'Sustainable Redmond' Files Petition with Superior Court on Group Health Clear-cut Decision

Group Health 28-acre site to be clear-cut

January 25, 2012

Sustainable Redmond Files Land Use Petition

Redmond, WA – On January 24, Citizens and Neighbors for a Sustainable Redmond filed a land use petition in King County Superior Court, seeking review of the City of Redmond’s decision to approve Group Health’s request to clear cut a 28-acre urban forest within the Overlake neighborhood so as to facilitate the development of a master planned mixed use development. This includes 65 landmark trees, estimated to be 150 to 250 years old, and 985 significant trees, up to 150 years old. Sustainable Redmond was joined in the appeal by Friends at Overlake Village, Villa Marina Condominium Association, and Rosemarie Ives, former mayor of Redmond, 1992-2007. In support of the appeal are the Eastside Audubon Society, Sherwood Forest Community Club (a nearby Bellevue neighborhood), and Techies for Trees (workers in the Overlake neighborhood).

Members from Sustainable Redmond, along with many local citizens and several groups, had urged the Council to reconsider the Group Health Overlake Village development agreement at public hearings in November and December. On December 13, the City Council approved, 6 to 1, the Group Health Overlake Village Master Plan and Development Agreement, with councilmember Allen dissenting.

While Sustainable Redmond supports transit-oriented development, Read More >>

UPDATED OPINION: Citizen claims actions by AWR industry are not environmentally insignificant

AWR Storm water pond  connects to Evans Creek. (2006)

My following public comment was submitted to the City, to protest approval of an environmental land use action on Redmond's polluting AWR industry

Public comments for or against this action (SEPA determination) are due to the city by 2/6/2012.  Send your Comment to city planner Kelsey Johnson  kjohnson@redmond.gov

 Dear City of Redmond,

I disagree with your determination that "All Wood Recycling" (AWR) proposal (L110009) is non-significant to our environment as referenced to the State Environmental Policy Act.   And, I ask you not  approve this environmental action favoring AWR  

Evans Creek banks enclosed
by impervious concrete
 paving. (click to enlarge)

This industrial proposal is environmentally significant owing to the location of AWR over our city aquifer. City staff publicly warned Council late last year that contaminates are leaking into the Redmond aquifer and threatening our valuable drinking water resource. AWR "recycles" hazardous waste-concrete, chemically treated wood products and other toxic materials, including sewage which remains un-piped and unconnected to the City.  Heavy machinery and trucks drip hydrolic fluids into the soils.  In some places the water aquifer is less than 6 feet from the surface so it's a short journey for their waste and toxins to enter our water supply.

Most of the ground surfaces in AWR are impervious owing to compacting of soils by vehicular use, clogged or removed stormwater pond systems, and paved roadway and work areas. Thus, most AWR stormwater is untreated, toxic and washes into Evans Creek, stressed creek banks (photo), underground streams and adjacent commercial sites.  AWR proposes one vault and one stormwater pond to treat the entire industrial site. At least two vaults are needed - one on both sides of the creek.


Evans Creek runs through AWR property, shown here 

 Evans Creek is a "Class One" stream of highest value and runs through the site. It's regulated by the Department of Ecology and the City as a "Shoreline of the State."  In 2008, Mayor Marchione proclaimed riparian corridors as" habitat of local importance."

Stormwater run-off carries untreated pollutants (photo) from AWR into the creek, harming Federally protected Chinook salmon and destroying their habitat. Sub-surface, underground streams connecting to Evans and Bear Creek were recognized by the Planning Commission during their Critical Areas Ordinance Update several years ago. Underground streams connecting to contaminated Evans Creek storm flows could spread toxins further into our aquifer before they can be treated by downstream facilities.

Toxic run-off can't percolate
 through impervious surfaces
and runs off untreated.  Heavy
equipment drips hydrolic fluids.

The City will incur certain liabilities should significant trending to aquifer contamination be traced to this AWR site and it's vicinity. Approving this "Determination of Non Significance" (DNS) is setting a precedent for further neglect in the SE Redmond industrial complex, besides AWR. By approving this DNS, the C.O.R. is placing itself at risk to lawsuit and most significantly, potential loss of a highly valuable and important municipal natural resource - potable water. 
Read More>>

UPDATED: Part One: Bus Transportation and Overcrowding Problems at Rural Alcott Elementary



CLICK TO ENLARGE

Bus Transportation and Overcrowding Problems at Rural Alcott Elementary

By Susan Wilkins

LETTER:  Alcott Elementary and Rockwell Elementary are two identical schools built from the same architectural plans in the mid-1980s. Rockwell is centrally located in the middle of an urban neighborhood on Education Hill in Redmond. Alcott Elementary is a rural school along Redmond-Fall City Road that was built for rural students who live in the sparsely populated east side of the school district. When we compare the number of students who are transported to each school by bus and the distance that students must travel, we see that locating schools inside Urban Growth Boundaries where students live is more convenient for students and saves school districts money on transportation costs.

Alcott Elementary has an unusual student population.  Read More >>

LETTER: Group Health developer should buy own property to mitigate tree clear-cut

LETTER:  It's easy to assume the four listed parks would have received new trees regardless of the developer's actions. So, while this might reduce costs to the city, it won't result in offsetting trees removed from the Overlake property.

The developer should be required to purchase their own property, plant trees, and gauantee the survival of those trees for a reasonable period of time -- 99-years for example. Such a requirement has been place on developers in the past, in other areas of the U.S., and isn't unreasonable to expect here.

Letter by Douglas Burchard
Source:  Comment posted on:  "City identifies four locations for Group Health's clear-cut tree mitigation..."

ATTN:  Redmond Ombudsman-of-the-month, Councilmember Pat Vache'

The city identifies four locations for Group Health's Overlake clear-cut tree mitigation, City concedes additional densities to landowner

Current Group Health site - parking lot
 and treed canopy

UPDATED:  The entire 28-acre "Group Health Overlake Center" site is approved for complete clear-cutting (in phases) once development gets underway.  City council agreed 6-1 to an Exception of the long-standing ordinance that requires 35% retention of all trees in land use projects.    Over 1,100 of the original significant trees and larger landmark trees will be removed.

Bill Biggs, the proponent for landowner Group Health, presented a sealed offer during the December 13 meeting to assuage council and the large crowd speaking against 100% tree removal.  Council held off on their decision  to review Mr. Biggs offer.  (Mr. Biggs is also President of the Redmond Economic Development Alliance).

Mr. Bigg's offer was solely about the park.  It was reviewed by city staff and accepted by council on January 3, as this ammendment:

"The City shall design and install additional park improvements consistent with its neighborhood park standards RZC 21...."  In the process of designing the Park, the City shall consider retention of existing significant and landmark trees where feasible and consistent with good park design and public safety.  The Owner and members of the community shall be consulted and given opportunity to comment on proposed park features, design and materials. 

The City shall seek opportunities for preservation of trees in connection with the design of the Park"    

Associate city planner Dennis Lisk wrote:  "I looked into the number of significant and landmark trees located within the area of the future park and found approximately 12 significant trees, none of which are landmark trees."  Mr. Lisk said there was no guarantee these park trees would be retained, or any others.

Four-hundred trees are slated for planting on the site.  Their size is undefined, as to sapling or 12 foot standard trees.  Rain gardens, planted courtyards, pervious roads, and other LID features are planned.

To compensate for the tree removal, Group Health will plant 3,345 trees and 31,220 shrubs off site in parks and near creeks "to approximate the environmental benefits" of the Group Health forest canopy.  Once Group Health sells it's first parcel for development, ~250 trees will be planted in each of the following 2-acre sites:

• Juel Park (east)  [city contact:  Betty Sanders, bbsanders@redmond.gov]
• Perrigo Park (west)  [city contact:  Betty Sanders]
• Millennium Office Park/Swedish easement adjacent Bear Creek. [city contact: Dennis Lisk, ddlisk@redmond.gov]
• Viewpoint Open Space (after blackberries are cleared).  city contact:  [Betty Sanders]

Group Health will have another 2,300 trees and thousands of shrubs to plant at presently, unidentified locations. 

Of note, according to Lisk, "60% of the parking is underground and expensive and, as a concession to Group Health for this expense additional densities were permitted by the City."  i.e. building height and number of buildings.  Another, unnamed city official said density concessions were given in the earlier planning stages to retain the trees.

Comments are welcome. 

Reported by Bob Yoder
Photo by Yoder

Mayor Emeritus Rosemarie Ives objects to clear-cutting 28-acre urban Group Health site

This Group Health structure in Redmond's Overlake Center will be replaced mostly by a park and nearby 13-story hotel.
  "The City is required to seek opportunities to preserve landmark and significant trees in connection with the design
of the park."  The approved plan identifies "approximately 12 significant trees and no landmarks" in the area of the
future park.  There is no guarantee they will be saved.  - D. Lisk, Assoc. Planner, Redmond.

The following, was presented to city officials by Redmond's Mayor Emeritus Rosemarie Ives, on January 3, 2012 during "Items from the Audience"

Good evening Mayor and Redmond City Councilmembers. My name is Rosemarie Ives. I am here tonight as a resident to ask for reconsideration of the council’s decision on December 13th regarding the Group Health Master Plan and Development Agreement.

As the former mayor, I know that this forested property matters to the people of Redmond and those of us who are here tonight object to the clear-cutting of this iconic site. I believe that the criteria for exception to the tree preservation/retention regulations have been misapplied and not justified.  Read More >>

Letter: Council to decide on stripping 1050 trees from Overlake development; Dec. 6 Hearing scheduled at City Hall

NOTICE OF HEARING, DECEMBER 6, 7:30 PM, CITY HALL


from the desk of Mary W., Reader, Redmond Neighborhood Blog

In case you did not see a Notice of the Redmond City Council's "Continued Open Hearing and Vote on the Overlake - Group health proposed development," it is scheduled for Tuesday Dec 6th at 7:30 PM according to the 3rd page of the Redmond City Council Agenda for that meeting.

Hope to see  you there to support the retention of as many of the large significant and landmark trees as possible and the expansion of the park area.

Mary W.

LETTER: "Sustainable Redmond" asks City to save trees in Overlake Village development

Group Healh Overlake Village master plan proposes Exception to city code to remove
every single tree on the site - and create 10 acre canopy forest off-site

LETTER:  One thousand trees are about to fall in our community. All we need to do for this to happen is to keep quiet! Sustainable Redmond, a grass-roots citizens’ action group focused on environmental sustainability, is asking that concerned citizens speak up NOW to persuade the Redmond City Council to consider better, more forest-friendly options in the impending redevelopment of the Overlake Group Health site. The developer of the 28-acre site has proposed a high-density housing and retail shopping complex which will include removing ALL 1,050 trees currently on the site, and with them as many as 120 40-year-old landmark trees. Public awareness and input is extremely important for alternative plans to be requested by the City Council. A public hearing on this issue is scheduled for December 6, 2011, as the third item on the agenda of the Redmond City Council meeting, which starts at 7:30 PM (see http://redmond.gov/cms/one.aspx?portalId=169&pageId=61603  for details.)

Near the planned terminus of the future Eastside Light Rail line, this project stands to become a model for future similar developments on the Eastside. The location of housing and retail near the light rail station to reduce transportation miles is a solid sustainable feature of the plan, but other aspects of this development raise concerns. A distinctive feature of the soon-to-be-demolished Group Health facility is the presence of stands of native woodland, a rarity in that highly developed area. Situated between 152nd and 156th Avenues NE on either side of NE 28th St, current plans call for leveling the existing structures, tearing up the asphalt parking areas, and removing ALL vegetation including ALL trees, some with diameters exceeding 4 feet!

Redmond’s city code states that “In all new developments including additions to existing non-single family buildings and parking areas, a minimum of 35 percent of all significant trees shall be retained.” (RZC 21.72.060). Exceptions can be requested, and the current proposal presented to city council is to allow an exception that all trees can be removed, i.e. 0 percent retained.

Sustainable Redmond is proposing that the city not grant an exception in this case, given that this area is quite unique in that it is the only large stand of trees remaining in the Overlake area, and that at least two stands of existing trees be retained. Please join us at the Council meeting on December 6th at 7:30 PM to help save some of this important woodland area!

 -- Sustainable Redmond
Photo By Yoder

RNB article:  http://redmondcity.blogspot.com/2011/10/opinion-group-health-overlake-master.html

UPDATED: Rose Hill Middle School project application is recommended by hearing examiner with conditions

Rose Hill Middle School Site Plan - a stand of trees buffers the southern residential community



UPDATED OPINION:  The public is invited to comment on this project on October 4, 7:30 PM at Redmond City Hall.  There should be ample time for the public to comment - 10 minutes is provided.

The new Rose Hill Middle School and Stella Schola Choice School project application was recommended with conditions August 22nd by the Hearing Examiner.  The 143,000 sq. ft. school, with 90 new parking stalls, will be located on the same 23 acre parcel as the old Junior High.  Estimated construction cost is $49,158,000. The new school is slated for construction in 2012 while the Junior High is in session.   Address:  13505 NE 75th Street, Redmond.

The project City Council Public Meeting  Notice of 9/10 is especially confusing.: http://www.redmond.gov/government/publichearingnotices.  This link doesn't explain in any way how the public process works and who decides who can speak against whom.  I've contacted the city Ombudsman and project planner, sfischer@redmond.gov for clarification and will update this page with their responses.

The record shows intense public participation.  For the most part, tree removal, a fuel pipeline, and parking incited the turnout.  Three neighborhood meetings were held between April 15 and May 19, 2011.  A total  of 40 residents turned out.  In addition, 56 comments were taken from 9 people during the application process prior to the public Hearing.

THE CONDITIONS:

TRAFFIC & PARKING: The new school will increase capacity from 654 students to 900 total students, including Stella and portables.  The project will generate 642 net new daily trips serviced by three driveways. An expanded parent pick-up/drop-off drive will reduce congestion. A separate bus lane with room for eleven buses will increase traffic efficiency.  Parking demand for the events (5-10/year) currently exceeds demand and will continue to do so, even with 60 additional off-street parking spaces and 42 new spaces along entree drives.  The project includes 50 student bike racks, most of them covered.

STREET LIGHTING:  Streetlights may be required to illuminate the property frontage. Contact:  Paul Cho, Transportation Operations (425) 556-2751 with questions.

TREES:   Nearly half the trees will be saved; the City of Redmond requires retaining a minimum of 35% significant trees.   228 significant, healthy trees will be removed, including 12 Landmark Trees (greater than 30 inches in diameter).  218 significant trees and six Landmarks will be saved.   A stand of trees and 12 inch snag used by foraging Pileated Woodpeckers will be retained along the southern site boundary.  A Tree Preservation Map is available for viewing at Redmond City Hall.

THE OLYMPIC PIPELINE:  A 400-mile long petroleum pipeline from Ferndale to Portland runs N-S on the eastern boundary along the PSE electric transmission easement.  Read More >>

"Public-Private Partnerships" are Popular in Redmond



"Economy Fence Center" in partnership with City of Redmond Development? 

Public-Private partnerships are a popular method of funding these days in the city.  In this case, "Economy Fencing Center" appears to be partnering with the City to build this stormwater wetland pond  (ha! ha!)  Looks like the city is pretty proud of their fencing partner! 

This new stormwater treatment facility is located on the corner of 111th Street NE and 172nd Ave NE.  It treats stormwater from the roads and new Emerald Heights project that's planned to go in soon.  Horse-back riders frequently travel on the gravel trail along the PSE Power Line.  Oh, is that why the white vinyl fencing was installed - to give the feel of equestrian farm land?   

Seriously, a few of the partnerships the City has with private organizations are: 

• The Saturday Market -- $5,000 funding by the city per year, R-Trip, Evergeen Hospital ($1,000)
• **Realize Redmond -- $50,000 (one time seed $), consultants
• Redmond Economic Development Association -- $200,000 (one time seed $), consultants
• Lodging Tax Advisory Committee to promote tourism - $377,000 tax revenues in 2010.
• Bullseye Creative -- content and branding for city website and economic partners
• R-Trip
• Anderson Park Shelter - Rotary Club of  Redmond donated labor and money.
• Redmond Historical Society - fund staff, in-kind meeting space at ORS Community Center
• Derby Days
• Redmond Pool managed by Wave Aquatics
• Green-Redmond - administered by Cascade ConservancyRedmond
• Parks & Planning - Berger Consutlants - conceptual planning/administration for parks projects.
• "Red Light Safety Camera Program" - American Traffic Solutions

Okay, it's a weekend and I'm all fenced in.  This story will be updated early next week, so come back!  Please comment below if you can help me fill in the blanks. 

** Realize Redmond promotes the Downtown Park fundraising effort.  Sept. 10 presentation at Red. Hist. Soc. Meeting 10:30 - Noon, Old Redmond School House

Opinion by Bob Yoder

i-Phone photo by Yoder

City Council gives District go-ahead to remodel Redmond High School; modifies parking plans

Redmond High School 

UPDATED:  City Council modifies LW School District's Redmond High School plan to construct two building additions, three portables, and additional parking.  Passes amended Ordinance 2608  approving RHS remodel. (6-1, Cole opposing).

The district is required to impliment and maintain detailed management plans for "event parking" and "daily operating parking".

It's a known fact, traffic is bad on 104th Street and 166th Avenue when school is in session.  During the July 19th city council meeting on the proposed Redmond High School (RHS) building additions, even Council President Richard Cole said he avoids driving these roads whenever possible.  Richard has this luxury; his kids graduated years ago. 

Susan Wilkins, a mother of two RHS students, unfortunately doesn't have this option.  In the July 26 permit Hearing, she bravely spoke for almost 10 minutes on district traffic study omissions and school project costs. City and district lawyers and officials listened intently.

"With 500 more potential parent drop-offs of 9th graders, traffic will be horrible" Wilkins said.  "I can't even get on 104th Street without making an illegal left turn".  She said her "kids had to walk on Avondale just to get on a bus, just so the District could get paid [for that route]."   Wilkins advised that a state law goes into effect this September giving eligibility for busing only to those kids living outside a one mile radius from school (not counting twists and turns).  She concluded, "It's better to drive my kids".

Ms. Wilkins focused her argument on severe lack of school and Metro bus ridership stating:

"Only 300 ride the bus to RHS, of 1450 students.  That's less than 20% of the population.  At Lake Washington High School almost 1000 students or, 50% ride of the kids ride the Metro bus".   

She said the District needs to provide more buses or give Metro incentives.   Unfortunate for Ms. Wilkins and her supporters, Council didn't address busing.  A traffic planning ordinance (TMP) and lack of documentation appeared to limit Council on the issue.

What the District committed was Read More >>

ELECTION: Sue Stewart challenges Dave Carson for Redmond City Council Position 7

Ms. Sue Stewart filed this afternoon for Redmond City Council Position 7.  Sue is challenging Dave Carson a one-term incumbent. 

Ms. Stewart is a past Chair for Redmond Parks and Trails Commission, recently served as Vice-Chair of the Code-Rewrite Commission and has been active in neighborhood land use and traffic issues.  Sue is a graduate of the city 2011 Citizen Academy.   She works for King County Metro and lives on Education Hill.    Facebook: "Sue Townsley Stewart

Visit RNB Redmond Voters' Guide for all the local election news and opinion HERE!

Sue Stewart, Challenger
183RD AVE NE
REDMOND, WA 98052
stewars51@gmail.com
Sue Stewart Website
http://suestewart4council.com/
(206) 396-8770

David Carson, Incumbent position 7
NE 50TH WAY
REDMOND, WA 98052
dmcarson@hotmail.com
http://www.carson4council.com/
(206) 484-8480

Will our community "Realize" Redmond's Bike Park?

Kids are modeling clay to create bike jump ideas for the park. Bike jump
professionals gave talks. The kids also traveled to neighboring BMX parks for ideas.

Carolyn Hope facilitates bike park
design workshop at Horace Mann
President Richard Cole attended

OPINION:  In this week's City Council meeting at least six or seven parents addressed council in the "public comment period about the "Redmond Bike Park" (RBP) development project. RBP is a BMX/mountain bike jump park project on Education Hill.  It's been delayed by an appeal.

One citizen was adamantly against the park, calling it useful for only a small minority of the city population.  His back-yard faces the park.  Another was not against the park but bothered by the Notice process.  He lives a short walk on Ashford Trail in a nearby housing development.  All the other speakers were fathers of BMX biker youth vested in developing the park from years of volunteerism and seeing the good the sport brings to their children.  They spoke with passion and eloquence.  Dave Randall, was the first speaker.  Dave's comments are recorded in a Letter to RNB here. 

But, my reason for writing is to ask where is "Realize Redmond'' (RR) when the community and city needs their support the most?  "Realize Redmond" is a nonprofit, public-private partnership funded by City Council (6-1, Cole) with $50,000 in taxpayer seed money.  Realize Redmond used to be called the "Redmond Foundation". The mission and vision hasn't changed.  READ MORE >>

Transportation, Traffic, and Parking studied by School Board -- STEM school project approved.

"Citizen Participation in the Planning Process -- a horrifying prospect for some administrators -- has proved to be the most effective way to avoid mistakes and unintended consequences."  Duany, Plater-Zyberk, and Speck, Suburban Nation, 2000.

JUNE 16, 2011  On Monday, June 8th the Lake Washington School Board made a unanimous decision to approve Hearing Examiner Jim O'Conner's  recommendation to build the STEM secondary school.  STEM is an acronym for Science, Technology, Engineering and Math and is sorely needed in the district (and around the country.)

Citizen participation in this STEM project was robust with 15 citizens speaking at the April 5th Hearing and others emailing Sup. Kimball and staff.  Mr. O'Conner conditioned his recommendation with the following  items brought to his attention by citizens at the Hearing:    READ MORE >>

UPDATED: Councilmembers David Carson and Hank Myers conditionally prefer 2-acre "cluster" developments in neighborhoods; Margeson opposes "strips".

UPDATED, 6/20/11:   City Council held a Study Session on 6/14/11 reviewing and clarifying the three methods for zoning "neighborhood commercial".  The complete discussion can be found on hour 1:58 of  the meeting tape: http://rctv.redmond.gov/ondemand/CC06142011.wmv.  The preferred rezone method (C-1) was defined as:  a.) only 1 commercial rezone allowed in each of six different neighborhood areas, b.) the rezone is required to be concentrated in proximity to one of three criteria:  business, residential, or recreation; prominently residential.  C-1 is the method of choice by staff and council.  Myers and Carson preferred the C-3 method, defined as:  market-based, no requirements for proximity other than 1-acre rezones must be separated by 1/2 mile.  Neighborhood commercial rezone must be along collector roads or larger.  Carson suggested the option of grocery stores or establishments in converted residential housing.  Council decided 24-hour convenience stores with a "limited line of goods" (like 7/11) and signage aesthetics unapproved by the Design Review Board would not be acceptable. Public Hearing is set for July19 at City Hall. 

For quite some time, Redmond City Council and city staff  have been studying and planning policy options for creating "neighborhood commercial" zones in our neighborhoods. Fewer car trips to downtown centers, conveniences, and neighborhood gathering places are a few goals.

A significant piece of Neighborhood Commercial policy is "implementation" of size, proximity and types of businesses in the neighborhoods. Councilmembers Allen, Vache, Margeson and Stilin firmly agreed to:  locating commercial within walking distance (~1/4 mile) of residential concentrations (12-30 housing units/parcel) and parks. (Option C-1)  (SEE UPDATE)
.
Preserving neighborhood character is paramount to council.  Councilmember John Stilin commented, "I'd rather have a neighborhood begging us to open up to development, than be pushed..."

Redmond Bike Park work party cancelled. Potential for appeal of Site Plan application

Redmond Bike Park - Credit Bob Yoder

Redmond Bike Park work party, scheduled for June 18 and 19, is cancelled until further notice. The City will announce a revised construction schedule as it comes available.

There is potential for an appeal of the site plan entitlement application to be filed. All design materials and the SEPA checklist for are posted on the project website at http://www.redmondbikepark.com/HOME.html  under the document library.

Over the past two years, the City worked with community members to determine how to legitimize dirt jumps built on City property. After a series of public meetings, field trips to other bike parks and trails and design workshops, the community approved plans developed by Hilride Progression Development Group. The design consists of five dirt-jump style trails for BMX and mountain bike riders. There will be a progression of trails from beginner to advanced, including a pump track that can be ridden by people of all skill levels.

The City has two partners on this project, Realize Redmond and Evergreen Mountain Bike Alliance. It is supported or sponsored by Bikes Belong, Specialized Bicycle Components through Pacific Bicycles Company, Whole Foods Market, Sun Belt Rentals, Transition Bicycles and Redline Bicycles.

For more information, visit the project website at www.redmond.gov/bikepark  or contact the project manager, Carolyn Hope at 425-556-2313 or cjhope@redmond.gov

C.O.R. Press Release
Photo by Yoder
Special thanks to Howard Frazier for reporting a broken link.

Residential Neighborhoods Are Subsidizing Stormwater Costs of Private Developments

UPDATED:  The Redmond Department of Natural Resources (DNR) is many things to many people.  DNR is division of Public Works, the largest department in the city.  Our utility bill pays for DNR's stormwater management costs and if you didn't notice, our rates have increased dramatically over the past few years.

Council recently held a study session on our Utility rates.  Council was pleased with the value DNR brings to sustainability of our environment; however, Councilman Cole complained Redmond has the #1 stormwater rate in the area.  For example, Bellevue's stormwater rate is less than half our rate.

Much of our high rate is attributable to a grandiose plan to build spend  $90,000,000 on two regional stormwater facilities - in Overlake and Downtown.   Commercial and high rise development costs will be significantly less since they will not have to build their own facilities or use their land.   Council, obviously pro-business, decided several years ago that the residential rate-payer would front most of these facilities costs, including the very high cost of  land acquisition.

My Thoughts on the New Evergreen ER Clinic at Bella Bottega, by Ray Anspach

My Thoughts on the New Evergreen ER Clinic at Bella Bottega

by Ray Anspach

When I bought my condo back in 1999, one of the things I really liked about it was the view it had of Mt Rainier. Pretty impressive even at this distance. I took solace in the fact that there was no undeveloped land immediately to the south of me. Instead, there was an essentially completed shopping center—Bella Botega. Why, even the new trees along 90th Street were in the optimum locations to give me a clear view for years to come. What a difference a decade makes!

In November 2009, I received a City Planning notice about a lot line change involving the vacant one-time Gray Barn Nursery building which is right across the street from me. (File No. L090474, dated 11/25/09) The notice called for moving its western lot line 20 ft to the west. Although it mentions demolition of the existing building and replacement with a new one, no specifics are given nor is any reference made to any other file describing the new building. As near as I could tell, by just eyeballing things, it appeared the lot line move would not impact my Rainier view.

'Neighborhood Meetings' Will Be Required In Redmond For Some Land Use Projects

Have you ever felt left-out of the land use review process or wanted to learn more about a development in Redmond?  Good news! 

This week, Redmond City Council  approved a new land use law that will require the developer hold a "neighborhood meeting" to meet with citizens about the project, listen to constructive input, and address citizen concerns and suggestions.  A city representative is required to be present to register participants and guarantee the review process.

For years neighborhood meetings have been suggested but not required -- usually leaving citizens hung out to dry.  No longer.   Effective in the Spring off 2011, one neighborhood meeting is required for all Preliminary Plats (10 or more lots) and smaller Short Plats (Type II) that meet any of the following criteria: 

• three or more lots
• have critical areas on the site
• are forested with 75% tree canopy. 

Under the old law, if a meeting was conducted it was usually held so late in the process that opportunity for any meaningful input with the developer was lost.   The new law says neighborhood meetings are required early in the process -- no later than 66 days past the project application.   In addition, the developer (or applicant) may hold the meeting prior to submitting his land use application.

You may wonder why a neighborhood meeting wasn't required for a the Evergreen Redmond Medical Plaza development.  Good question!  Any thoughts?   But, for now we can give thanks to the Code Re-Write Commission with a shout-out to Sue Stewart and Robert Pantley for recommending this code!  

Opinion By Bob Yoder

The City stalls on landscape maintenance at Camwest's "Perrigo Heights" development.

Updated 2/28/19:  Trees and shrubs were planted by Group Health for off-site mitigation from their development project.  Irrigation was installed.  Everything's grown up, it's all green and you can't  see the vault now!

Opinion:  The cement box photos show a "wet vault" (tagged with graffiti).  Vaults are designed to remove stormwater sediment and polluting chemicals.  This vault was built by Camwest Development, Inc. over two years ago as part of a 24-home "Perrigo Heights" urban forest housing project in Redmond. The vault was tagged with red graffiti in mid-January of this year.  This small photo was taken from the popular Ashford PED-BIKE Trail that connects 6 neighborhoods and two parks to three nearby schools.

VAULT SCREENING:  The city removed the graffiti (right photo) four weeks after it was reported to Mr. Fischer, a city development planner.  The deciduous saplings planted next to the vault by Camwest (see photo) will give no visual screening seven months of the year.   Furthermore, small deciduous trees create no physical barrier to graffiti vandals.   In response to citizen feedback, the city administration established a vague plan to install evergreen screening, as follows:

City Planner Steve Fischer said in a February email:

"I am working with other city staff to implement the planting of some evergreens between the trail and the vault. The response that I have received has all been positive so I am hopeful that that we can enhance the screening of the vault. This is still early on in the process so I do not have information about quantity or type of plant materials or when planting might take place. I am hopeful that I can begin to obtain answers to those questions in the coming weeks."  February 10, 2010.