Critical Area Ordinance, Public Hearing / Comment

 Great Blue Heron / credit John Reinke 
Sammamish River, Redmond, WA.   

Hello Planning Commissioners:

"I only caught part of your meeting last night, but it sounds like the State is requiring updates to the Critical Area Ordinance? 

As a college educated biologist -- similar to Mayor Angela Birney -- Critical Areas are important to me.   In the Ives Administration, I made "Species of Local Importance" and "Habitat of Local Importance" comments to the Planning Commission chaired by Mr. Snodgrass.  After much discussion, the commission decided on the Great Blue Heron (GBH) and Riparian habitat in which it lives.   

During Mayor Marchione's first term he proclaimed "Riparian as city Habitat of Importance".  In that Proclamation, he designated Riparian buffer protections for Class I  streams; Riparian is regulated.  (Check with Principle Planner Cathy Beam or the Public Records Dept. to verify.)    

Riparian habitat is the green band of vegetation that grows along our creeks and streams. Riparian habitat is critical for flood and erosion controls, stream water quality, endangered salmon and wildlife habitat and valued as a city asset.  Developers will use riparian as an amenity.  The cultural significance of riparian was unveiled when Lower Bear Creek was relocated and restored onto Indian lands dating back 10,000 years.  

  

The Snodgrass commission decided on the GBH as the city Species of Local Importance, without protections or any regulations.  I think, unless you change things, the GBH species designation is purely symbolic.  What tremendous cultural significance this wader bird brings to our city --  Redmond's LOGO of course, RTC's illuminated heron art, The Redmond & Marymoor rookeries, nature, education, beauty, and visible abundance. You know this!

I'm not sure where you are in the decision-making process.  Our natural environment could be the most significant asset we have in this city. Please continue to protect our critical Riparian habit and make provisions to celebrate the Big Bird." 

Respectfully,  

Bob Yoder 

written comment

meeting video, 4/10/2024

Cathy Beam, Redmond's environmental planner of 30 years announced her retirement at this meeting.  Cathy guided Redmond through the difficult years of  subdivisions, preliminary plats, master plans, public works projects, open space, and business development.  A kind, beloved professional, she will be missed and remembered.   

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

###

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.

Atmospheric River Flooding Event in Redmond, 12/5/2023

The December 4-7, 2023 atmospheric river dumped almost four inches of rain at SEA-TAC.  Peak rainfall was 1.83 inches on December 5th and 2.07 inches on December 6th.  

This video was taken just north and east of the Redmond Safeway store.  The city closes the trail during floods. The Avondale Bridge crosses Bear Creek upstream.  The bridge is a good location foe salmon watching. Deer have been seen in the riparian behind Safeway. It's also a hangout for homeless neighbors.  

This photo shows flooding south of Redmond Way behind Overlake Urgent Care.  Bear Creek is barely be seen in the distance, where the rusty bike/ped bridge ends. In preparation for light rail, the creek channel had to be altered, restored and the riparian was enhanced with tiny trees and shrubs.  White irrigation pipes were installed for the summers.  A video of flood plain activity is here.  

White pipes irrigate tiny shrubs of the Bear Creek floodplain 

 - Bob Yoder, 12/9/2023

"Bear Creek" posts from the blog search engine.

"Trees" posts 

"Land Use" posts 

"Opinion" posts 

Salmon Migrating towards Lake Sammamish

Drone photo (1 of 3) by Jason Sperling (Sept. 2022)

 "Migrating salmon navigating from Lake Washington, into the Sammamish River, heading to Lake Sammamish...west to east at this time of year."

-- William C. Leak, Kenmore Facebook Group 

Could some of these be Chinook migrating to Bear Creek?  

Posted by Yoder, 9/4/2023

Council Notes: Bicycle, Pedestrian, Vehicular Crashes

Notes from the Transportation Management Plan (TMP) Council / staff discussion:  

1. Video tape of discussion starts at 1:55 
2. Planners are updating the "Bicycle Design Guide Manual" to include "The Level of Traffic Stress" felt by bicyclists.  Few bicyclist ride through Avondale, Redmond Way, and Cleveland Street and other downtown roads.  The "comfort level" is poor in our downtown core; thus few bikes are seen.  Is there any road space for adding bike lane facilities?  
3. Council member David Carson brought attention to the Redmond Way/Eastlake Sammamish intersection as being challenging.  President Forsythe said she very rarely passes through there owing to her high level of stress.  
4. Bear Creek Parkway Trail will be an excellent gateway for bikers commuting to Redmond Town Center. 
5. President Forsythe asked for data on bike crashes in bike lanes, at intersections and with pedestrians. Staff didn't have the data.  Mayor Birney was present and had nothing to say.  
6. Councilmember Steve Fields was once a strong advocate for better bicycle facilities in Redmond; he had nothing to add, other than thanking the planners for the great job they are doing.  
7. Redmond is the "Bicycle Capital of the Northwest" during Derby Days only?  Population: 75,200.  

- Bob Yoder, opinion, 6/15/2023

The City Owns KFC Lot, Considers Extending Lease Five Years

NW Restaurants, Inc. operates the Kentucky Fried Chicken (KFC) restaurant located at 15802 Bear Creek Parkway on City of Redmond property under a lease that will expire on June 30, 2023. NW Restaurants wishes to continue leasing the property and has negotiated with staff for a proposed lease amendment extending the lease up to five years to June 30, 2028.  Council must approve the lease extension.

NW Restaurants, Inc. has operated the KFC restaurant under a lease with the previous property owners since 1971. In 2016 the City bought the property with the intent to facilitate the preservation of land needed to build a new street link connecting Redmond Way and 158th Ave. NE, and a new four-way intersection at Redmond Way and Bear Creek Parkway. These planned improvements are identified in the Redmond Transportation Master Plan, an element of the Redmond Comprehensive Plan.

Summary of the proposed lease amendment terms. The lease can be terminated by either party with 12 month notice.  Rent increases to $8,251/year in '23 - '24 from $6,559/year. 

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

Redmond Town Center's Heron Art

click pictures to enlarge

 

It's all a matter of perspective and taste. By night Fairbourne's RTC art installation draws you towards an amenity of the Center; its proximity to Bear Creek.  But in daylight, what's it trying to convey?  

(After dinner, our waitress at BJ's took our picture!) 

Bear Creek: An Oral History of a Changing Landscape / by Gary Smith

 Produced and Directed by Gary Smith in concert with the Redmond Historical Society

Gary Smith is Redmond's foremost "human and natural history volunteer."

Click on Gary's name to read articles on what he's accomplished and is doing now.

Opinion by B. Yoder

3/5/2023

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

Imagining a new town center

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

A partial summary of the proposed amendments appear as follows:

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

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

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

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

SOURCES:  

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

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

FAIRBOURNE Properties (owner)

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

Engage with the community and the owner HERE)

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

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

-- Bob Yoder, 2/23/23

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

A rendering of the new Redmond Town Center

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

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

3. Benefit:  Covered retail is already in place.   

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

.

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

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

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

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

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

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

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

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

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

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

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

UPDATED: The Sky's the Limit for Redmond Town Center Building Heights

This sign announces and invites the public to attend and comment at the WEDNESDAY. November, 2nd 7:00 p.m. Hearing about Redmond Town Center building heights. It is installed by the Applicant (Owner) Courtesy of City of Redmond  (click picture to enlarge)

 ATTENTION PUBLIC:  

The City of Redmond Planning Commission will hold a Public Hearing at Redmond City Hall Council Chambers, 15670 NE 85th Street, Redmond, Washington on WEDNESDAY November 2, 2022 at 7 p.m. 

**SUBJECT: Zoning Code Amendment  to provide incentives for additional height in exchange for public benefits, along with minor clarifications to Zone design standards.  

Your comments are encouraged!

•  Public comment can be made in-person at City Hall, Monday, November 2nd, 7 p.m.
•  Public Comment can be made by phone during the meeting by providing a name and phone number to PlanningCommission@redmond.gov now or no later than November 2nd, 5 p.m. 
• Written public comments should be submitted prior to the hearing by email to PlanningCommission@redmond.gov no later than 5 p.m. on the hearing date. 
• Comments are encouraged and should be sent by email or mail to the planningcommission@redmond.gov.
• or to: Planning Commission, MS:  P.O. Box 97010, Redmond, Washington, 98073. 

###

A  RESIDENT'S COMMENT TO THE PLANNING COMMISSION: 

What are "the benefits" residents will receive by agreeing to additional building height?  And, how high can the Applicant (Owner) build?  I've heard the Planning Commission and high-level staff are seriously considering 30-story buildings in Overlake Urban Center. They don't have an aquifer to worry about up there.  I've learned the Owner is very concerned about the aquifer interfering with his ability to build subterranean parking. So what are the benefits residents could receive if we give the owner one, two or three stories for above grade parking?  We should  be prepared for a maximum of 12-stories if not an additional 1-2 stories. Growth wins.  

Generous affordable housing is a must. Three and four room apartments for families, please. Other benefits:  8-10 foot pedestrian lit sidewalks with landscaping on either side, leading to plazas and alleys, children's play areas, a park for small dogs, food truck facilitation, outdoor art, interactive water fountains, covered retail and open space for community performances. Adequate street lighting. The scope and massing of two 12-foot and up buildings must be balanced and fit well.  Set-backs similar to Kirkland buildings.  Limit shading.  Wide mobility corridors connecting to Marymoor Village. A stop light at the SR520 Bear Creek Gateway.  Significant and creative landscape, trellised with green walls and green rooftop patio amenities.  Common areas within the buildings have cultural artwork. Walking tours to Lower Bear Creek look-outs. 10-foot plus street trees are necessary. A satellite "Safety Station" with police and mental health specialists overseeing the light rail station and e-scooters.  It's important the Redmond Town Center redevelopment be in character and compatible with the Legacy Nelson Village and the historic district. This could require 1-2 open houses.  If it's decided Nelson or RTC will be eclectic or have some other theme, then the Director of Planning should hold fast to growth unlike at Marymoor Village.  I have no problem with 12 stories if the Applicant provides most of these benefits, whistles and bells.  I don't think they should benefit from any more than two above surface parking levels.  Archer Hotel didn't benefit.  

 

FOR MORE INFORMATION about the proposed Redmond Town Center Code Amendment, Visit  redmond.gov/1860/Redmond-Town-Center. Write to the Planning Commissioners  if you have any serious comments and  questions, or would like to be a Party-of-Record on this proposal, please contact Glenn Coil, Senior Planner, 425-556-2742, gcoil@redmond.gov. A copy of the proposal is available at redmond.gov/Planning-Commission. If you are hearing or visually impaired, please notify Planning Department staff at 425-556-2441 one week in advance of the hearing to arrange for assistance.   

The City is not transparent about the "starting story" and maximum building height.  You have to dig into RZC 21.10.050  "Town Center Regulations and Incentive Standards"  to find the minimum and maximums. 

ACTION: Planning Commission gives their recommendation to Council on the proposed amendment to the Redmond Zoning Code.  Email:  PlanningCommission@redmond.gov.

Updated by Bob Yoder, 10/18/2022

Redmond Council May Approve $203,360 For Maintenance Of Stream Restoration Sites

The Washington Conservation Corps (WCC) maintains stream and habitat restoration sites throughout the City of Redmond. The WCC crew of six is subsidized by AmeriCorps for 2022- 23. The City of Redmond would pay the Washington Department of Ecology $203,360, a very good deal according to the Public Works Director.   

Courtesy of W.C.C.

Maintenance is a crucial activity to the success of restoration and mitigation associated with capital improvement projects. Approximately, 100-acres of restoration and maintenance sites are distributed around the City.  Below, are a few:  

• Conrad Olsen Park
• Confluence of Evans and Bear creeks
• Farrel McWhiterPark planting
• Mackey creek rehab.
• Lower Bear Creek
• Bear Creek at Keller Farm
• Sammamish River Riparian & Bear Creek.
• Sammamish River upland
• Riverwalk
• Willows Business Center stream daylighting
• Various Peters Creek work

A detailed mapping of all the maintenance and restoration sites is HERE.  

Maintenance of restoration sites involves control of invasive weeds, litter patrol, replacement planting, and other activities important to overall project success. This regular site maintenance enhances already completed projects, building on the initial investment, as well as improving the aesthetics of sites. 

WCC members are typically college-age students learning restoration techniques and gaining job skills. A crew consists of six staff that work a 40-hour work week, for 41 weeks, primarily managing noxious weeds and installing replacement plantings at City capital improvement projects. 

In addition, the crew helps with volunteer events, native tree planting, habitat assessment, small stream maintenance projects, site monitoring, and de-fishing stream projects. 

-- Posted by Bob Yoder, 10/2/2022

Source:  Public Works Council Committee of the Whole, 10/2/4/2022

The Salmon Seeson is Upon Us!

Redmond resident John Reinke has seen salmon migrating upstream from three Redmond bridge locations:  1) Redmond Way bridge, 2) Connector Trestle bridge, and  3) the Union Hill St. bridge. 9/25/2022 report.  When the October rains come expect migrations in force up the Sammamish River and Bear Creek bridges to Juel Park, the 95th Street bridge, into Woodinville and Cottage Lake to spawn.    

ISSAQUAH SALMON DAY FESTIVAL, October 1-2.  Awesome event!  Don't miss it! 🐟🐟🐟

"Save the Salmon" is an advocacy group to protect Lake Sammamish salmon. Great website.

10/1/2022

City of Redmond Rechanneling Bear Creek

 

Redmond's Bear Creek

Bear Creek has been slowly migrating into the Avondale Road embankment north of Novelty Hill Road causing the embankment to settle and undercut the sidewalk.

This project will restore and enhance a section of Bear Creek by re-channeling it, installing large woody debris, creating a side channel or backwater habitat, and restoring the buffer with native plantings. As part of the restoration, existing riprap boulders and a PSE guidewire will be removed.

The project will also stabilize the embankment and repair existing stormwater outfalls that are damaged.

SEPA information for this project can be found on the Avondale Road Bank Erosion page.

Posted by Bob Yoder, 9/29/2022

The Redmond "Heron Rookery"

 

The Heron rookery, minus birds and trees

My wife and puppy are in the middle-third of this large unforested portion of the Heron Rookery.  There's a lot of dirt behind me that you can't see.  Unfortunately, the trees that once stood there are gone.  No one seems to know why the trees died off. A quandary, since there are no stumps. 

 

A must see short video on the history of the herons and rookery forest is HERE. 

The 4.6 acre open space site is located on the southwest corner of Bear Creek Parkway and Leary Way in Redmond, Washington. It stands at the entrance to Downtown Redmond and features what's left of an urban forest and a trail that runs through the middle.  The city lists it as a park with use for hiking.  

The infamous Workshop Tavern, long torn down abutted the rookery.  It was an historic establishment serving Redmond's first hamburgers and beer.

"Bear Creek Bridge" Connects Trails

The middle of the bridge is right over Bear Creek.
Two cranes positioned the bridge / credit B. Yoder
Click the image to enlarge - do you see the creek?

Thank you for your inquiry, Bob.  The bridge is a new pedestrian and bike bridge that will cross Bear Creek and connect the East Lake Sammamish Trail to the Bear Creek Trail. It is being constructed as part of the Sound Transit project.

For more information on Sound Transit and the system expansion in our regional areas, please visit https://www.soundtransit.org/system-expansion.

Please let me know if there is anything else I can assist with.

Thank you,
Heather Burtsche
Customer Experience
info@redmond.gov

UPDATED: Affordable, Pleasant Housing At "Friendly Village"

The Village is surrounded by nature.  
Restored Bear Creek runs through the Village. Homes on right / credit: Yoder
(click to enlarge)

I was kibitzing with long-time resident John Oftebro at the Derby Days Historical Society booth.  I found myself at a loss when the subject of the "Friendly Village" came up.  

Fast forward:  Last week, on a sweltering day Pam, I and Zoey took a ride to the Friendly Village.  Driving east on NE 95th Street (also known as Conrad Olsen Road on Google maps,) the Friendly Village, 55-plus mobile home park, immediately came into view. The Village opened in 1971.

I was surprised by the beautiful landscaping, an old growth tree, and the attractive, well-maintained homes.  The varied amenities include a common hall, fenced dog park, new pool, and salmon-bearing Bear Creek running through the 40-acre parcel.  

In the common hall, I bumped into Mary, a kind lady and long-time resident of the park.  She was selecting gleaned groceries from the food service area. 

I really enjoyed my conversation with Mary.  She pointed towards the creek saying the land was first a "wash" and later a turkey farm.  She is happy her home is creekside.  Mary said Ms. McRedmond, a descendent of the McRedmond founders used to live in the Village.  She now lives a bit east on Conrad Olsen Road. Mary suggested I knock on her door.  It's possible, Ms. McRedmond may still be going to the Redmond Cafe once a week.

The Village, including 224 pads, was purchased by the King County Housing Authority (KCHA) in 2017.  The Housing Authority apparently charges $850/month per pad. Some utilities are covered. The county also gets credits for housing seniors.  Mary said the Village is a "cash cow" for the county.

Village living is affordable, attractive, and green.  Home prices are roughly $90k - $375k (RMAX)  

-- Bob Yoder, 7/31/2022

EXTRA!  FOR SALMON WATCHERS:  The City of Redmond's NE 95th Street Bridge Bear Creek Enhancement Site  (excellent map.)  The Bridge is a great  place for viewing salmon (Sept.-Nov.) 

Updated, 7/21/2022 Imagining Town Center's Redevelopment

Pam relaxing on our way to the Center after dinner at BJ's / credit Bob Yoder / click to enlarge

 

Check this out: As we walked through Redmond Town Center today enjoying the VALA Eastside Arts Festival we found this beautiful plaza walkway.  Former Mayor Ives calls it "a sliver of oasis."  The landscaping is gorgeous (and even more so with my wife in the scene!)  Almost a promenade, it separates two large parking lots functioning as a pedestrian friendly Town Center connecter.  (But where are the pedestrians?)  The row of benches and potted flowers are a great ornamental touch to the beautiful, treed  landscaping. Notice the lamp posts.  

I've become more aware of Redmond Town Center (RTC) since word got out the new owner, President David Harvey of Fairbourne Properties, LLC is planning a "re-make."  In fact, if you can believe it, RTC was built in 1997 and is a quarter century old.  The structure is sound and architecture modern but it's 2022, and light rail is coming, along with thousands of jobs.

According to a Mr. Harvey's letter to Council,  "Fairbourne will make much-needed capital investments including streetscapes, entry points, and the center-facing downtown, the new Light Rail station, landscaping and pedestrian access and building facades." Before & after renderings of  the entry points show off exciting, creative improvements.   

Harvey says his intent is not to "tear it down and start over."  This may be the case for the most part,  but once the parking lots (either side of my wife) are dozed this attractive walkway could go with it.  

It's rumored 12+-story building(s) with lots of commercial and some residential may be sited on these old parking lots.  One or two levels of public parking is a possibility.  A "SR 520 gateway" at Bear Creek Parkway could improve vehicular circulation.

The good news?  According to Mr. Harvey, "20% of new units would be priced at more affordable rents using the city's inclusionary and Multifamily Tax Exemption programs."  Fairbourne can do better.

Harvey sees an opportunity to "elevate Town Center above the Bellevue Square of the Eastside."  He wants to "keep it as a homebase for local restaurants and shops as well as unique national tenants."  His goal is to double restaurant space.  Retail space?  Unknown.  Could there be indoor shopping and recreational space? 

The Arts Festival was a fun stroll, meeting friends along the way.  It will be open again tomorrow, along with Derby Days.  Cheers!

-- Bob Yoder, 7/8/2022

Source:  Letter to Redmond City Council Members, Co-Signed by David Harvey, President Fairbourne Properties and Patrick Woodruff, Managing Director, Pacific NW Hines Interests. April 8, 2022 

The Challenges Of Crafting Redmond Tree Regulations

AustinChronicle.com

It's been a long 24 years since a Redmond updated our Tree Regulations.  Trees are a big part of our culture.  They populate our parks, open spaces, trails, neighborhoods, and even downtown with greenery. They contribute to the riparian habitat of Bear Creek's salmon. We cherish them for their ecological benefits.  A few of our treed parks and trails are regional destinations. 

City Council, the Planning Commission, expert city staff, and community volunteers worked long and hard - 1.5 years in fact - to update the tree regulations.  Council was willing to approve the proposed regulations but unfortunately a Master Builder lawsuit against Kirkland's new tree regulations caused them to delay.  Read Mayor Birney's response at the end of this article.  

Redmond's proposed Tree Regulation Update took ~ 12 meetings!

The Update is a lot about tree replacements and penalties:   

• For every one Landmark tree (30 inches or more) removed, six "replacement trees" (saplings) must be planted either on-site, off-site, or fee in-lieu. ($2,000.) in that order.
• For every one "Significant" tree  (6 inches in diameter at breast height) removed three saplings must be planted either on-site, off-site, or fee in-lieu ($500) in that order.
• The idea is to build canopy.  Redmond's goal is 40% canopy.  Canopy provides  cooling, carbon sequestration, wildlife habitat, aesthetics, raises property values, improves mental health, lowers blood pressure and more. Most Washington cities have a 40% canopy goal.
• For each tree removed illegally by topping the contractor's penalty will be tripled. 
• Single Family Homes don't qualify for off-site or fee-in lieu options. Saplings must be shoe-horned into the parcel.  If an evergreen is removed, it must be replaced by a six-foot evergreen tree.  The requirements can never be enforced; no penalties. 
• Find the proposed updates here:  www.LetsConnectRedmond.com/Trees

The "Master Builders of King and Snohomish County" argument against Redmond's Update is, in part: 

1. "Redmond is at odds with another critically important goal for the community (and requirement under the Growth Management Act.); insuring adequate supply of housing."
2. "Concerned enhanced retention and replacement requirements will significantly increase review times and construction costs; hampering new home construction and driving up costs."  
3. "This will make it increasingly difficult for the City to meet it's own housing targets and provide a range of affordable housing options."
4. "The trees are getting the same protection as critical areas."
5.  "Reconsider a 40% canopy requirement since "American Forest" in 2017 no longer recognizes this as standard."  
6. "The Growth Management Act requires Redmond to responsibly provide dense housing totaling 8897 units by 2040."  

The Master Builder lawsuit against Kirkland's Tree Regulation Update as described by Mayor Birney (edited excerpt.)

Mayor Birney:  "The Master Builders claim Kirkland's tree protection ordinance violates the Growth Management Act (GMA) because it failed to consider private property rights, created vague implementation standards, treated trees like critical areas without consideration of Best Available Science and will decrease housing production. 

Mayor Birney:  "Although we do not believe these arguments have merit, staff want to take the "Growth Management Hearings Board" conclusions into account before finalizing the ordinance for Council approval. The final Board decision on the matter is expected in November.  In the meantime, staff are proposing to update the Redmond fee schedule for tree replacement and the enforcement codes to ensure that unpermitted removal is appropriately deterred until the substantive regulations can be finalized for Council adoption early in 2023."

Owing to the strength of the Planning Director's advice to Council, it was decided not to take action on the Proposal until November at which time the Kirkland law suit will be resolved. Council will wait until early January before implementing the new ordinance. In the process of this timeline, developers will be vested under the more lenient ordinance for over 2.3 years. Hmm, how much canopy will be removed before the new more restrictive ordinance takes place?

The Planning Director will not hire a "Code Compliance Officer."

-- Bob Yoder, 6/29/2022

For details on penalties for illegal tree removal, and to comment  "Read More"

Updated, 5/29: ATTENTION TREE HUGGERS: Council To Act On Neighborhood "Tree Regulations Update," June, 7th

 

Twenty-eight inch Significant tree too close to our house / photo Yoder

Redmond City Council will make a decision on the proposed "Tree Regulations Update," Tuesday, June 7, 2022 at 7:00pm, City Hall. If you can't make it to their meeting to give testimony (4 minutes) email your comments to: MayorCouncil@redmond.gov. 

RESOURCES:  

Most of the improvements from the proposed updates are directed to large developments. For example, penalties are tripled for topping trees in native growth easements. And, replacement tree requirements for landmark removals are increased three-fold. Single Family Homes receive few benefits from the update. I've included some resources for assistance in sending comments to Council. Email: Council@redmond.gov.

ATTENTION:  PROPOSED TECHNICAL TREE REGULATIONS RELEVENT TO DEVELOPERS (RCZ 21.72) AND INCLUDING SINGLE FAMILY HOME REGULATIIONS, BELOW:   

1) Tree Replacement requirements for Single Family Homeowners:  For every "landmark tree" removed (MINIMUM 30 INCHES DIAMETER) three replacement trees are required. For every "significant tree" removed (6 inch diameter) one replacement tree is required. Minimum sizes for replacement trees shall be two-and-one-half-inch caliper for deciduous trees and six feet in height for evergreen trees.  

2) City of Redmond Residential Tree Removal Application. One heathy landmark tree may be removed every 365 days by deviation request and/or two "significant" trees may be removed every 365 days on a 10,000 sf lot.

Enforcement: All single family home permits are "enforceable" but are not enforced;  They have no teeth.  No fines, no penalties, no off-site planting or fee-in-lieu alternatives.   

3) Single Family Homeowners support the Tree Canopy Strategic Plan by monitoring canopy changes against a citywide target of 40% coverage over 30 years. 

Redmond's Tree Canopy by neighborhood:  January 2019  (dated, over three years ago.)

Rose Hill/Willows:  49.9%, Idylwood: 40.3%, Education Hill: 40%, Bear Creek: 38.5%, Grass Lawn:  37.6%, North Redmond, 36.5%, Overlake:  31.7%,  Downtown: 19.3%, Sammamish Valley: 17.2%, SE Redmond:  15.3%, Major deforestation in North Redmond. 

4) "The Director of Planning & Community Development may consider smaller-sized replacement trees if:  the applicant is a single-family homeowner applying for a tree removal permit and the homeowner will plant the replacement tree(s) versus hiring a contractor. In this case, the homeowner may request a waiver as part of the tree removal permit to have the size at installation of a deciduous replacement tree reduced to five-to-ten gallon sized trees. There is no waiver for size at installation for evergreen trees. The minimum size for evergreen replacements is six feet tall."

When is a tree removal permit required?

City of Redmond Residential Tree Removal Permit:  No permit fee.

-- Bob Yoder, 5/18/22

Questions?

Contact Cathy Beam, Principal Planner

cbeam@redmond.gov

425-556-2429