September, allowing the City to test different potential locations and needs for a more permanent off-leash dog area in Redmond.

• • 

    The the city labels it as a "POP UP" Dog Park; by construction it looks permanent.

    
    Posted by Bob Yoder, 4/24/2033, Community volunteer

An Enhanced Historic District linked to RTC Will Mutually Stimulate Business

 An enhanced Historic District linked to RTC will stimulate business to both. The Downtown Park would be more lively. 

The Historic District is bisected by Leary Way, just to the west is the downtown park (DTP,) Redmond Town Center Retail (TWNC) is circled in red. Two 12-story buildings are planned.  It's possible BJ's may be demolished to further densify. 

Connecting the Downtown Park with the Historic District and RTC could create a valuable alternative pedestrian route for Redmond Lights, seasonal festivals and mobility in general. Food trucks (?) music and other entertainment at the Downtown Park would would attract pedestrian shoppers.  Strolling into the Historic District, the paradors could rest and stay warm at the eateries and shops.  At 164th, a crosswalk would link the district to RTC.  Artwork and wayfinding signage would draw people into RTC and the Historic District to shop, eat and be entertained.  We'd have a more dynamic downtown.

To make it all work, the Historic District needs to be enhanced.  Leary Way, bisecting the Historic District, should be a "Safe Street" for pedestrians and bicycles; limited cars.  Alleys might be restored. Some of the buildings would be restored or enhanced.  Others remodeled or rebuilt.  One Redmond has a deep interest in the vitality of small business. 

To date, Mayor Birney hasn't considered enhancing the district with the help on One Redmond.   An enhanced Historic District linked to RTC will stimulate business to both; the downtown park will be more lively.  

If you like this route and /or think the Mayor Birney should start improving the Historic District will you email her at Mayor@redmond.gov?  

-- Bob Yoder, 4/24/2023

   Community volunteer

City Planning Is Posting QR Codes for Proposed Land Use projects

It's great the city is finally posting QR codes for Proposed Land Use Action projects.  Better late than never.  The AMLI project decision has already been made, but with conditions.  According to the QR, the State Environmental Policy Act was revised and the project may now be appealed by 5/15/2023.  The project sits about 100 yards downhill from city well water and it's possible the aquifer may be disturbed.  It's also possible the aquifer will liquify during an earthquake.  A final act of the decision are inspections from city engineers.   

OPINION: Marymoor Village Is Anything But Eclectic

 Oxford dictionary:  ECLECTIC: deriving ideas, style, or taste from a broad and diverse range of sources.

SPECTRA, 1,2,3 unit apartments
(click picture to enlarge)

Mayor Birney once announced Marymoor Village would be "eclectic" and unique from the hum drum of downtown buildings.  Looking at this gargantuan project, Spectra, it's just that, a project.  Where's the art, the color?  Rather, each empty planter box has a tiny pinwheel twirling in the wind.  

Well, we know now what happens when the city and Design Review Board throw in the towel to accommodate the developers and the city's insatiable need for housing.  SE Redmond is zoned industrial too, permitting us to just look the other way.  

-- Bob Yoder, 4/20/2023, Opinion

EVENT: "APex Artist Reception" at Victor's this Sunday, March 5th, 2:30-4:30

 

Marco Coady's "APex Art Corner" at Victor's 
(click picture to enlarge it)

Victors Celtic Coffee in the historic district of downtown Redmond, will be hosting a reception for Smita Yamala, "APex Artist of the Month." this Sunday, March 5th, from 2:30 - 4:30.  The "APex  Student of Month " will also be present!

Smita's artwork, "The Happy Soul," will be installed in the APex & Marco's Corner of Victor's from February 26th to March 26th.  Parking is scarce so walking is encouraged. 

Marco Peers Coady is the founder of "Artists Personal Exchange" (APex) and coins his business as 'a place for artists to meet, connect and share their work.'   

-- Bob Yoder, 3/2/23

    Photo,  by

REDMOND BLOG EDITORIAL: Carol Helland, Redmond's Urban Planner Extraordinaire

 

Carol Helland, Director of Planning & Community Development 

The complexity and demands of  Director Helland's job don't compare to Directors of the past. Should the Mayor hire a Deputy of Planning Services?

From observations, I believe Carol Helland, the city's Director of Planning & Community Development is the most influential government executive in Redmond. She oversees land use permitting, is Administrator of the Technical Committee, of Public Notice, Code Administrator, oversees the Design Review Board, and director of Human Services among other high level responsibilities. 

Mayor Birney and Council rely heavily on Helland for her understanding of Washington's Growth Management recommendations and requirements. Her flexible use of building codes shape the form, function and character of downtown Redmond, Overlake Urban Center and our gentrifying neighborhoods. Carol negotiates Development agreements with the Mayor and co-approves project permits with Public Works. (A 22-acre Development agreement for NELSON Legacy's downtown Village was inked; RTC is on deck with others to come.)  

Director Helland recently hired Seraphie Allen as Deputy Director of Planning & Community Development.  Already, Deputy Allen's job responsibilities are to communicate with OneRedmond, work with Director Helland's Redmond 2050 Long Range Planning Team, and guide the Mayor's Planning Commission volunteers.  These roles have the ring of a new title, perhaps "deputy director of community development."

The complexity and demands of Ms. Helland's job don't compare to Directors of the past.  Though outside the HR box, the Mayor might possibly assign a second Deputy Director, one for "Planning services" the other for "Community development?"  Ms. Helland is Redmond's Urban Planner extraordinaire and needs all the help she can get. Once Mayor Birney actively teams up with Helland, fewer mistakes will be made and we'll have a more livable Redmond. 

For answers on how you can make Redmond a better community, email Heather at: info@redmond.gov. She's the city's Customer Experience Coordinator and an excellent resource.  Her phone is 425-556-2900.   

Let's make Redmond better together.

-- Bob Yoder

   Editor, Reporter and Scribbler, Redmond Neighborhood Blog    

   1/21/2023

For the Director Helland's job description....

Updated Opinion: Woodinville's Attractive Downtown Is Well Designed, Redmond Is Working On It

Image Credit:  "Next City"

A Redmond Blog reader says...

We live in "unincorporated Woodinville" and had the occasion to drive through downtown Redmond for the first time in a while. Holy cookie cutter, I haven't seen so many gray apartments lined up one after the other along a major thoroughfare, with almost no setback from the street for trees. Either the council or the Community Development department failed residents of the city. I'm not sure why every building has to look exactly the same with almost no character or distinguishing features? Housing was needed, yes - but downtown Redmond now feels soul-less. Gone are the days where you could grab cheap eats at Herfy's or Frankie's. Now you're stuck with expensive restaurants sitting in the first floor retail spaces of these apartment buildings, if they're lucky enough to be able to pay the rent these spaces charge. I get it - old strip malls are eyesores, but they often house popular businesses that would otherwise be unable to afford higher rent. On the other hand, I have been super impressed with what Woodinville has done with the schoolhouse district and Woodin Creek areas. It actually feels like it has character and it has adequate parking for the retail that's there. The Molbak's redevelopment seems encouraging and hopefully it can continue the trend in that area. That actually feels like a place I would want to live if I was single and wanted an apartment or if I wanted to downsize. Redmond does not.

-- Anonymous comment:  "City Salaries Under Review, Bonuses Unknown" post.

Videos of downtown Woodinville streetscape design to follow. by

UPDATED OPINION, 2/23/23: Redmond Town Center's New Owner Proposes Amendments Allowing 12-Story Buildings

Imagining a new town center

OPINION:  It's all so confusing and I'm still unclear.  The new owner of Redmond Town Center, Fairbourne Properties, is proposing "zone text amendments" that would allow two 12-story buildings on his property in exchange for "public benefits" such as, affordable housing, environmental stewardship, and business diversity (eg. retail retail, retail; restaurants, entrepreneurs, recreation, small business, commercial,   The benefits are vague and Council is working to clarify them.

A partial summary of the proposed amendments appear as follows:

1) Increase maximum height to 12-stories through an incentive program of 3 extra levels for above grade parking per building, electric bike space and decent pedestrian lighting.   

2) One amendment involves the owner offering "exceptional amenities" for additional height.  I crave colorful, covered plazas and courtyards, eclectic and cultural artworks, sustainable-public-rooftop-patios-with-pristine-views, public spaces for daycare and pets, and above all else, well lit performing arts spaces welcoming and entertaining all, including commercial and retail employees.  Pickleball is a craze and rooftop courts to activate the Center are being looked at.

3) It's my understanding, the final amendment, if passed, could expand "Town Center Mixed Use" into certain parcels along Bear Creek Parkway; serviced by an office gateway.  The expansion plan is unclear; and it may never happen.

-- Bob Yoder, Opinion, 1/30/2023, Updated 2/22/23, Resident of Redmond, WA.

SOURCES:  

Council "Planning and Public Works" Committee of the Whole memo, 1/3/2023, excerpted and edited.  Unfortunately, the city red-lined this memo. 

City Council memo, 1/17/2023 - discusses privately initiated text amendments.

FAIRBOURNE Properties (owner)

Hines, RTC owner's consultant and outreach arm.  (Patrick Woodruff is the Hines lead; he's local and enthusiastically seeking ALL opinions and feedback.) 

Engage with the community and the owner HERE)

Carol Helland, Director of Planning and Community Development.  (Ask for Ms. Helland's contact information at info@redmond.gov or Mayor@redmond.gov)

Arnold Tomac, Past President Redmond City Council, a Town Center founder, and co-founder of the Ped/Bike Advisory Committee.  Arnie's BIO.  

-- Bob Yoder, 2/23/23

"Redmond Lights" Redux

Pam and Zo at popular art installation
(click pic to find Zo)

It was a blustery, cold and very rainy night but we went Redmond Lights anyway. A friend was working a booth and asked me to come. Pam and Zo tagged along too but they were not a happy puppies.

There wasn't much new:  Same five light installations.  Relatively scant residents, and fun music on the pavillion.  Unfortunately, food trucks don't have much room for parking at the downtown park.  We did see an espresso wagon and ice-cream van.  Sounds silly, but the colorful restroom lights fit in well with the show.  

-- Bob Yoder, 12/10/2022, opinion 

The Downtown Park - Throwback Thursday

The new Downtown Central Park site is behind & just east (left) of the Redmond Shopping Square.  This old mall will be leveled, 161st Street extended and converted to a promenade connecting Redmond Way to Cleveland St.

December 23, 2009

Photo by David Levinson Combs, looking south from his apartment.  5/11/2018

"Redmond Bicycle" and the one-story brown rectangular building was torn down.

--Bob Yoder, 12/9/2022

Awesome Art Planned For Redmond Lights, "Luminary Walk" Goes by the Wayside

Michael Dylan Welch was a Redmond Poet In Residence

"Thank you for your inquiry on Redmond Lights. This year’s Redmond Lights will consist of a month-long celebration of light and art in Redmond’s Downtown Park from December 1 – January 4. Enjoy art and light installations every night from 5 – 11 p.m. and Friday night celebrations Dec. 2, 9, 16 from 6 – 9 p.m. This does not include a luminary walk like past Redmond Light Celebrations. For more information on Redmond Lights art installations and Friday night celebrations, please visit Redmond Lights | Redmond, WA."

-- Redmond Customer Service, 12/2/2022

Comment/ Bob Yoder:

Judging by the site map it appears all the outdoor art is installed in the Downtown park.  Find descriptions of the art elsewhere on the site or probably by QR code.  

The Luminary Walk first started under Mayor Rosemarie Ive's Administration decades ago.  I'm assuming the Walk was cancelled owing to Senior and Community Center construction.  

-- posted by B. Yoder

"Crazy Canyon"

Cleveland Street & 161 Ave.

 How Did the City Let This Happen?

"Crazy Canyon"  

FB Comments:

"Giving professional urban planners free rein? My guess is that such ugly monotony would not occur in a free market, but only when an elite believes it knows better than everyone and imposes its will -- and people aren't paying attention and let it happen. Unfortunately those who believe in freedom don't have much power right now."  -- Kirkland City Council MemberToby Nixon

"You said it well. In addition density does not need to mean ugly buildings."

Former King County Councilmember Kathy Lambert

Opinion & Photo by Bob Yoder, 12/1/2022

Opinion: Redmond Is Losing It's Charm; Will woonerfs Bring It Back?

Six-story Redmond Square on 166th Ave. neighborhood arterial 

"I live across from new apartments being built…more high rises , more traffic , etc etc . Too much and the charm disappears ! Redmond Downtown Park a nice meeting place and events like Redmond Lights great! But noise is increasing and traffic is worse … and charm may disappear!!"

Linda T.   11/28'2022

Source: "Friends Who Like Redmond Neighborhood Blog"

"Our small, semi-rural town. Whatever happened to the Woonerfs with which Planning Staff confronted us poor Planning Commission Schmucks for months?"  I'm tired of thinking of my time spent there.

F. W. 11/28/2022  FWLRNB

Mr. Pantly, a "green developer" of value is very pleased that his woonerf aka "living street" is the first in the city.  It's adjacent to his "micro" apartment building covered with art.  Last time I heard, Council is very excited about the prospects of a woonerf for the huge "Value Village" apartment project.  And a woonerf is planned for Redmond Square!  Trending!!  However, please know woonerfs slow traffic considerably.

-- Response by Bob Yoder, 11/28/2022

What's a wooderf?  Also known as "Living Streets."  They began in the Netherlands.  Pedestrians can use the full width of the public road; bicycling and playing is also allowed.  Drivers may not endanger pedestrians or hinder them; if necessary they must stop. Furthermore, they need to be twice as careful regarding children. Pedestrians may not obstruct traffic unnecessarily.  Speed is limited to 20 km per hour.  Parking is forbidden, except where there are visual markings.  B.Y.

This has to be one of the worst ideas that I’ve ever heard of, especially with the deplorable driving habits that have become the norm here. And have we forgotten the tragic death of the toddler a few years ago in Redmond Town Center (by a slow speed vehicle)?  -- Blog reader.

UPDATED, 10/25/2023 New Owner of Redmond Town Center Proposes two 12-story Towers

 

Redmond Town Center's new owner proposes two 12-story towers.

Fairbourne Properties is the new owner of RTC.  David Harvey is the President.

Vision Statement:

 "We have partnered with a collection of world class architects and designers to reimagine and enhance Redmond Town Center, updating it from an interior-facing, auto-oriented, outdoor mall into a true mixed-use, transit-oriented, walkable Town Center that elevates existing tenants, excites future retail partners, and engages the local community."

Posted by Bob Yoder, 10/25/2023

UPDATED, 11/7/2022 Redmond Town Center 12- Story Building Heights

A rendering of the new Redmond Town Center

Two, 8-story buildings are currently zoned for Redmond Town Center. Scale, massing, and village character are important considerations that may raise or lower the acceptable height.  To incentivize the Applicant (owners) to build up to a maximum of 12-stories the following benefits could be considered:  

2. Benefit:  Covered outdoor entertainment space and children's play area  

3. Benefit:  Covered retail is already in place.   

4. Benefit: Indoor / and covered outdoor common areas appointed with significant art.

.

5. Benefit:  Covered ped/bike urban pathway to light rail station; uncovered pathway in the Marymoor corridor.

5. Benefit:  Green Building Incentive Program:  green walls, trestles, LEED Platinum medal construction.  Plush landscaping with 10 foot trees. Activated, landscaped rooftop patios.

6. Benefit:  Affordable housing.  3 and 4 room apartments for families.

7.City "Safety Station" maned to oversee the light rail station, homeless, and Lime bikes.

8. Benefit:  Community WiFi and coffee plaza / visitor center kiosk.

9. Benefit:  Community bike repair, e-bikes, washing and charging stations.

10.Benefit:  City stoplight at SR520 / Bear Creek gateway to parking areas.

11.Benefits:  Architecture, significant cultural art, pedestrian sidewalks safe from scooters, plazas, alleys, setbacks, dynamic water feature.  

12.  Wayfinding, dog-sitting, mini dog park with wash, food trucks. (whistles and bells)

-- Bob Yoder, 10/26/2022. updated 11/7/2022 opinion

FOR MORE INFORMATION about the proposed Redmond Town Center Code Amendment, Visit  redmond.gov/1860/Redmond-Town-Center. Write to the Planning Commissioners  if you have any comments and  questions, or would like to be a Party-of-Record on this proposal, please contact Glenn Coil, Senior Planner, 425-556-2742, gcoil@redmond.gov.  

Warehouse Project in SE Redmond Sits Over a Critical Aquifer Recharge Area

 

Internet

Description: New office and storage building on vacant parcel adjacent to the existing Keller Supply building located at 18315 NE 76th Street and 18317 NE 76th Street.

Keller Eastside Industrial Office.  Southeast Redmond Neighborhood. The project is a warehouse and upscale showroom. Keller is one of the largest suppliers of Koehler in the Western states.  A wide paved plaza wraps around to an outdoor meeting room. 

This site is situated over a Type I Critical Aquifer Recharge Area and design provisions have been included to retain the aquifer’s quality and volume. A hydrological assessment has been undertaken to assure all regulations and requirements have been met.  (staff.)

Listen to the Design video HERE.

-- Posted by Bob Yoder, 10/25/2022