Showing posts sorted by relevance for query land use. Sort by date Show all posts
Showing posts sorted by relevance for query land use. Sort by date Show all posts

Thursday, May 14, 2009

OPINION PART ONE: "Moving Redmond Forward" on Land Use Appeal Decisions



Kirkland, Bellevue, Sammamish, Issaquah, Woodinville, Mercer Island, Seattle, Edmonds, Everett all use the King County Superior Court land use appeals. Redmond still uses City Council for land use appeals.

According to Rob Odle, Redmond Planning and Development Director, in the mid-90's, most cities abandoned the council Q-J land use appeal process for appeals by the King County Superior Court.

OPINION UPDATED, 5/17, Opinion: "Moving Redmond Forward" was Mayor John Marchione's #1 campaign slogan when he was running for office two years ago. John has been living up to his promise, unfortunately not the Council majority. The Council "majority" just moved Redmond two steps back during a conversation on Land Use Appeal Decision process in their last council meeting.

The council majority of David Carson, Richard Cole, Pat Vache' and Hank Myers took a straw vote, tallied by Carson, to keep their dated "quasi-judicial role" for preliminary plats. The quasi-judicial (q-j) role gives Council powerful legal and legislative appeal authority over a city-designated land use attorney's decision. (Hearing Examiner.)

After hours of deliberation in two Committee meetings last year, Councilmembers Hank Margeson and Kimberly Allen offered reasons to move our city forward in utilizing the King County Superior Court rather than keeping Council for land use appeals. Only Redmond and Bothell rely on Council for initial appeal decisions in our area. Below are reasons for moving forward:
  • Redmond's present appeal process requires Council by law to thoroughly review every page, document, and blueprint in the Hearing Examiner's file for accuracy beyond reasonable doubt.
  • Council is not legally qualified, nor has the time, to thoroughly review the Examiner's file for inaccuracies.
  • Society is more litigious and will challenge Council's ability to craft a correct Record. The City is liable and vulnerable to expensive, drawn-out lawsuits by appellants and landowners.
  • During land use decisions, which can take over a year, citizens are not allowed to communicate with their councilmembers about the project. When legislative mistakes of interpreting Land Use Code are made, Council cannot fix the problem up-front, by mediation, or in a pre-hearing meeting. Participation, citizen/landowner engagement, and transparency are severely limited by a WALL between the People and their Representatives.
The land use decisions subject to council's Q-J appeal process are called "Preliminary Plats". Some examples of Preliminary Plat appeals in Redmond gone a muck are: CAMWEST'S Perrigo Heights, CAMWEST'S Pearce, Shauhanessy, and CAMWEST'S Tyler Creek - all of which were strung out by Council's legal and legislative interpretations of a poorly crafted Examiner Record.

PART TWO, 5/20/09, "Thoughts on Redmond's Land Use Appeal Policy"
PART THREE: on "Moving Redmond Forward on Land Use Appeal Decisions" will focus on significant Preliminary Plat mistakes and unintended consequences from Redmond's Q-J process.
Chair Margeson's Planning and Public Works Committee meeting, 11/08
Chair Margeson's Planning and Public Works Committee meeting, 07/08

Wednesday, May 20, 2009

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"

Wednesday, August 5, 2009

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

Wednesday, April 2, 2014

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

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


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

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

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

Reported by Bob Yoder

Friday, November 9, 2007

2/8/07, Public notice improvements & land-use review advocacy - council review


7/07NEW PUBLIC NOTICE LAND-USE POLICY!! href= "http://www.redmond.gov/insidecityhall/citycouncil/20070717pdfs/VII1.pdf
THANK YOU JOHN RESHA - AND YOUR COMMITTEE (ALLEN,VACHE,COLE,MCCORMICK) AND MR. ODLE. -----------------------------------------------------------------------------------------------3/13 UPDATE - AT BOTTOM-------------------Regarding: Citizen Land Use Advocate:Credit goes to Sue Stewart for the idea of "citizen advocate" to facilitate land use reviews and represent citizens during reviews. Sue is an Education Hill neighbor and Chair of Redmond Parks Board. Praise goes to Council member John Resha for acting on the idea. John is holding a meeting this Thursday 2/22, 4:30 at Council chambers to consider implementing the concept. John changed the date from 2/21 a day before the meeting. --------------------------------------------------------------------------------------------from Kimberly Allen, Redmond Council member, 2/8/2007 [Kimberly's comments are posted in the "Notable Comments & Quotes..." blog]Hi Bob, "Congratulations again! I am very excited about the land use review process getting official Council attention and wider exposure through the Reporter. I have been raising this issue since I was a Planning Commissioner--we can do a much better job with our public outreach in land use. Mr. Resha has some innovative ideas around the need for neighborhood advocates in the Planning process and I have long concurred with that need. So, while I was not appointed to the Council's Planning and Public Works Committee, I will indeed be participating in the conversation on the 21st where I will raise the additional problems of public access to planning documents as well as the City's responsibility to educate the public on this often befuddling and obscure process. Kirkland's website is an excellent model for us--no need to reinvent the wheel to get this job done."Looking forward to your column.Kim--------------------------------------------------------------------------------------------------------------------------------------------Sue Stewart, 7/4/2005 - "In the same way the Real Estate industry has adopted the practice of Buyer and Seller Agents, how can we in all fairness, expect a City Project Manager to meet the needs of both the developer and the community without sacrificing one over the other. We need to have a staff position that is a neighborhood advocate, educating and guiding the neighborhood in a comprehensive review of the process and all of the next steps and appeals available to them. Ethically, no matter how well intentioned anyone tries to be/wants to be, it can't be done and serve both sides appropriately. BUT, let me quickly stipulate that I am not casting any dispersions on Staff. Staff was professional. As an alternative to a Resident Advocate, at minimum, the City should provide community groups a comprehensive, written, step-by-step process with references and footnotes to the technical requirements and file this document online." [full speech to Council is found on ED HILL Group - front page of this site.]----------------------------------------------------------------------------------------------------------------City of Kirkland's helpful permit web site is: http://www.kirklandpermits.net/tm_web/This site is used by 11 local cities: http://www.mybuildingpermit.com/home/default.asp---------------------------------------------------------------------------------------------------------------3/13/07 UPDATEThe Council Planning a Public Works Committee meeting was impressive and well attended by staff and council and 5 citizens, though not much was accomplished. John Resha did not attend owing to work commitments. Rob Odle, Director of Planning and Development, ran the meeting and presented overheads on two approved projects -- Tyler Creek and Hampton. Two citizens living next to Tyler Creek complained of lack of parking, loss of trees, traffic, inequities of the comprehensive zoning process of 1993 when densities were changed from R-1 to R-4 with little public knowledge.-I complained about the destruction of a neighborhood view corridor by the Hampton short plat project. Mr. Resha's house and neighborhood is only 10 feet away (plus a detention pond) from the Hampton project . The towering houses are totally incompatible with Resha's neighborhood. The project was built on a steep slope. EMS services and parking will be compromised. -Mr. Odle addressed the absence of Neighborhood Meetings for short plats suggesting he may even change the code to require neighborhood meetings. I'll believe it when I see it. More likely, staff will request developers to hold meetings. Currently, only one Neighborhood Meeting is being held for Preliminary Plats and PRD's e.g. Shaughnessy.Individual citizen comments at the Shaughnessy plat meeting were not recorded --- other than "some notes", per Fischer. -Staff attending: Almond (transportation), Franklin (Development), Fischer (Development), Files (clerk), Black (Development), Odle (Planning & Development Director), and Ives, an others. Council attending: Vache, McCormick, Allen, Cole. ---------------------------------------------------------------------------------------------------------------5/6/07 UPDATE: re: the 3rd meeting. No decisions made in writing about Neighborhood meetings. Only talk about requiring one neighborhood meeting for short plats the size of 3-9 lots; and requiring neighborhood meetings for "critical areas". No talk about requiring Neighborhood Meetings for TYPE III preliminary plats...much more common land use. Only one other citizen showed up (Stewart) and two boy scouts. We started out with an aggregate of over 8 citizens; bureacratic process has worn every citizen down and out.! This is not a process to encourage creative participation by citizens! Resha's statement at the dais, 5/5, totally eliminated my desire for further participation. He's sending our record onto the PC. I've been there, done that! Not again! I recommended they use the City of Kirkland notices of application and hearing as a template for redesigning our notices. Kirkland gives notice under the same state laws as we do and they don't cut off comments to 14 days. The layperson can reead them with understanding. In conclusion, citizen Focus Groups with one staff member and one elected & possible one commissioner would get these citizen jobs done with much less citizen attrition and more effectiveness. 7/17/07 -- Mr. Resha presented his finished product on public notice improvements to council and it was accepted 7-0. Some follow-up will be required by the PC and staff. Key points: NOA will be sent to all residents (not just owners), Legibility of Vicinity and site plan maps improved, Neighborhood meetings for short plats, CLARIFY "COMMENTS DUE DATE" to reflect that staff will accept comments until decision or hearing date! Better use of web links. Tree preservation Plan included with NOA. THANK YOU JOHN RESHA!! and Mr. Odle.

Wednesday, August 12, 2009

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

Saturday, June 13, 2009

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.

Saturday, November 10, 2007

7/7/07 Mayor Ives could have partnered AND negotiated to save Perrigo Woods




7/18/07 During last night's Council meeting regarding Perrigo Heights easement, Councilwoman Kim Allen voiced concerns for the three, long 20-30 foot wide easements that had been stripped clean of all trees. The easements are for sewer, stormwater and water pipes. CAMWEST indicated that new trees would be planted on these easements. I don't think so! as I recall, common construction practices are to plant only native vegetation cover, NOT trees -- because tree roots can work their way into the pipes. Question: why didn't the Director of Public Works or the Senior Planner approach the podium to clarify Camwest's answer. If not for Councilwoman Kim Allen then the viewing public ? ??

Stormwater piping will be trenched under an ancient Snoqualmie Indian village site directly into Perrigo Creek. The stormwater will be released downstream from the wetland into Perrigo Creek. Thus, all rainwater from the forest (now the development) will be diverted away from the wetlands! With the trees stripped, sun is now "feeding" invasive plants in the wetlands. The wetlands are drying; possibly now slowing "dying". Public Works and Parks have been notified and will monitor this Priority park wetland resource.

Thursday, January 19, 2023

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

 

Carol Helland, Director of Planning & Community Development 

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

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

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

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

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

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

Let's make Redmond better together.

-- Bob Yoder
   Editor, Reporter and Scribbler, Redmond Neighborhood Blog    
   1/21/2023

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

Monday, April 4, 2011

LETTER: BP/Arco Fuel Line Runs the Border of Proposed Rose Hill JH School

Underground pipeline
By Grayling Gentry, district parent

LETTER:  Here is a brief article that I hope you might consider publishing at redmondblog.org, preferably before the Tuesday [and Wednesday night] public input meeting at Rose Hill Junior High.  (4/5 and 4/6, 7:00 PM)

According to City of Redmond Ordinance 2136, signed into law in 2002 in the wake of the Bellingham pipeline tragedy, the Rose Hill Junior High acreage may not be a suitable site for any school, modernized or not. The school property is home to the Olympic (now BP/Arco) hazardous fuel pipeline, which runs north to south along its eastern boundary. This defines Rose Hill Junior High as a "high consequence use," which is another way to say that risk of injury and death to quite a few people would be imminent in the event of a pipeline breach.

Consisting of 16" and 20" diameter steel pipes of .281" thickness that lie 30" to 40" underground, the pipeline was built in 1965 -- just three years before the school. It is now 46 years old and has gone through the Nisqually earthquake and possibly other stress-producing events. How safe is it? PSE in 2010 agreed to replace its 1970s-era steel natural gas pipelines after a fatal explosion in a Bellevue residence resulted from gas leakage due to pipe corrosion. The Rose Hill Junior High pipeline, an extension of that fateful Bellingham line, carries diesel, aviation fuel (kerosene) and gasoline at pressures up to 1440 psi. Without physically examining the pipes, there is no way to know how they are holding up.

City of Redmond's stated purpose in enacting this ordinance is to "avoid exposing land uses with high on-site populations that are difficult to evacuate and land uses that serve emergency functions to risk of injury or damage in the event of a pipeline failure." Among other responsibilities, the ordinance charges the city with holding community safety meetings every two years, but none has been offered in the 22 years I have lived in my home, just a few hundred feet from the pipeline. By putting the new school closer to the pipeline and increasing its population from 438 to 900 (plus an additional 80 staff), City of Redmond is ignoring its own law and allowing LWSD to put the lives of countless children and staff at increased risk.  Read More >>

Thursday, November 8, 2007

9/6/2006, Citizen Guide to City of Redmond Government


The photo is of City of Redmond, WA council members of the year 2006: John (Pat) Vache, Kimberly Allen, John Marchione, Jim Robinson, John Resha, Nancy McCormick
(Pres.), Richard Cole.

My entry today is in memory of my Dad and his good works for his community. September 28 is the birthday of my father, Joseph D. Yoder, Jr., an appointed & elected 'city councilman', Public Works Committee, Village of Tequesta, Florida.

Council members get paid about $800/month. I'm guessing they may put in 25 hours of work a week, maybe more. The "council core" is McCormick, Cole, and Robinson. They have been members for over 20 years each. Nancy McCormick, past planning commissioner, from Montana, is President of council. Pat Vache is Vice President. Mr. Richard Cole is a past planning commissioner and was Council President prior to Ms. McCormick and lives in North Redmond.

Vice President Vache goes back to the days when the Planning Commission was first formed in Redmond. During Mayor Himes term he supported keeping the Redmond Golf Course. He was appointed by the Mayor in 2003 and elected in 2006. He works at a small business and lives off of NE 116th Street, a view corridor. He avidly supports the development community, as does Cole and McCormick.

Councilman Jim Robinson is slightly moderate. I've revised my opinion on his stance on growth. He is definitely pro-growth though did vote against the "steep-slope exception" which allows utilities on steep slopes. He was on the Sensitive Area Ordinance CAC years ago. At the Critical Area Ordinance Public Hearing he motioned to keep the wetland buffers to remain unchanged -- narrow. (No one seconded).

Jim works in a cubicle for Boeing in procurement as a financial analyst and is proud of his worldly travels. He lives in the View Point Neighborhood adjacent to Marymoor Park. Among Mr. Robinson's contributions to the city are close relationships with Mayor Ives and her staff....dedication and intellect. He appears sensitive to the "green" element but as Council Park's Chair he did not push to negotiate for Perrigo Heights acquisition.

I think Jim was first on council to acknowledge global warming. Jim voted against the financing scheme for the new City Hall. He labeled City Hall art "razor blades" and lost support of the Arts Commission Co-Chair.

Planning commissioners Charlie McCarthy and Martin Snodgrass, strong pro-growth planning commissioners, have endorsed Jim in his run for Mayor. Planning commissioners Parnell and Querry endorsed Jim; Parnell, McCarthy, and Snodgrass voted against the designation "Riparian Habitat of Local Importance". Mayor Ives recently endorsed Mr. Robinson, as well as Mr. John Couch, 30-year Parks Director. With the exception of Ms. Allen, it appears THE OLD GUARD is backing Jim in his race for Mayor.

Mr. Cole is a retired Boeing CPA and tends to be the council penny pincher. His values of pragmatism, frugality, and independent thought. Unfortunately, Cole's decision-making skills often compromise and his decisions can be abrupt. Mr. Cole is resourceful and considers himself a nerd on news. An autocrat by nature he can be unbending and single-minded during deliberations, especially with Rosemarie present. He is pro-growth.

With the Microsoft agreement to accommodate 12000 new workers to Redmond within the next ten years it is impossible for any candidate not to accept growth. 

Ms. Nancy McCormick is retired from the insurance business with strong connections to business, though she plays the neighborhood advocate well and does care. Years ago, Nancy was a planning commissioner. Her ego will occasionally rise up and overshadow planning and park commission advice.

MISC: Cole and Vache are on the Board of the Chamber of Commerce. Cole and McCormick both have strong survival instincts and attentiveness to the people. Cole and McCormick have been the target of divisive criticism from Mayor Rosemarie Ives. Robinson has a good sense of humor and wit and Marchione will make you chuckle occasionally. A good sense of humor goes a LONG way during boring government meetings, especially if you watch as many as I.

Messrs. Marchione, Resha, and Ms. Allen all live on Education Hill and are the junior councilmembers with Allen being elected in 2006.  

Ms. Allen was a highly respected planning commissioner by her peers and the mayor and was an attorney from Scottsdale a few years back. She is a moderate, a "compromiser" and more than any councilmember has fresh ideas about how and why to involve the public in decision-making. She has the ability to get to the root of an issue and get beyond 'ego'.

Mr. John Resha is a bright, young, complex council member enthusiastic about his role. He withdrew from the 2007 Election citing need for quality family time. He plans to continue public service. He promotes public engagement.

Mr. Resha's neighborhood was negatively impacted last year when a short plat with towering homes was constructed with only a 5 foot setback from the neighborhood backyards. Sadly, his neighborhood view corridor was destroyed along with backyard privacy. A For Sale sign is on his property (6/07). Though Mr. Resha dislikes regulation, It's too bad Mr. Resha's neighborhood didn't have the same opportunity as N. Redmond CAC to regulate the "look and feel" standards for their community. It's possible Mr. Resha carries some "baggage" to the dais on certain neighborhood issues, perhaps as a result of this neighborhood design flaw.

Mr. Resha is an "expert" on transportation issues and works for a "traffic association" (WSDOT?) - He was Parks Chair during the Perrigo Heights march and 3.5 acre acquisition. I think John adds a valuable perspective to the Council and works hard with creativity, smarts and compassion for Redmond and the neighborhoods. John announced June, 2007 he would not run for a second council term. John spearheaded a new land-use Public Notice policy measure to improve neighborhood awareness of land-use process.

Mr. John Marchione is an amiable, bright first-time councilman. He has been very active in Hartman Park Little League with his family. I think he was past President of the league. John has been CFO of the Meydenbauer Center for 10 years. He is influenced by the development community however chooses to proactively shape growth rather than "be shaped". John is a leader on city finance and budget issues and currently Council Chair of Finance. John is probably the most capable candidate for managing staff and keeping costs in line. Burnstead and the and Eastside Business Assoc. endorse him as well as the neighborhoods. He supports the intersection light at 104th & 166th but appears undecided about the re-channelization of 166th. Ms. Vache is his campaign manager with Cole & McCormick & Resha & Vache supporting him in his bid for Mayor. Council candidates Margeson, Conlin, and Carson endorse John. Marchione has strong regional presence.

Marchione is a Board Member of the Cascade Water Alliance -- an important muli-jurisdictional organization responsible for assuring our water supply in years to come. The mayors of Kirkland, Bellevue and Duvall endorse John. Mayor Ives does not. Like his mother, past-Mayor Doreen Marchione, John has strong "administrative" skill sets. I think his degree is in Public Administration. Of bureaucratic bent (job, education) Mr. Marchione is appearing more involved in contributing to outcomes of cultural initiatives. He appears to make decisions and "vision" by exploring the collective inputs of Redmond's diverse citizenry. John leads by consensus-building. He style is "management- decision-maker" rather than the "charismatic-delegation-style" of Mayor Ives.

Honorable Councilwoman Kim Allen kallen@redmond.gov is the cities newest council member. (6/07). She was supported by Rosemarie Ives during her Election a couple years back. Last time I checked, Ms. Allen was endorsing Mr. Robinson. Kimberly is a lawyer and she is smart. Kim moved up from Scottsdale, AZ about six years ago. She was a leader on the Planning Commission for a few years and was endorsed by all 6 commissioners in her run for council. (Mayor Ives appointed the commissioners and council approved). Ms. Allen is a strong advocate for any citizen that speaks up for the betterment of the city.

One of Allen's goals is to upgrade our city website. My Neighborhood blog probably wouldn't exist without her encouragement. She is a strong defender of Citizen Advisory Committees. She is upset with the "blanket" land-use zoning 12 years ago that led to the Perrigo Heights, Avondale Crest, and Tyler Creek project mistakes. Kim is a strong advocate for reworking city Public Notice policy to improve public participation in land-use project. I could easily go on about all the good Kim has brought to Redmond in only 2-years.

Ms. Holly Plackett has been one of Redmond's most dedicated public servants over recent years. She was a Redmond planning commissioner for 6 years and councilwoman for 4 years. She lost her council seat when running unsuccessfully against Mayor Ives in the Election prior to 2007. She wants to make staff support and information more accessible to council than Mayor Ives did. Holly wants to restore trust in the Administration. She wants an audit of the city books. She is pro-neighborhood wanting citizens involved before decisions are made. Holly has no desire to raise taxes on small businesses. She is probably the most "GREEN" . She has issues with Planned Residential Permits. However, with the Microsoft Agreement requiring accommodation of 12,000 new workers to Redmond, Holly will have to make significant personal concessions to growth, if elected mayor. Holly lives in the Grasslawn Neighborhood and works at a Redmond bank. Probably, her strongest asset is "citizen advocate" and persistence to serve.

The Planning Commissioners planningcommission@redmond.gov are some of the most informed, dedicated, tactful, and challenging (!) group of Redmond citizens I've attended many of their meetings in city hall. The don't get paid. I have great admiration for our Planning Commission. They are incredibly hard workers, good listeners, and can be quite entertaining when a delicate situation needs to be settled. Occasionally confusing and time-wasting "Code-speak" appears to be used to keep the viewing public confused and content "off the record". It is important to note all Commissioners and Boards are appointed by "a" mayor and approved by "a" Council so they are under their influence! They're kind of like judges. And, I would ere not to acknowledge the city staff support, Sarah Stiteler and Terry Marpert.

Other Commissions and Boards get less public exposure than the Planning Commission. If fact, sometimes it seems city staff get more public attention than the Mayor's appointed Arts and Parks commissioners. Arts Commission is contacted at rac@redmond.gov . Parks Board is reached at parkboard@redmond.gov. Public and council exposure has been on the upswing this year. Arts commissioners hold 3 meetings/year on RC-TV 21 and Parks commissioners presented the 2007 and levy proposal with great success.

Recently, I've seen Lori & Martin Snodgrass presenting to Council on several occasions. They are strongly aligned with Mayor Ives and her staff and endorse Robinson for Mayor. This intelligent and dedicated 'Snodgrass citizen-team' have given countless years of public service in representing Redmond citizens (and elected). It is my understanding, Lori has chaired the Parks & Recreation Board of Commissioners for years; and ran for Council office. I think Lori is retiring from the commission after 9 years of service. (6/07) And, it is my understanding, 'Marty' has been a planning commissioner for years and Chair of the commission for over 6 years. The 'Snodgrass dynasty' is one that will be remembered.

Planning commissioner Charlie McCarthy persuasively represents the development community interests and endorses Robinson for Mayor. He is 101% pro-growth. My comment: Growth means jobs and jobs are good, as long as it is proactively controlled and approved within reasonable design standards and with regard to citizen values, affordability, and quality of life. The Microsoft Agreement is a growth engine without a "governor". We are "out of control". Mega-houses consume land and resources for the few and must downsize to make the best use of developable land for all.  Higher density development of the downtown is under-utilized.

It wouldn't be fair not to acknowledge Mr. Richard Grubb, past city councilman, present city activist. He is an advocate for citizens needing help on protesting problem land-use projects and outspoken like Cole.  

STAFF: Speaking of "the top", the Acting Director of Public Works, Mr. Bill Campbell bcampbell@redmond.gov career responsibilities advanced on MARCH, 2007 when Mr. Rhodes retired. Mr. Campbell is co-anchoring with Mr. Rob Odle, Planning Director, the powerful Land Use Technical Committee that makes all the major land use decisions (other than appeals to council & the state supreme court). Mr. Odle is the "Code Administrator" giving him powerful latitude to interpret our Development Guide ordinances according to staff and the Mayor's needs. Mr. Odle is "The Administrator" of all proposed development project. Senior Staff, like Steve Fischer, would coin him the "queen bee" while Steve is just a "worker bee" carrying out the decisions of his superiors. Judd Black, development manager is "the point man" all most land-use hearings (appeal and public). He is "the defender" of the technical committee and of the developer. The Assistant Planner, Jim Roberts wears many hats but appears to be the "dealer" or negotiator between the city and the developers. He manages the Development Dept. Jim has an expressive, likable outgoing personality, but there is little question his job description is to "keep the growth engine revved".  Mr. Roberts interviewed me 3 times about Public Notice inadequacies but took little change-action.

Public Works is the largest city department per budget dollars, # of employees. Mr. Rob Odle, Planning and Development Director, lives in Redmond in the N. Avondale area. Mr. Odle has strong regional presence and is responsive to citizen comment. He was promoted from Policy Planning Manager in 2005. rodle@redmond.gov [under construction for thee 2007 election]

By Bob Yoder
updated, 2/8/2011

Saturday, January 31, 2009

"Kempin Creek" - the city stream with a split personality. Part One.

OPINION: Part One: "Kempin Creek" is a salmon-bearing tributary of northern Bear Creek in NE Redmond. The creek first runs through 10 acres of developable county land called "Kempin Property" before entering North Redmond. (NE 128th Street near 176th Ave. NE are crossroads). This is the first of a two parts describing "the split personality" of Kempin Creek's biology as diagnosed by "qualified consultants" using Redmond's land use review process.

The Creek has an interesting land-use story. CAMWEST Development Inc. was pushing buttons really hard to get city approval to annex the 10 acres of Kempin Property. It's zoned one house/acre. CAMWEST wanted to build four houses/acre as close to the Creek as regulations allowed. They felt they would be less encumbered by the critical wetland and streams and road connections if they could build in the city by annexation rather than the county. The county classified Kempin Creek as a salmon species bearing creek requiring 165 foot buffers on each side. CAMWEST'S housing project would be less profitable if they had to build around wider county buffer standards.
It was possible CAMWEST could reduce stream buffer widths by more than half! All CAMWEST had to do was hire an "independent qualified biology consultant" to re-classify Kempin stream from 165 foot buffers to Redmond's 75 foot buffers. Not a problem. CAMWEST's "qualified biologist" claimed no fish inhabited Kempin Creek, thus the developer could build twice as close to the stream now!

At first glance, Kempin Creek looked to me like a fish-bearing (Class II) creek, to me. The King County Basin Steward - a qualified wildlife consultant - affirmed Kempin Creek had fish, proving the developer's project proposal to the city was flawed. The report was biased since the "qualified consultant" was paid by the developer. Some of you may have read my 4/07column about Kempin Creek in the newspaper when land use deficiencies were uncovered in the Kempin Property file, as follows:

  • For one, CAMWEST consultant's complete report was no where to be found in the project files. Camwest's consultant faxed and emailed pieces of the report to the city after I reported the missing documents. I made multiple visits to Redmond Planning to extract the stream report. (Not being a developer with 5th amendment rights my right for a public record received second fiddle).
  • Secondly: The city had a problem with SEPA, the State Environmental Planning document. The SEPA had determined the impact to the environment was insignificant. The State had been mislead by the developer's biologist's flawed report.
  • The city's quandary: Starting all over again to fix a flawed SEPA would take weeks, if not months. The Director of Planning and Development came up with a brilliant solution. While rummaging through the SEPA file he noticed the required newspaper public notices were never published. Presto! the SEPA could be updated with Redmond's more salmon friendly Class II designation simply by advertising the public notice of the amended SEPA.

Many thanks to Mary Maier, County Stream Basin Steward for providing truly INDEPENDENT, qualified stream classification data on Kempin Creek; to help preserve Kempin's salmon habitat now and in future proposed land use. (The riverteen wetlands and poor stream vegetation Camwest reported along the river could supersede stream buffer regulations?)

In conclusion, the City Council never approved annexation of the Kempin Property. I remember Councilmember Richard Cole stating R-1 (one house or less/acre) is important to Redmond's "horse culture", now rare in Redmond. draft

Readers with similar county-city stream classification problems can contact the new Bear Creek - Sammamish - Cedar River Basin Steward for help. Tom Beavers is the new county Basin Steward. Resources are thin but he may be able to help or direct you to the resources you need.

Terrain Map of Kempin Property, Kempin Creek riparian vegetation. (Move the map up to orient 128th Street to the top' look for the ribbon of vegetation following the stream)

Existing and Recommended Zoning Map - map is on last page.

"Kempin Creek" is a name I use to describe it. The stream hasn't been named by the county or city or any other jurisdiction, as of this writing.

cc: Mr. R. Odle, Director of Planning and Development, City Council; The PlanningCommission@redmond.gov ; Cathy Beam, Environmental Principal Planner.

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Sunday, March 8, 2009

Basketball and Church draws Mayor John Marchione back to the neighborhoods.

Updated, 3/22: It's refreshing to see Mayor John Marchione getting out into the community and showing interest in the neighborhoods that elected him our city CEO and Representative. John participated with Fire and Police in student Olivia's High School Dodge Ball Fundraiser at the beginning of his term, but then became bogged down with managing the bureaucracy and budget. For a while , I was fearful John would morph into a total bureaucrat. It doesn't look like it now, but we'll know for sure by baseball season.

Currently, tournament basketball and city-church land use activities are pulling John back into the neighborhoods. Yeh! At the last Council meeting John announced high numbers of students busing to Tacoma to root for our H.S. Boys State Basketball players in the State tournament. It must have helped. Redmond took 5th in the State!
(The http://www.redmondboysbasketball.com/ high school site has stories, pics and video clips).

Did you hear, Lenny Wilkens, the winning Sonic coach during the 1979 NBA championship, was the featured guest at the Washington Cathedral's (WC) event last Saturday? John Marchione's council work on WC land-
use Reviews engaged him with the church . Mr. Mayor was part of the Saturday ribbon-cutting ceremony for WC's massive new recreation/sanctuary facility. (Pastor Tim White is on the left). I missed it, but who knows, John could have been asked to start the tip-off in the Redmond-Woodinville basketball game played in the WC gym (played by football players). If John can throw in the ball to start high school dodge ball games why not throw the tip-off for this church basketball game?

Mr. Mayor, council and staff get involved with churches often during land use proposals. In the case of Washington Cathedral (WC) a large and complicated annexation and re-zone was required at the city's sensitive northwestern Gateway. Critical wetland, streams, slopes and severe traffic were mitigated; this project abutted rare valley agricultural land. The city drew the line on WC's 10 acres along 124th. WC wanted to develop this hillside land to build a large grocery store for income. Meta, Mega or Mighty - a church this size needs income. I attended WC many years ago when it was a Nano/Micro-church at Lake Washington H.S.

St. Jude Catholic Church on 166th Av. & 104th St. stands out in it's association with Mayor Marchione. John is a parishioner. Past Mayor Rosemarie Ives attends. Every year, the Parish hosts a "Mayor's Breakfast". Several high-level staff are members. To many neighborhoods, St. Jude is the home of Tent City 4 (TC4). Though TC4 was a success, two years ago the city and citizens underwent a painfully long and troublesome Review and Appeal process. "Temporary Use" was put to the acid test and failed so miserably that this year the Planning Commission re-wrote the code. When TC-4 opens up this spring at St. Jude any appeals will be adequately managed. My wife and I attended this church once, thinking it was Episcopalian! A Public Notice Sign was just posted for a TC4 opening this Spring.

During the Ed. Hill Neighborhood Citizen Advisory Committee, the City and Mayor Ives got involved with the Pastor Robroy Ranger's Redmond Assembly of God (RAG) on 166th Ave., half way up the hill. Robroy spent months, if not years, generously hosting the Advisory Committee and attending Planning Commission meetings. Part of what came of the meetings were the 166 Ave. 3:2 lane improvements and plans to extend 160th Ave. north. The RAG has a basketball court and the church has hosted teams looking for facility. The RAG also hosts a highly regarded day-care service. The church practices speaking in tongues and other charismatic methods of spiritual enlightenment. Pastor Robroy is incredibly passionate and a friendly sole.

A much smaller land use project transpired a few years ago at Redmond Presbyterian Church on NE 100 St. & 166th Ave. Marchione, a councilman at the time, wasn't directly involved but staff was present. Redmond Presbyterian is only 5 minutes from my home so I had some questions about the tree removal to install a parking lot and children's building. Actually, at the project's completion, I found I could enjoy the trees even more because I could see them -- when taking a short-cut through the forested church lot to the Junior High -- and walking the NE 100 St. sidewalk. In addition a lush, green forested greenbelt and a bio-swale is present and best seen inside the sanctuary!

I've attended all the churches listed above but finally found a home at Redmond Presbyterian with Rev. Dr. Larry Grounds and his flock. The church inspires faith in God, celebrates children, and honors community. Larry did his Doctoral dissertation on "Children Stories in Worship". Now I know why we love and learn from his skits for the children every Sunday! Larry's talks are exceptional. This verse about neighbors read last Sunday at Redmond Presbyterian triggered me to post this story. Coincidentally and in theme with this story, Larry Grounds played basketball in High School. He broke his ankle while playing. While in recovery his ministry germinated.

Friday, June 25, 2010

'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