Why are so many yellow signs littering our roadways?

Why do we see so many of these faded yellow signs all around town?   This one was up over two years before the city finally removed it.  

Last year, the city spent months on end writing a new sign ordinance to mitigate commercial sign pollution, but they do nothing about these old land use signs.  Why?  Do some of these signs bother you? 

They serve a useful purpose to notify residents of a new project underway.  But, seldom are they taken down once the project is over.  We have to live with this "litter". 

The city is so good at keeping our streets, parks and boulevards clean.  So, what's gone wrong here?  Part of the problem is the burden of  removing land use signs is left to the developers.   By city code they are supposed to remove the signs within two weeks after the project's "Final Decision".  But, the developer isn't required to remove the signs within a reasonable time.  We are left with the litter.

Personally, I don't mind the yellow and large white signs being up a little longer so we all can  know "something is going on."   But, to leave them up for months on end is "too much information".  The sign in this photo was staked for years on RED-WOOD Road and NE 90th St. at the Bella Bottega entrance.  It was finally removed after a citizen called Steve Fischer, in Planning and Community Development.  Does this sign pollution bother you?

Opinion By Bob Yoder

Photo by Yoder 

Swedish ER & ambulatory care center breaks ground in Redmond

News & Events Swedish Medical Center / Seattle:

"April 30, 2010 – After 18 months of planning, Swedish recently broke ground on a new freestanding emergency department and ambulatory care center in Redmond.

Excavation began April 12, and the facility is scheduled to be complete by the end of 2010. The site is located at 18100 Union Hill Road. A community groundbreaking ceremony will be held later this spring.

“The new facility will provide a vital service to a fast-growing area,” said Kevin Brown, Swedish senior vice president and chief administrative officer. “People who live and work in the Greater Redmond area can travel 15 to 30 minutes, sometimes in heavy traffic, for medical care in an emergency.”

The Redmond ER will be patterned after a highly successful model Swedish developed in Issaquah."  Read More

Posted by Yoder
Source:  Swedish Website

UPDATED: Evergreen Redmond Medical Plaza groundbreaking

Evergreen Public Hospital Commissioners at the April 28th Evergreen Redmond Medical Plaza groundbreaking

UPDATED, 5/8:  Evergreen Hospital's Media Coordinator, Sherry Grindeland, announced in an April 29th press release:  "Evergreen Hospital Medical Center Breaks Ground for Evergreen Redmond Medical Plaza at Bella Bottega."  Yes, that's right!  It's a Plaza.  The location is at 8960 - 161 Avenue Northeast.  The Plaza will be four stories tall and open  for business in about a year.
 
"Evergreen Medical Plaza" will house a 16-room Emergency Department (ED) staffed by 75 ER physicians, trauma-trained nurses, social workers and support staff.  It will be open 24/7, with ambulance service.

Two Redmond-based Evergreen Primary Care practices will be merged and integrated into the Plaza. More than 50 employees will staff the primary care center. Thirty-six primary care exam rooms will house the primary care department.  Total Plaza staff is more than 125.

At the groundbreaking ceremony on Thursday morning, April 28, a Commissioner stated the Plaza is "like a mini-hospital".   John Midtling, Medical Director for the Plaza Primary Care called it "a state of the art ambulatory care facility."  There will be no in-patient beds.  Comprehensive laboratory services, CT, MRI, Ultrasound, X-ray will be available.  The plaza medical director was especially pleased to provide the District community better access to  "Specialty Care" services. 

Parking:  Approximately 35 parking spaces within the building are reserved for patients. In earlier April email, Ms. Grindeland wrote, "the owners and managers of the shopping center have designated parking areas for employees which include an area behind QFC and a row of stalls between the movie theater and the mall stores."  But, during the April 28 groundbreaking, two Evergreen executives pointed to the fenced staging area between he Plaza and Coho restaurant as a likely parking location.  
Evergreen Healthcare originally announced availability of underground parking for patients. But, this week, staff confirmed patient parking will not be underground. Rather, patients will park at ground level in the first story.  Emergency vehicles will access the Plaza from the patient parking level.

According to two City of Redmond planners, the project file, and Mayor Marchione, the medical facility was approved by the Design Review Board and Technical Committee originally for three stories but was later redesigned and approved (February) for four stories above grade.  The top two stories (30 feet) of brick and signage will be visible from the adjacent roads (Red-Wood & NE 90th Street).  This is one of three gateways to downtown Redmond.
 
Comments are welcome.  Please send your Letters for publishing to redmondblog@gmail.com  

Redmond Councilmembers John Stilin, Pat Vache', and Richard Cole attended the groundbreaking ceremony.   The Mayor was not present.

By Bob Yoder
Photos by Yoder

The City and Code Rewrite Commission seeks public participation

As part of the City of Redmond’s effort to rewrite its zoning code, the City (and Code ReWrite Commisioners) will host a drop-in Open Office Event on Thursday, April 15 from 3 to 6:30pm in the Trestle Room on the first floor of Redmond City Hall, 15670 NE 85th Street. The purpose of rewriting the City’s zoning code is to improve the clarity, conciseness and predictability of the Municipal code for all users.

Drop-by the Trestle Room to tell City staff how regulations for Downtown, Overlake, land division, telecommunications, performance bonding and design standards can be improved. Ideas now being considered include:

■Update Downtown and Overlake street cross-sections to be consistent with transportation study outcomes

■Emphasize the relationship between buildings and the street in the Downtown and Overlake urban centers

■Clarify when design standards are required vs. when they are encouraged

■Consolidate and streamline performance bonding, telecommunications and land division regulations

City staff seeks your input prior to review of these sections of the zoning code by the Code Rewrite Commission, which will begin its review in May 2010.

If attendance to the event is not possible, provide all ideas either through RCDGrewrite@redmond.gov  or by calling 425-556-2440. To subscribe to the weekly code rewrite e-newsletter, send an email to the above address. More information about the process is available at www.redmond.gov/rcdgrewrite .
-City Press Release

COMMENT:  I participated.  I think I've been the only citizen who has participated, to date.  (Will confirm with public record request).  My total effort was 25 minutes of speaking during three commission visits.  I showed the commission a 15 minute slide presentation on Camwest's Perrigo Heights development - addressed land use public notice failures, final plat deficiencies, and poor maps.  The City would probably get more public participation if they gave more thanks to citizens for participating.
By Bob Yoder

South 47 Farm to close

South 47 Farm to close

Last year, sales were down at South 47 Farm due to the challenging economy and then a period of nonstop rain kept people away from the normally well-attended harvest festival events in the fall.

"That was the last straw," says Claire Thomas, one of the founding members of FARM LLC and owner of the Root Connection. "It rained for three weeks straight which did a number on our sales. And everyone knows that in farming, the net profit margin is typically low. So if sales are down even just five percent, for example, it’s really hard to make a go of it. It doesn’t take much."

The decision to close The South 47 wasn’t easy, but for the members of FARM LLC, it made sense from a cost effective standpoint. read the complete story.

Written by Deborah Stone
"The Woodinville Weekly" 

Building is picking up for Rick Burnstead,Inc and Camwest Development.

Updated (1/25):  Rick Burnstead's CAMERON PLACE natural open space (on the left) and Camwest Development's HAZELWOOD entrance and  partial view of the stormwater wetland facility (on the right). Click pics to enlarge.

OPINION:  This is my review of  three North Redmond  Burnstead, Camwest and Buchan developments on NE 116th Street and my evaluation of their financial soundness.  Disclaimer:  My family has lived for 24 years in a Burnstead tri-level, within walking distance to three Lake Washington District schools.

The local construction industry has been in a depression since the financial meltdown.  Even established local companies like Buchan, Camwest, and Burnstead have put off building.  You can almost tell a developers' financial health  by the progress of their construction.

Take a drive down NE 116th Street in North Redmond looking south and you will see.   Building has been delayed on Cameron Place, Hazelwood, and Sequoia developments, but Bucan appears to be hit the most.

• Buchan's fourteen lot SEQUOIA project is advertised for the summer 2010.  No foundations are poured.   It's not even listed on their website.  They've invested heavily in utility and stormwater infrastructure. As a buyer, I would question their financial situation.
• Clearing and grading of Camwest Development's HAZELWOOD was completed many months ago and building on this large parcel is finally underway.  Camwest's website lists six homes for sale (2000-2100sf, mid-$500's) with construction for the six to be completed by April and May.   The parcel has 76 lots; less than 10% are up for sale.  None are completed.        
• Rick Burnstead's thirteen home CAMERON PLACE community is moving along well.  Considering the economy, these 2800- 3000 sf  homes (high $600's) are selling at a fast clip.  Only six remain.  Burnstead has not had to compromise on quality of construction and landscaping like some other developers.  If I were buying, I'd  feel pretty secure that Rick Burnstead, Inc. is financially sound. 

My next piece is about about CAMERON PLACE'S creative landscaping and native, natural open space.

Pictures and story by Bob Yoder

Continued landscaping delays at CAMWEST Development's "Perrigo Heights" project.

 

UPDATED, 10/18/2018:  Trees and shrubs were planted along with irrigation lines.  The forest has since grown back and you can't see this stormwater vault.  Group Health planted the trees as part of an off-site mitigation requirement.

B. Yoder

Camwest's "Perrigo Heights" landscaping incomplete. (Part One)

UPDATED:  This photo shows a gaping hole in the greenbelt behind Camwest's 2-year old, 24 home "Perrigo Heights" development.  The damage occurred when Camwest felled a Landmark Maple into the   understory. According to a city planner, the greenbelt is supposed to be repaired with three evergreen trees.   As of June, 2012 the hole is filled and understory looks complete. 

The City paid Camwest over $300,000 for the greenbelt to buffer Ashford Trail and Hartman Wetlands from the housing project.  The greenbelt extends to the stone wall and a large concrete vault; all of
the significant trees here were removed.  According to Steve Fischer, Principal Planner, the City Permit Center is withholding all three landscape performance bonds.   The project is now fully developed and sold out
. 

For a brief narrative of the homes and greenbelt visit my video clip here:

http://www.youtube.com/watch?v=ukfLNA1nvKI&feature=player_embedded
(corrections:  slip landslide (not avalanche); about 8 homes built -see CW website)  

Camwest's Perrigo Heights website is here. 

photo and story by Bob Yoder

Evergreen Healthcare scheduled to occupy a new building in Redmond's Bella Bottega

Update, 12/12:  Evergreen Healthcare is on schedule to complete a new three-story medical office building  by summer 2011.  The project site is near RED-WOOD Road and Northeast 90th Street in Bella Bottega shopping center.  The building will include Evergreen's family practice, urgent care and radiology clinics. Construction is planned for this spring where Gray Barn Nursery used to be at the Bella Bottega shopping center, which includes Regal Cinemas, QFC and Bartell Drugs.

Do you have any thoughts or comments about this proposed development?  If so, please share your comments here.  Or, email or call city project planner, Gary Lee, at glee@redmond.gov or 425-556-2418.

Comments sent to the city by 12/16 will receive special privileges.

site plan map

by Bob Yoder

Slavic property owners plead case to save their Overlake office park.

OPINION:  PART II:  The City Council Meeting of 11/17 was a Big Show.  Emigrant Slavic (mostly Russia) and Egyptian citizens turned out in record numbers.  It was standing room only at City Hall.  Egyptian citizens were asking to extend a sewer line on church land not annexed by the City; the Russian citizens came to protect their "Limited Edition" office park from being destroyed by a Public Works project.

The City has a grand plan to build an gigantic underground regional stormwater treatment facility in Overlake.  It would the size in volume of two city halls!  The Sears parking lot is probably one of the best locations for the facility from a stormwater engineering perspective.  However, in my opinion, the city is now looking at the Limited Edition and seven other sites should the Sears deal fall through.  Doubtful. 

In any event, the Limited Edition Slavic office owners and workers stormed City Hall to plead their case.  They've even brought along an engineer and planning/policy experts to assist and persuade Council.     

The eighteen Limited Edition buildings are individually managed by 13 owners.  The office park has 32 businesses and generates 400 jobs. The park has two churches.  "Elana" described her Russian church as costing $700,000 to change the use to a church and $2M for remodeling.  They rent the building to a Spanish Church and may rent to a Taiwanese Church.  A language school for kids operates out of their community center.  A couple of doctors gave their case about losing their practices.  Of significance, a Russian woman said their "only competition was a parking lot."  I think this speaks volumes.  What do you think?   

In all it was an emotional display by an immigrant minority that I never knew lived, worked, and played in Redmond.  Did you know about this Slavic enclave?  I can't ever imagine the City Council would allow these small businesses to be uprooted.  Certainly not Councilmember Pat Vache' - an avid proponent for small business.  What do you think? 

A public Community Meeting is tentatively planned for the third week of January.  Contact the mayor's office  mayor@redmond.gov for the exact date, location, and time.

City Council approves the Shoreline Master Plan Update after 10 years of study.

UPDATED, 9/15:  The Shoreline Master Program consists of policies and standards that regulate land uses and development located approximately 200 feet within Bear Creek, Evans Creek, Lake Sammamish, and the Sammamish River, and includes some of these waterbodies’ associated wetlands and floodplains.   An update to the old Master Plan has been in the works for over 10 years.   At tonight's meeting, Council reviewed final edits by the State Department of Ecology and approved the D.O.E. edits.  The Update was approved on 9/15, 5-1 with Mr. Cole dissenting.  Kim Allen was absent.  

The Principal Planner Cathy Beam received rave reviews by the Council for her long and hard work completing the Shoreline Master Plan Update.   Mr. Carson spoke highly of the significant public involvment generated by this Update.   Councilmember Allen, a Hearing Examiner in Kitsap County, thought Redmond's Update was one of the best she's seen.  Most of my personal field work and input was directed towards preserving and maintaining the high intensity Evans Creek industrial riparian buffer. It is at best only 50 feet.

Some of the changes made by Washington State Department of Ecology can be found within the following paragraphs:  

• “In any High Intensity/Multi-Use location within a buffer where the land is actively being used as part of a legitimate business operation, such land including either structures or active operational areas, established prior January 1, 2008  may continue to operate. New structures, pavement, and other improvements are permitted within this area so long as incremental environemtal benefits is provided and no net loss of shoreline ecological functions is demonstrate

• The Washington Department of Ecology added this paragraph:   “Use the City’s established permit tracking program to periodically evaluate the effectiveness of the Shoreline Master Program update for achieving no net loss of shoreline ecological functions with respect to shoreline permitting and exemptions. Prepare an evaluation report every seven years when the SMP is required to be updated under RCW 90.58.080(4).”

View the entire list of changes made by the Washington State Department of Ecology here.
 
Redmond Shorelines are dynamic and changing.   Bear Creek is being relocated right now to make way for SR520.  The city plans to relocate Evans Creek north and away from the Industrial District within the near future. (5-10 years).   Evans Creek is salmon bearing.  With this in mind, the city and citizens will have to be attentive to incremental land use on the Evans buffer.

Part Two: 150 citizens protest proposed changes to Woodinville Village.

Awaiting authorization to post citizen reporter's name, emailed 9/27

Part One of my 9/26 Woodinville Village story. (next story down)

Over 150 people attended the meeting last night.

Hopefully there will be an article in the Woodinville Weekly. The proposal was definitely opposed by all those attending, for a variety of reasons. Erin Martindale (Woodinville city planner) will be taking comments; this was an informational meeting, so all comments will be helpful. EMAIL your comments to Erin at: erinm@ci.woodinville.wa.us.

Erin went through the proposed changes to city code, which will actually apply to the entire tourist business district.

These code changes will allow for 60 foot buildings, movie theaters, car
dealerships, 20,000 square foot stores, a much greater type of use than
presently allowed, and only a 10% tree cover, of which the proposal asks that
landscaping plants be considered trees! It also has a large amount of
apartment/timeshare residential component.

From the residents who spoke that knew the history of the site, it became obvious that the construction company is in trouble and trying to find a way out of agreements that have already been signed. The cost of the Hollywood Hills & RED-WOOD roundabout is apparently $9 million so far, and they owe the city a portion of it. The cost to the city for entertaining this proposal will also be considerable. There have been no studies (traffic, environmental, etc.) done on this proposal. The actual proposed code changes were handed out, but not available online. Contact Erin, she has more info!

Here is the link to the Woodinville Planning Commission agenda page: http://woodinville.granicus.com/ViewPublisher.php?view_id=4. Look at the August 19, 2009 agenda for the Woodinville Village proposal for the Tourist Business zone.

Website for Woodinville Village: http://www.woodinvillevillage.com/

Part One: Woodinville Village - Tourism and Agriculture in the Sammamish Valley is up for grabs.

This story was emailed by Barbara Lau, 8/26 Redmond resident.

Hopefully many of you have already heard about the proposed changes to the zoning for the Woodinville Village (formerly "Wine" Village, future car dealership??) This is the property near Tully's and the Hollywood School House. The City of Woodinville planners will be at a town hall meeting at the Sammamish Valley Grange tonight, 8/26, at 7 pm to discuss the changes. If you can't make the meeting you may email your comments to the City of Woodinville at: erinm@ci.woodinville.wa.us

Here is the info received from the Root Connection:

"This area was supposed to be zoned for "tourism" which included some
commercial uses, but with a lot of restrictions. Now the developer would like to
have that changed so that the property will be more valuable. Woodinville is
considering this request. If the changes are allowed, this would mean a higher
density than now is allowed in downtown Woodinville, less tree cover than
anywhere else, buildings up to 65 ft, and uses that could include warehouse
stores (like Costco), home improvement centers (like Home Depot) and other
things such as auto dealerships, warehouses, etc."

The Sammamish Valley Grange will host a Town Hall meeting on Wednesday, August 26, from 7-9 pm at 14654 148th NE.

Very few Woodinville residents know about this proposal. It is especially important for the planning commission to hear from Woodinville residents. However, everyone with an interest in keeping the valley as a beautiful rural agriculture valley as it has been designated, should attend this meeting (or email Erin) and let the Planning Commission know their opinion.

This zoning change is very important to the whole Sammamish Valley, as other developers will also want to follow if a precedent is set. If this occurs we could easily be looking at to similar situation to the former agricultural valleys to the south of us, like Tukwila and Kent.
--by Barbara Lau

The Root Connection, http://rootllc.com/
Woodinville Villiage, http://woodinvillevillage.com/

City Contact:
Erin Martindale
City of Woodinville
17301 133rd Avenue NE
Woodinville, WA 98072
425-877-2283
erinm@ci.woodinville.wa.us (email comments to Erin Martindale)
DO YOU HAVE ANY COMMENTS OR OPINION YOU WANT TO SHARE HERE?

Land Use in Redmond - Interpreting the Application Notice of a 43 acre parcel in Redmond.

OPINION : SECOND IN A SERIES: In spite of the current weakened state of our local real estate market, the City's Land Use Neighborhood Map reveals continued development of large scale residential projects in our neighborhoods. Below, is edited example of a land use application for a 43 acre parcel currently under review. Mr. John Baumann, proponent, has applied to build 142 homes, 8 duplexes, and 77 cottages on 4.66 acres of this large parcel in North Redmond. The parcel is zoned R-4.

Disclaimer: City Land Use Notices are "wonkish" so to help you read it, I've abbreviated and edited this Notice and highlighted important information in red and personal annotations in brown. At this time, you may still participate in the review process of this Project. For a list of other Applications under review visit: http://redmond.gov/cityservices/landuseapps.asp

LAND USE NEIGHBORHOOD MAP: Click for comprehensive breakdown of all land use projects by Neighborhood

PROJECT NAME: GREYSTONE MANOR PRD
PROPONENT (owner, agent and/or developer) : BAUMANN JOHN, HEARTLAND SIGNATURE HOMES, Woodinville, WA.

NOTICE OF APPLICATION DATE: 04/17/2009
COMMENTS DUE DATE: 05/08/09 (Don't be mislead -- It's still not to late to send comments or sign up for to participate in Public Meetings, Appeals, and Mailing List Updates for this project)

PROJECT DESCRIPTION:
SUBDIVISION AND CONSTRUCTION OF 142 SINGLE FAMILY RESIDENCES, 8 DUPLEXES, 77 COTTAGES WITH
ASSOCIATED ROADS, UTILITIES, OPEN SPACE AND FRONTAGE
IMPROVEMENTS ON 4.66 ACRES OF LAND. Total parcel size is 43.66 acres. Zoned R4

THE APPLICATION INCLUDES THE PLANNED RESIDENTIAL DEVELOPMENT (PRD)FILE NUMBER L090100 (The City is doing away with PRD permitting, so am not sure why this project has one.)

PROJECT LOCATION: NE 116TH ST & 159TH AVE NE .
APPLICATION DATE: 03/30/2009
SIZE OF SUBJECT AREA IN ACRES: 43.66 acres SQ. FT: 19,018,300
ZONING: R4
Single-Family Urban

A Public Hearing is required, however a date has yet to be determined. A Public Hearing Notice will be sent in the future. If you are interested in participating in this Project it's best you email the project planner, Asma Jeelani ajeelani@redmond.gov right away to get on the Mailing list. Or contact sfischer@redmond.gov

REQUIRED PERMITS:
Binding Site Plan Building Permit(s)/Misc. Public Works Preliminary Plat (The Hearing Examiner (land use lawyer) makes this Plat Decision - It is the most important Decision to participate in to improve the Project).
Planned Residential Development (City council makes this Decision)

REQUIRED STUDIES:
Geologic Hazard Report, Stormwater Report, Stream Reconnaissance
Traffic Analysis, Tree Health Assessment, Wetland Study
Wildlife Study, SEPA Environmental Checklist

APPLICABLE DEVELOPMENT REGULATIONS: Comments are accepted up until close of public hearing. In addition, persons who want to be informed of future actions or would like to become a party of record on this proposal should provide their name and address to the project planner. The final decision on this proposal may be appealed according to the City appeal provisions specified in Section 20F, Administration and Procedures. To be put on the mailing list for information on Public Hearing and Meeting dates for this project call or email the City project planner, Asma Jeelani ajeelani@redmond.gov with your comments, name and address. Submit written comments or Email to Ms. Ajeelani to be added as a legal "Party of Record". Being a Party of Record will entitle you to be on the Mailing List, participate in all Hearing Meetings, some Community Meetings, and Appeals. Your participation may help to improve the project outcome.

The project planner, Asma Jeelani, may be reached at 425-556-2443, or e-mail ajeelani@redmond.gov. Principal Planner Steve Fischer sfischer@redmond.gov may also be of assistance. Refer to: FILE NUMBER: L090099 PERMIT TYPE: Planning Type III, Preliminary Plat.

Greystone Manor Vicinity Map; Notice of Application; (the source of this entry)
The Process Flow Chart - helps you understand the Project Review steps and identify when you can participate.
Initial submittal 03/30/2009 of the Site Plan Map
Initial submittal 03/30/2009 of the tree Preservation Plan Map
------------------------------------------------------------------------------------------------------

Public Notice Posting Requirements
Yellow Public Notice Signs: The City provides public notice signs to applicants within two weeks of application submittal. Applicants are responsible for posting these signs on-site. This link provides detail regarding these posting requirements. The yellow signs are used mainly for Notice of Application, SEPA decisions, and Hearing Notices.
Large White Sign : For applications requiring public hearings, an applicant is required to obtain a sign from a vendor and install it on-site. These signs (4x8 feet) are larger than the yellow signs. The applicant is responsible for installing the sign at least two weeks before a hearing.

An Affidavit of Posting is required from the applicant.

draft

City's Land Use Map informs neighbors about "what is going on"?

OPINION: Significant neighborhood residential land use projects are underway, despite the current state of our distressed real estate market (and new downtown condos and apartments). This is the first of a series of entries addressing land use development in Redmond.

The Neighborhood "Land Use" Map is one of the more popular links to redmond.gov on this blog site. It contains a lot of interesting and helpful information to "find out what's going on" in your neighborhood and in other communities in Redmond.

The Neighborhood Land Use Map link is: http://redmond.gov/intheworks/intheworks.asp

A few projects of interest from the Neighborhood Map are listed below. As of today, all of these projects are under review and the public may participate in them by contacting the City Development office. Jim Roberts jroberts@redmond.gov or Steve Fischer sfischer@redmond.gov might be of assistance.

LAND USE APPLICATIONS:

Costco - L080457 188th Ave. NE and NE 76th St (one of 3 applications)
Vicinity Map; Notice of Application; Process Flow Chart (NEW!) Public Hearing is required.

Site Plan - Initial submittal 11/18/2008
Tree Preservation Plan - Initial submittal 11/18/2008 (NEW!)

Additional Project Notices:

Notice of Public Hearing - Hearing Examiner Notice of Public Hearing - City Council

DOWNTOWN:

Capital Improvement Projects (CIP): View projects which use tax dollars to implement

Development Updates:

Downtown Projects: Connecting Community & Status Reports on Planning Projects

Traffic Cameras: Select a live view for your area
Transportation/Connecting Redmond:

Downtown transportation projects & Downtown Redmond Parking Study

Greystone Manor PRD :

142 Single Family Homes, 8 Duplexes, 77 Cottages - Approximate 5 acre footprint on a 43.66 acre parcel in N. Redmond, Zoned R-4

A Public Hearing is required and is not yet scheduled. (To sign up or comment contact Steve Fischer, Principal Planner, sfischer@redmond.gov)

L090099, Preliminary Plat - L090100, Planned Residential Development SEPA File #L090101 16020 NE 116th Street

Vicinity Map; Notice of Application; Process Flow Chart (NEW!)
Site Plan submittal 03/30/2009
Tree Preservation Plan submittal 03/30/2009 (NEW!)

Government Guide

The City of Redmond Government Guide (pdf) is available to help answer some of the questions of how the City's government works including duties and responsibilities of Boards and Commissions, the City Council and the Hearing Examiner. The Guide also defines land-use terms and the Public Hearing process. Select these links to view the website pages for the City Council, Planning Commission, or the Hearing Examiner.

---- Kimberly Allen, councilmember and past planning commissioner, co-edited this Guide with staff. (Kim is currently employed as a Kitsap County Hearing Examiner. )

draft

Elementary students sing to 200 during a recent Council Meeting

"I want a sense of community and connection with others." *Community Building is one of six budget priorities of the Marchione Administration and participating public.

Teacher Nancy McKay, The Orchestra and Choir Teacher from Rockwell Elementary School was one of three 2009 Arts Commission Local Artist Awardees. Her students, lead by commissioner & guitarist Clint MCune sang in this recent City Council meeting to honor her. Nancy started teaching orchestra 15 years ago with 14 students. She now has 110 students and her former students recently performed in Carnegie Hall. The other awardees were Digipen Digital Technological Institute and Redwood Theatre.

According to the Mayor, *COMMUNITY BUILDING "budgeting by priority" achievement is measured by tracking attendance during the first 20 minutes of Council Meetings.

2009 Arts Commission Local Artist Awardees: http://www.redmond.gov/arts/localartists.asp
Norman Rockwell School WEBSITE: http://www.lwsd.org/school/rockwell/Pages/default.aspx
Clint McCune's Soulfood Books, Music & Organic Coffee House WEBSITE: http://soulfoodbooks.com/OldRoot/

CONTACT: Mary Yyelanjian, Arts Senior Planner, MYELANJIAN@redmond.gov

The performance was 20 minutes. This particular Council meeting lasted until 11:30pm owing to a complicated closed-record quasi judicial meeting. Jill Richardson (pictured lower left) is the applicant of a Rezone ammendent that has been reviewed for over 2-years so far, with hardly an end in sight. Most Marchione council meetings are shorter than the Ives Administration. Meetings start at 7:30 and most end between 8:45- 10:15 pm.

Updated: Downtown's Riverpark Apartments are open for business - rent prices & construction update

This "courtesy photo" of Riverpark Apartments was published in the local Redmond Reporter (6/25) with the Press Release. For "real time" photos & clips scroll down.

Redmond REDMOND, Wash. – June 24, 2009 – Legacy Residential, a West Coast leader in residential developments, today announced the formal opening of Legacy at Riverpark Apartments. A new gateway to downtown Redmond, Legacy at Riverpark Apartments includes 319 luxury apartment homes and 5,700 square feet of street-level retail in three five- to seven-story buildings.

Legacy at Riverpark Apartments is part of the expansive six-acre mixed-use Riverpark development, which also includes a 144-room Hotel Sierra, developed by LodgeWorks; a 106,000-square-foot office building anchored by Group Health; street level retail spaces; and secure, underground parking for 750 vehicles. With the 135-unit first phase now completed, Legacy is focusing on completing the second phase, which includes an additional 184 apartment homes. The second phase will open in September.

Legacy at Riverpark Apartments strikes a unique balance between the energy of an urban, mixed-use village and the serenity of a nearby stream surrounded by expansive open spaces and jogging trails. Riverpark is just a half mile from SR-520 and is a five-minute walk along the newly extended and improved Bear Creek Parkway from Redmond Town Center, a lifestyle center featuring a high-end theater, restaurants, and more than 100 shops and boutiques, including REI and Macy’s. Just two miles from Microsoft, five miles from Downtown Bellevue and 15 miles from downtown Seattle, Riverpark offers excellent commuting options.

--Media Contact: Nate Cole-Daum, Nyhus Communications LLC for Legacy Partners Residential, Inc., (206) 323-3733 or nate@nyhus.com

COMMENT:
I visited the apartments, took some pictures and talked to Nichole, Assistant Business Manager at Riverpark. The "Opening Day" 12-month Lease printed prices (dated 6/18/09) range from:

• a low of **$572/month for a 1-BR Studio (10% of apartments are "affordable" )
• to $2810/mo. for a 3 Bedroom Loft + Den, upper story w/view (presently unavailable)
• Two Bedroom/2 Bath range is $933 - 1452/month.
• Daily Special: 1 Month Free w/12 Month Lease. (apparently month-to-month is offered)
• Free Underground Parking, $500 Deposit ($250 refundable), $40 application fee. $300 pet fee (80 pound limit). $300 pet deposit.
• **Price ranges include the affordable housing by city requirement.

Some apartments are still under construction.

Legacy website of Riverpark: http://www.legacyatriverpark.com/

City description and video of the project: http://redmond.gov/community/02RiverPark.htm

some of my comments are opinions - the press release is abbreviated.

The new Sammamish Rowing Association BOATHOUSE is approved.

Sammamish Rowing Association Club is on County land and is open to the Public

The Sammamish Rowing Association (SRA) is a fantastic public asset for city and county residents wishing to take up the sport. Hundreds of youth and adults take classes every year to learn how to scull and crew on beautiful Lake Sammamish.

This popular and growing sport has needed more boathouse space for its "shells". exercise equipment and operations for years. Unfortunately, land use permitting by the county and city have delayed the project for many more years!

On June 2 the City Council held a restricted, closed public hearing so SRA and an opposing citizen could explain their case. The opponent did most all of the talking as Council had to decide if they would deny the city use permit based on the citizen's complaints. Ms. Dickson lives across the street from SRA and her primary motivation was traffic and adequate parking. She also tried to make a case for environmental damage from wetland destruction.

SRA was well prepared: 1) a left hand turn lane will be installed on Lake Sammamish Blvd. My whole family rowed at SRA and we know this improvement is critical for safety. 2) at least 15 more parking spots will be installed. 3) traffic mitigation is required, including car pooling, 3) the 12,000 sf boathouse footprint remains 150 feet from the lake, 4) a smaller wetland would be upgraded to the highest level of importance and value - Category One, and 5) hazardous wastes would be self-contained. Council approved the use permit, 7 - 0. A credit to the Mayor, it was the most professional and fairest closed-record Hearing from Council I've seen in five years. But, the appeals process is unfair.

Comment: Council's land use appeal policy : The City Council's land use appeals process (read this story & "comments") is outdated and has been abandoned by almost every city around us. The Boathouse permit is a case in point, as follows: 1) Council was not allowed to walk the site or talk to anyone about the SRA project; yet, Councilman Cole informed me last week he has known Ms. Dickson for years. 2) Neither parties involved nor the community was fully heard or represented by this rigid Review. 3) The code is confusing. Ms. Dickson, the opponent, missed out in filing a "Letter of Reconsideration" to Council and lost a rare opportunity to be heard by Council. She received no representation or assistance from her elected representatives during the Review. Almost all cities leave the judging up the to the justices of county court and free Council to represent and assist their elected. Redmond Council policy is an outlier, leaving them vulnerable to law suit.

The Sammamish Rowing Association website: http://www.srarowing.com/

Diagrams and description of the new Boathouse: http://www.srarowing.com/newboathouse/newboathouse.aspx

This Ordinance was approved by City Council to permit the use of a new Boathouse by the Sammamish Rowing Association. This document shows a map of the project.

Read over 11 comments (some from Councilmembers Carson and Allen) on the city's controversial land use appeal process.

OPINION Part Two: Thoughts on Council's Land Use Appeal Policy

UDATED OPINION, 6/13, Opinion: Councilmembers Kimberly Allen and Hank Margeson recently proposed taking the legal land use appeal component out of council's hands and into King County Superior Court. As Mr. Margeson stated, it's the Council's job to write policy, not to interpret it. Citizens would still maintain their right to appeal the Hearing Examiner's decision. In addition, Council could hold a secondary, legislative appeal to address code issues brought up by citizens. 

Most area cities choose to take the lawyering out of their Council's job description and give it to the county superior court i.e.  Kirkland, Bellevue, Issaquah, Sammamish, Woodinville, Edmonds, Seattle, Everett, and Mercer Island.  We should, too.  Only Redmond and Bothell land use appeals remain "judged" by city councils. 

After trying to participate in the review of three deforestation projects by CAMWEST, the Shauhanessy deforestation project, and Tent City review process, I agree it's time for a change. In fact, Council President Nancy McCormick described her frustration, if not agony, while presiding over the TC-4 and 172nd Ave extension appeals. The 42-lot Shauhanessy Plat/PRD drew a similar response from Nancy when an appeal to Council was remanded by Council back to the Hearing Examiner for a second Public Hearing. Shauhanassy is the longest land use review in the history of Redmond and the project still isn't built.

After thanking Ms. Allen for articulating the Shauhanessy case so well, Council President Nancy McCormick movingly stated:

"The public process may not have been violated but it was twisted. I can't keep from thinking about that couple who appeared at the Tent City public meeting and signed up to the Party of Record only to be denied on appeal to be heard.

The public needs accurate information and timeliness of an appeal, otherwise we make a mockery out of Public Hearings and caring about public involvement."

It is clear recent land use cases have demonstrated that our present public process needs fixing. The public has not been getting accurate information because their elected representatives are not allowed to represent or inform them. Conversely, staff gives full support and guidance to developers who already know the system and what questions to ask.

Councilmember Pat Vache' (and Cole, Carson, Myers) openly support the present quasi-judicial appeal process. They prefer not to give up their lawyering power in judging land-use policy. Rather, Mr. Vache' (and Mr. Myers) look at the present process as a "learning experience to get the feel for the impact of how code impacts the stakeholders". What Mr. Vache' doesn't learn about are his constituents' feelings and their understanding the project during the Review. Thus, mistakes get made (that could have been fixed in legislative appeal to council). Mr. Vache' says the Q-J process is more efficient. Shauhanssey PRD lasted years. Tent City-4 was a breath away from the State Supreme Appellate Court. Perrigo Heights,  The 172nd extension, Pearce, and Tyler Creek land use actions all took valuable time from Council policy-making duties while stressing the neighborhoods and landowners on code issues. No wonder Council work has become a full-time job.

Interestingly, Mr. Vache’ voted for the CAMWEST Perrigo Heights Plat Steep Slope Exception concluding "where else are we going to put the homes"?  Mr. Vache’ lives right off of NE 116th Street behind what later became Mosaic Meadows plat and sown 116th from CAMWEST'S huge Pearce PRD. 

Over time,  part of the issue is Council gets too close to the stakeholders and their judgment becomes affected, despite the appearance of distance and objectivity.
Part One: "Moving Redmond forward on Land Use Appeals"

Department of Natural Resources uses digital photography to map impervious surfaces for more accurate stormwater billing.

Stormwater treatment infiltration pond next to Evans Creek. Infiltration systems on sensitive Evans Creek properties will be more closely monitored by the City.

UPDATED, 5/21. Opinion: The council voted (7-0) last night to modify stormwater billing to improve billing accuracy. New digital aerial mapping technology allows stormwater engineers to more accurately identify all impervious surfaces (roads, parking, structures) that contribute to dirty stormwater run-off. According staff, an "opt-out" condition only applies to the city-center (downtown) sub-basin, and is only applicable to properties within that sub-basin that are adjacent to the Sammamish River. No change in treatment requirements will apply from this ordinance.

The SW industrial businesses (R.I.C.E.) earlier had lobbied for "infiltration" and against regional treatment improvements. Staff is working with RICE to develop an assessment for existing infiltration systems, and to develop a process and timeline to modify existing systems (if necessary) to reduce risk to the aquifer. The City is building a SW Regional Treatment Plant to treat dirty stormwater more comprehensively and economically along the industrial district of Evans Creek and SW Redmond. Councilmembers Hank Myers and Pat Vache' lended their support to the R.I.C.E. industries during negotiations.

The Administration made some concessions to pass the modification. With staff approval, industries and landowners living adjacent the river would be allowed to "opt out" from hooking into the new Downtown Regional Stormwater Facility. To qualify for reduced rates, a professional engineer would have to make sizing and cost estimates for properties building a private water treatment facility. Department of Ecology water quality standards must still be met. A business could "opt out" for lower rates if their plan was approved by the Staff. Another concession, driven by Myers, was to allow businesses to appeal their bill by October, 2009. Landowners who "opt out" will be reimbursed for the value of their land lost to an on-site facility. Finally, staff had requested that "gravel" count as an impervious surface. The Administration and council decided not to include gravel as impervious, but to study and decide on the issue by December, 2010.

The new digital photography mapping techniques to identify parcels with impervious surfaces is more accurate than on site visits. 78 letters have been mailed to property owners with NEW stormwater bills. Also, the unit measurement of impervious has been "truncated" which will bring higher revenues to the city. In addition, billing by parcel, rather than property owner will add to revenues. Credits will be given for "rain harvesting".

Public Works Director Bill Campbell and Stormwater Manager Jon Spangler, have been progressive and innovative in meeting city needs for cleaner water, all the while, dancing the political jig for council and property owners. Councilmember Hank Margeson concluded the billing modification was really all about cleaner water for our streams (and aquifer zones). Margeson Chairs the Planning & Public Works Committee.

Link to the Modified Stormwater billing ordinance

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