UPDATED 1/29/24: Pearce PRD Deforestation Rivals the Devastation of Group Health's Tree Habitat

A Bobcat's "last stand" in Sigmund and Werner's backyard / credit Sigmund

In 2007, I made two trips to Sigmund and Werner's house to commiserate with them about their severe loss of a forest bordering their property.   Losing a neighborhood forest and it's wildlife is close to losing and mourning the loss of a dear friend. It hurts and it takes time. I know this from the Education Hill Perrigo Heights clear-cut. Sigmonde showed their pictures and I listened. She took me on hurried walk through the forest before the clear-cut. It was all over in just a few days.

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.

"Evans Creek Relocation Project" Benefits Fish, Offers Land Use Opportunities (Part One)

 

The dotted blue line is the proposed, new channel.  The relocation increases buffer width benefiting
the fish and offers land-use development opportunities. King county lands are involved.

Project Overview

Evans Creek is a Class I stream that has been impacted by adjacent industrial development. Narrow vegetated buffers expose the stream channel to sunlight, and untreated runoff may be entering the channel. 

This project is listed in the WRIA 8 Chinook Conservation Plan.The large upstream watershed supports good wild Coho runs, provides important Chinook habitat and contains quality riparian habitat and corridor connectivity for other wildlife. The open space proposed for the new channel also contains the well-used Bear-Evans trail, and the stream project will benefit passive recreation opportunities. 

The proposed stream relocation solution involves the following:

• Reconstruct the channel to the north and east of industrial properties in open space where adequate buffers can be established.
• Reconnect the channel with floodplain wetlands and restore riparian buffer function by controlling invasive weeds and planting native riparian vegetation along the new channel.
• Install in-stream habitat structures, streambed sediment and bioengineering in the new channel to enhance hydraulics and fish habitat.
• Coordinate as needed with underlying private property owners, adjacent industrial development, and WSDOT. 
• Retain and improve the Bear Evans Trail, accommodating future expansions of the trail network to the west fostering passive recreation opportunities in the area.

-- redmond.gov

U.S. Army Corps of Engineers Assesses Fish Impact From "Evans Creek Relocation Project" (Part Two)

Upper Evans Creek
Photo/ Yoder

MAP 

The Evans Creek Relocation Project is intended to improve overall riverine processes in the lower portion of Evans Creek, increase habitat complexity within the channel, increase riparian habitat functions, and separate the lower portion of Evans Creek from existing, incompatible land uses. The City addressed potential impacts to Essential Fish Habitat (EFH) due to the project in the November 2020 Biological Assessment that was submitted with the JARPA package:

EFH for Pacific salmon, including Chinook and Coho, is present in the project action area.During construction activities in phase 2 when the new channel is connected to the existing channel, the Project would result in a temporary and localized turbidity plume. Active construction within Coho and Chinook freshwater EFH, dewatering the existing channel, and loss of less than 1 acre of rearing habitat during phase 2 construction activities resulted in an EFH effect determination of “may adversely affect EFH for Coho and Chinook salmon” in the Biological Assessment. This adverse effect is temporary and will only occur during the construction phase, when the newly constructed channel would be connected to the existing creek.

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.

The development of North Redmond -- Before and After

BEFORE

"The Curry's use to own most of that side of the street back in the day. I use to buy hay from Mr Curry in the early 90's, and graduated from Redmond High, with one of his son's in 1970. 116th from Redmond Woodinville Road to Avondale was a pleasure to drive on admiring the farms". - Constance

AFTER

"Hawk"s Glen" a Quadrant development on 116hth -- 27 lots --  Million dollar homes are likely here.  At least 4 large residential developments are currently under construction along 116th / No. Redmond.  No significant developable land remains.   (Click to enlarge the photo.) 

B. Yoder
photos/ by

City Attorney advises Council to close ears to Mosque Land Use issues - possible appeal

Anyone interested in the Mosque Land Use Action on 51st Street should listen to the last part of Tuesday's City Council meeting.  Mr. Haney, the City Attorney gave a study session to Council on the Roles and Responsibilities of Elected Officials where he specifically addressed the Mosque issue.


The Mosque Land Use Action is a Type 2 Permit decided by city staff (Technical Committee) appealable to the Hearing Examiner (closed record) with the Examiner's decision appealable to City Council in Quasi Judicial proceedings.  Haney advised council that even though the Hearing Examiner's proceedings are not Quasi Judicial that Council should not read emails or talk to citizens making comment on the land use.  Haney based his recommendation on "Appearance of Fairness" doctrine where council needs to appear unbiased should the appeal go to Council.  Also, in a closed record proceeding only those comments and evidence submitted to the Hearing Examiner are considered admissible when Council hears an appeal.  So Council remains pure from extraneous comments if they keep out of it.   

Councilmember Kim Allen, the city Ombudsman for the month said she did not read any emails that came in from concerned citizens about the Mosque.  She is a land use attorney.  Comments sent in by the comment deadline are considered admissible for the Hearing Examiner's record during an appeal.  Comments made to the Hearing Examiner during an appeal to the Examiner are also items for the record which the Council could hear in their Appeal should it go that far.  In Quasi-Judicial proceedings Council may not take comment from any party.

Haney referenced the Redmond Bike Park and Tent City as similar Type 2 Land Use Permits that hindered Council's interaction with the public.  The City of Redmond is one of the few cities in Washington State that uses the Quasi-Judicial system for land use appeals.

Reported by Bob Yoder

Two citizens protest impacts of proposed Valley Furniture redevelopment

Valley Furniture in downtown Redmond (8178 164th Ave NE) sits on quite a large lot - 1.15 acres with significant trees.  MacDonald's Book Exchange sublets on the site.   Both are scheduled to be torn down with the trees sometime this summer providing permits are approved for a new 215 unit multi-family residential project containing over 4500 square feet of retail. 

Two citizens complained about the project at the last council meeting saying the project would change the look and feel of the neighborhood, stress nearby 165th Ave NE, and cause parking congestion. 

Kimberly Price said the project is "equivalent to a Redmond 160 or Cleveland building in her  townhouse backyard".  She quipped her kids would be yelling at the builders as the six-floor complex was raised above her two-story townhouse.  She complained that 165th Ave. had poor visibility and wasn't designed to service 215 additional units and retail space. 

Heather, the first speaker, scrutinized the parking plan and the land use process complaining citizens weren't given notice of the complete removal of the landmark trees.  She said that only 230 parking stalls are planned by the city for the project when 272 are required according to code.  She quoted city code that 1.25 parking stalls are required for all projects over 6 units and 3.5 stalls are required for every 1000 sf of commercial space.  (Limited additional structured and street parking will be available). Heather was concerned that 50% of the parking space was marked for compact cars and that larger vehicles would have to park on the street or elsewhere.

The mayor advised council that an appeal has not been filed at this time.   Kimberly asked Council to "reconsider the size, scale, scope of the project and how close it comes to the property boundary" of the adjacent residences. 

Reported by Bob Yoder     

OPINION: Avodale Crest Development on 104th Approved by City - A Neighborhood Traffic Hazard



The sight distance downhill is only 209 feet - far too little for drivers heading downhill to have time to stop.  That's why they had the no left turn provision in the first place.  It was the City of Redmond, not the developer, that pushed for the left turns into and out of the development.

UPDATED:   Avondale Crest Development was approved by the City on October 5 and is currently under appeal by Susan Wilkins. 

DEVELOPMENT IS A SERIOUS DANGER TO DRIVERS ON EDUCATION HILL

No access from Avondale Road

By Susan Wilkins

Education Hill, Redmond

OPINION:  When the Avondale Crest housing development was first proposed in 2005, the City of Redmond told the developer that access to the site had to be along NE 104^th Street even though the 2.85-acre property also bordered Avondale Road. (RCDG 20D.210.20-080*) The slope of the hillside created blind spots for drivers along NE 104^th Street so the original plan prohibited traffic coming down the hill from stopping and turning left into the new development. It also allowed only right turns for cars leaving the development – no left turns out of the development were allowed. (See the attached site map.) Even with the turning restrictions, more than 25 residents wrote to the city expressing concern and even alarm at the proposed site entrance because it was in a blind spot on the hill.

(Note: When a housing development is created from a larger lot or group of lots, there are two parts: the PLAT and the PRD (Planned Residential Development). The PLAT subdivides the land into smaller residential lots with the necessary street(s) and lot boundary lines. The PRD defines the requirements within the new neighborhood including house sizes, sewer lines, street lights, tree retention, open space requirements, etc. Plats and PRDs are usually designed and developed simultaneously and depend on each other - as was the case with Avondale Crest.)

When the Avondale Crest PLAT was issued on October 17, 2006, it required the installation of a fixed radar system on eastbound NE 104^th Street and it also required a Stopping Sight Distance of 450 feet along NE 104^th Street meaning that cars traveling down the hill should be able to see the entrance to Avondale Crest from 450 feet uphill. The restriction on left turns into and out of the development had disappeared.

I appealed the Plat and a hearing was held on December 11, 2006. I presented photos showing that it was impossible to see cars turning into the Avondale Crest development from 400 feet uphill because the road bends while dropping vertically. I argued that the lack of visibility of cars stopped down-slope on NE 104^th Street would create a dangerous rear-end collision hazard. The traffic engineer and the planner for the City argued that because the fixed radar system would be installed to slow cars down to 25 mph, the 450-foot sight distance had been mitigated. The Hearing examiner sided with the City and approved the PRD and denied my PLAT appeal. I appealed to the City Council asking that the restriction on the NO LEFT TURN INTO AND OUT OF THE DEVELOPMENT be reinstated. Redmond City Council declined to add that requirement although they left open the possibility of requiring it later.

The fixed radar system was installed in early 2012 and data recorded by the system shows that fewer than 25% of cars are traveling along at the posted speed limit of 25 mph and more than 5% travel at least 10 miles over the speed limit. The data also shows that the number of vehicles exceeding the speed limit has steadily increased indicating that almost all drivers have started to ignore the fixed radar system altogether. I have often driven behind cars that the system recorded at 40+ mph - which is too fast to stop for turning traffic at Avondale Crest.

The Avondale Crest Plat that was approved in 2007 finally expired this past spring (after the City had granted multiple extensions.) Prime Pacific Bank that acquired the property when the developer went bankrupt decided that they would act as a developer and reapplied for plat approval. Instead of re-evaluating the project with the new data from the fixed radar system – and requiring that the developer add turning restrictions on NE 104^th Street, the City instead approved the plat. The previous 450-foot stopping sight distance from the Redmond Municipal Code was no longer used and instead the planning staff used a new sight distance calculation from the new Redmond Zoning Code that seems to have far shorter sight distances and stopping requirements.

We now have a fixed radar system that actually tells us that cars are going too fast down NE 104^th Street to stop for turning traffic at the proposed Avondale Crest intersection. It is obvious in 2006 when the project was originally approved that the entrance to the development was difficult to see and extremely dangerous. The proposed intersection is currently marked with orange tape and chalk. Can you see the entrance when you drive down the hill? Will you be able to stop for turning cars or crossing pedestrians? Are you afraid that you’ll be in an accident at this intersection? I am.

What should be done? The Redmond City Council should vote to amend the Avondale Crest PRD – an amendment that they specifically agreed to consider in the future when they approved the PRD. They should do it now.

-------

*During the past decade, the City of Redmond has allowed 3 other corner developments (PCC Market, Fairwinds Retirement Center and Aegis Living) to have direct access onto Avondale Road so it’s not clear why Avondale Crest was not allowed to have an exit and entrance onto Avondale, especially considering the acute danger presented by the sight distance limitations on the steep hill.

UPDATED: Downtown Construction Build-Out Achieves 50% of 2030 Downtown Density Goal

UPDATED, October 9, 3:28 PM:  According to Mayor John Marchione's density plans at the September 26 "Downtown Construction projects" town meeting, the city has already achieved 50% of their Downtown density goals set for 2030.  This includes 711 dwelling units currently under construction (see table below) and existing newer residential apartments like RED 160, Cleveland, and Veloce. 

According to data listed in the Urban Center Element of the Comprehensive Plan link, the 2030  target  for dwelling units in the downtown is 6,170.  2300 units are on record as built as of 2010.  So 2300 + 711 units = 3011 in 2012 for at least a 50% density.

In the town meeting, Mayor Marchione confused some members of the viewing public saying  "We're planning to be an urban community that's going to be over 2200 units."  He went onto say "There will be $330 million in private investments in building out this vision including 200+ affordable housing units" to achieve a variety of incomes and choices.

With Overlake residential redevelopment getting off to a slow start - and "One Redmond" in hibernation -  it's possible the private sector will build more aggressively downtown.  In fact, an Evergreen Health Hospital official said their parcel west of Redmond Medical Center is slated for apartments rather than another clinic.

One of the drawbacks in building downtown is coping with the high water table when installing underground parking.  The downtown is built over the city aquifer and wellhead protection zone and according to City Planner Gary Lee constrains underground parking.   Lee says the city requires 1.25 parking places for every residential unit which puts a pinch on parking for the downtown.

Despite emerging traffic, parking and pedestrian crosswalk issues from Redmond's rapid downtown residential growth, the Mayor was happy with downtown progress, saying "to have any cranes now in this economic environment is remarkable; to have two cranes and a third one here in 30 days show people want to come here and want to live here and the demand is high.."   According to statistics presented by Steve Bailey, Dir. of Finance in an earlier meeting there are three jobs in Redmond for every living unit. 

Councilmember Emeritus President Richard Cole said before his retirement he felt the City over-committed to taking additional density.  The Mayor said plans and decisions to grow to 4-6 stories downtown were made in l997-1999, long before his time as Mayor. 

Below is a list of current residential downtown construction projects with their number of units totalling 713.   These projects don't include existing projects already built like Veloce (300 units), RED 160 (250 units), and the Cleveland Building, etc. 

85th Street Apartments	85th St. NE and 158th Ave. NE	148	includes 3,000 square feet of retail	under construction
Centerpointe Mixed Use	16345 Cleveland St.	134	6 stories; 212,556 square feet (includes retail)	under construction
Old Town Mixed Use	16175 Cleveland St.	149	6 stories; 205,390 square feet (includes retail)	under construction
Redmond Square Apartments	7977 170th Ave. NE	154	2 4-story buildings with a parking garage below	under construction
Stelvio	15815 Bear Creek Parkway	32	plans call for mixed-use space	approved but on hold due to economy
Vision 5	8525 163rd Court NE	96	8 units with 96 single-room occupants; 37,168 square feet	under construction

At the current pace of downtown construction it appears the city could significantly over-shoot their 2030 density target of 6170 dwelling units.

Opinion By Bob Yoder

"Avondale Crest" subdivision on hilly 104th gets another life

As you drive down to the bottom of NE 104th Street near Avondale Road, just past Abbott and Laura's neighborhood garden you may notice that the Avondale Crest short plat land use project is up for review once again!   Nine single family homes are planned (2700 - 4000 sf) on lots ranging from 4000 to 9000 sf.  

According to Redmond resident, Susan Wilkins, "the original 2005 Avondale Crest project expired in March 2012 so Prime Pacific Bank appealed to the City Hearing Examiner in August to reinstate the project."   

Ms. Wilkins appealed the original project a few years back owing to dangerous egress and ingress at the curved, hilly NE 104th entrance to the project.  She is warning the city now that, "104th is routinely closed by snow so residents will be stuck for days if they don't have direct access to Avondale."    

The plat, once called Avondale Villas, was earlier approved for only eight single family homes; it's been upped to nine under the new proposal.  The project road off of 104th rests on a steep slope and second geologic hazard report is required; as is a noise study.  A new traffic study isn't required. 

The original land use was revised to require a speed-feedback radar sign  to slow traffic coming down windy, hilly 104th.  According to a city traffic manager, the developer had to pay a portion of the installation cost.  The radar sign was installed earlier this year - proactively?   

It's too late to formally comment on the new project but the City Planner Thara Johnson welcomes comments or questions on the appeal process.  Her email is:  tmjohnson@redmond.gov.  Phone:  425-556-2470.   

Reported By Bob Yoder

Shaughnessy Heights subdivision trees are removed -- neighbors adjusting

Territorial views of downtown Redmond and wood piles remain.  A 15' tree buffer between
the orange fence and the black fence-line will eventually buffer the neighborhoods.

UPDATED  7/5 7:04 pm:  Two hundred twenty-nine significant trees and most of the dust, is now cleared from the 15.1 acre Shaughnessy Heights subdivision project on Ed Hill.   It didn't take long.  About 4 days of tree clearing and a few more to grade the steep slopes and prep a minor stream drainage.  Neighbors say the multiple, large wood debris piles will be chewed up on site and scattered by the end of the week.

Despite the tree waste, over 51% of the significant trees will be saved according to land use tree preservation  map.  The preserved land remains home to a significant stream and trees large enough to house large cavity-dwelling animals like Pileated Woodpeckers, raccoons, and 'possum'.  The developer could install Pileated Woodpecker educational signage as an amenity if he wants to. 

The project is  a 42-lot, 64 housing unit "planned residential development" land use that was earlier appealed by residents and decided and approved by Redmond city councilmembers in a "quasi-judicial role."  (All area cities except Bothell and Redmond make land use appeal decisions through the county Superior Court.)  Construction is planned for Spring, 2013 by Element Residential of Bothell.  The homes and duplexes will be set close together and more affordable similar to North Redmond and older Education Hill neighborhood standards.

Immediate neighbors had some obvious concerns.  On the 20th, "Bambi" was seen straying uphill through back yards towards the Nike - Perrigo greenbelt.  A hawk's nest toppled down.  Some neighbors think they will hear more SR520 highway noise with the trees down.  They want the promised 15' tree buffer installed ASAP, but the developer has to wait for irrigation water before planting.  In the meantime, traffic is stalled on 171st Ave NE while the city runs a 14 inch water pipe to the project.  On the 25th, residents found door-knob notices their water would be shut off from 9-3 pm -- only to come home after work to a dirty "five-flush toilet."

But the dust has settled...

On-lookers visiting the 169th Ave cul-de-sac were amazed by territorial views towards the city.  Some of the neighbors can even expect incredible views of Mt. Rainier from their 2nd-story decks.  An 8-foot fence will delineate the project, but neighborhood connector trails are planned through and around the development.  The developer saved two cedar trees and a deciduous by the emergency  service entry on 169th. 

Steve Fischer, city planner, assured a few nearby residents that "developer violations (like any unlawful staging of construction equipment or delayed tree buffer plantings)  are typically handled with a "red tag" stop work order. Since time is money...this is a very good way to get someone's attention," wrote Mr Fischer. 

Report and Photo by Yoder

Letter To Editor: Theno's Dairy Owner Says Goodbye



Theno's Dairy after 2010 modernization

LETTER TO WOODINVILLE WEEKLY EDITOR

By Doug Bloor, Theno's Dairy and Ice creamery owner, 5-28-2012

Thank you to all of our customers for your patronage, love and support. Having the chance to serve you what we felt was the best ice cream around for all these years has been a privilege and also a lot of fun.

I have over 20 years of my adult life wrapped up in Theno’s, over 33 years including my childhood, and it is with tremendous sorrow and regret that I must say we are closing for good.  

This has been a very heart wrenching decision that was not arrived at quickly.
The Thenos were like another set of grandparents to me growing up and my family could not have been prouder when they entrusted their legacy to us in 1991.

Many of you knew my mother by sight if not by name as she spent most of the last 27 years behind the worn counter at Theno’s either replenishing your milk supply or serving you an ice cream cone with a smile and some kind words.

On behalf of her and all of the many dedicated, loyal, and beloved employees we had over the years I want to say thank you once again for allowing us be part of your summer evenings, birthday parties, soccer treats, holiday celebrations or even just a Sunday drive.

Many people have asked me why we are closed and the answer is no one thing led to this — rather a combination of factors has created a situation that is now unworkable.

The seemingly constant road construction at our intersection over the past few years, the removal of our back driveway access, the stagnant economy, and the constant rising cost of doing business are some of the factors that contributed to our downfall. 

Our building, which some considered part of our “hole in the wall” charm is also in very poor repair. So much so, that we would have had difficulty assuring the integrity of the ice cream. The costs of these repairs were way beyond my means, especially after the last couple years of bad sales, and unfortunately our landlord, Washington Cathedral, was unable to afford the repairs either.

Please do not assume that the church forced us out of business as has been rumored to be imminent for years. They have been as big an advocate of Theno’s Dairy as anyone and if not for their kindness and patience we would have been gone long ago. Hopefully you all generated as many happy memories as I did of your experiences with Theno’s Dairy.

For now I say goodbye, thank you for all your business and remember to go out of your way to support local businesses whenever possible."

Yours truly,
Doug Bloor
May 28, 2012

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The Washington Cathedral unsuccessfully proposed a Senior Center/Grocery/Mixed use development on their remaining 10-acre parcel of land.  Traffic and compatibility issues with the agricultural valley stymied project approvals.

Woodinville Weekly:  "The Woodinville Weekly is the first news publication in Washington state to be on the Internet." A short history of the Woodinville Weekly as found in their online edition's "About Us."

The Redmond Neighborhood Blog story:  "Thenos is upgrading it's facility after inspection by the FDA"  

Lower Bear Creek Natural Area by Avondale Rd. adds 1.6 acres

Lower Bear Creek "ox-bow" / BY
 (Look for the small  Hartman Pool sign by the sidewalk on Avondale Road)

The Lower Bear Creek Natural Area
Grows by 1.6 Acres

Driving north on Avondale, it's possible you noticed the blue sign “Lower Bear Creek Natural Area” on the east side of the road.  This natural area is about 13 acres and includes what is known as the Grandfather Grove of large second growth trees on the east side of Bear Creek.  It is about four miles upstream from Redmond Town Center and the Sammamish River.    Read More >>

Herons and Dogs?

 

Nesting herons / KIM CASHON-SMITH

 
Herons and Dogs?

Kim Cashon-Smith lives on Education Hill.  This Spring she took a rare photo of herons nesting in a tree at Marymoor Dog Park  Do you see the chicks?  The mama and papa?  Double-click-pic for help. 

They're Great Blue Herons.  The city says "Great Blues" are our most important bird.  They used to nest in the evergreens across from Saturday Market.  A few years ago crows and eagles scared them away. 

They moved their homes to Issaquah.  And now they're back.  Do you think they'll stay?

Herons and dogs?

What do you say!


xxxx
Live video of Great Blue Herons feeding their chicks, Cornell University’s Sapsucker Woods Pond 

Earth Day Seedling Sale benefits "Sustainable Redmond"

John Reinke,  proud owner of  Western Hemlock seedling

Earth Day Seedling Sale benefits Sustainable Redmond

In the spirit of Earth Day, Sustainable Redmond is making available select Western Hemlock seedlings in return for contributions to our 2012 Overlake Tree Preservation Campaign. As you may know, the current plan is that the 28 acre Group Health property in Overlake will be clear cut for development, and Sustainable Redmond is working to have this plan overturned.

The Western Hemlock is the Washington State tree, and, while these seedlings can’t replace Overlake’s mature urban forest, planting these locally will help clean our air and water.

Seedlings will be for sale at the Earth Day celebration at 21 Acres in Woodinville from 3 - 5pm on Saturday, April 21. Seedlings will also be available at 9am at the Green Kirkland Partnership Restoration Event at Juanita Bay Park, 2201 Market Street in Kirkland.

Check out http://www.sustainableredmond.org/  for more info on the issue, as well as for on-line giving using PayPal and other ways to contribute to our mission.
 
--John, Tom, Cindy
Sustainable Redmond
Photo by Yoder

City of Redmond asks community to celebrate Arbor Day....Can we?

Redmond inadvertently mutilates these five Trees near the 91st Bridge

City asks community to celebrate Arbor Day on April 11...can we?

'Celebrate Arbor Day and the importance of Redmond’s trees and forest ecosystems' on Wednesday, April 11 at Farrel-McWhirter Park with a restoration work-party 3:30 pm to 6pm.

“Taking care of our community forests demonstrates the City’s ongoing commitment to the preservation, protection and enrichment of our environment,” notes Teresa Kluver, Park Operations Supervisor. “Preserving our trees and forests is vital to maintaining our quality of life and working to build a better future. I hope residents will want to take part in this effort.”

How is the Redmond community supposed to celebrate Arbor Day when the City breaks their own tree preservation law and allows a 100% clear-cut of trees on their 28 acre Group Health Overlake project? 

To compensate for 100% clear-cutting of 1000 trees, Group Health commits to planting 3,345 trees and 31,220 shrubs, but where?  Read More >>

Bear Creek Basin grows by 28 acres

View Larger Map

MAP:   "A" marks center of the long, east-to-west rectangular forested parcel.  Bear Creek Golf Course is East.  Do you see Bear Creek meandering north towards the forested parcel?  Zoom in!

New Bear Creek Land Acquisitions

By Terry Lavender

Publically owned and protected property in the Bear Creek Basin has grown by 28 acres. Land is located  in one of the main spawning areas of Bear Creek. 

King County recently completed the purchase of some beautifully forested property south of the Tolt Pipeline Trail.  It adds to eleven acres already in public ownership directly adjacent to the trail. This is one of the largest, fully forested pieces in the upper area of Bear Creek.  Read More >>

OPINION: "Avondale Villas" development calmed by speed feedback safety sign.

Orange tape marks the width and entrance to Avondale Crest's (Villa) road from NE 104th, photo (2007). 

This car didn't slow down and is already out of sight.

Avondale Villas development pays $12,000 towards cost of radar speed feedback sign on 104th - for traffic calming.

OPINION:  Have you noticed the new “radar feedback sign” on the NE 104th Street hill, just above the 184th Ave. NE intersection? It’s hard to believe the speed limit is 25 mph on this highly traveled arteriole.. Most cars, some of them students, zoom down the curved hill at 40 mph.

Since the radar sign was installed most cars are slowing down before they get to 184th, but not all. (Many thanks to the 6,000 citizens petitioning to eliminate red-light cameras.)

According to a Public Works planner, “the $30,000+ radar sign” wasn't just installed for traffic calming for the 184th intersection. The city required the sign as a condition for the project's approval.  This controversial 9-lot residential development was called “Avondale Crest.” (re-named Avondale Villas.) City Council approved the plat (6-1, Allen) after an appeal was defeated 4-3. 

Two project defects delayed permitting and is holding up the sale of Avondale Crest (Villas): Read More >>

Community activists take City of Redmond to court to enforce long-standing tree ordinance

UPDATED:  A legal fight over Redmond's Group Health Overlake Village is brewing from the City waiving a long-standing tree retention ordinance.   "Citizens and Neighbors for a Sustainable Redmond" ("Sustainable Redmond") of which Mayor Emeritus Ives is a member, and two neighborhoods, are suing the City and  the Group Health landowner for a 100% clear-cut of the 28-acre site.  Removal of all trees on the site, including 65 extra-large trees over 30.25 inches in diameter are slated to be cleared.  The diameter on one "Landmark Tree" is estimated to be over 50 inches, and 250 years old.  Group Health's arborists claimed the trees were dangerous and will fall over in wind storms.   City associate planner Lisk said the eleven significant trees in the "park" area will be removed and the remaining "parkland" will be hydroseeded.

City council voted 6-1 (Kim Allen) to waive the long-standing 35% tree retention ordinance.  At least four councilmembers justified the tree ordinance Exception by referencing requirements of the Growth Management Act.   Ive's showed council a city map of all the buildings in Overlake that could absorb the City's density requirements.

Several stakeholders were quoted in a February 12, 2012 online Seattle Times article by Keith Irvine, as follows:    Mayor John Marchione justified 100% tree removal saying:  Read More >>

"Pump House", by Sigmunde Potgieter

a Maple falls for Sigmunde's Pump House

Sigmunde Potgieter lives on Northeast Education Hill on a parcel filled with trees, deer, bobcat and critters.  She loves to photograph nature and took this picture during our January storm.