8-story Project Will Prod Seniors From Their Homes

8-story project site and Land Use "invitation to comment," credit Yoder

It's been decided, by the city Director of Planning & Community Development (also ARCH Chair,) that 24 Seniors will have to be relocated somewhere to make room for a novel 8-story apartment building.  

Downtown land is at a premium and owners are cashing in any way they can.    

Relocating small businesses for Big Growth hurts.  Prodding Seniors out of their homes is worse. Hopefully, not one of these vulnerable Seniors will need temporary shelter.  

I called Lauren Anderson, the city project planner for verification on the number of Seniors; to date no response.  

 --Bob Yoder, opinion

   3/27/2024

UPDATED 4/16/2024: Plymouth Homeless Housing FAQ

  

Plymouth Homeless Housing in Redmond FAQ

The building will contain 100 units for homless residents with ground floor office space, commercial space, and amenity areas. 

History and Background

In alignment with Redmond’s Housing Action Plan, the transfer of publicly owned property to Plymouth Housing for development of a 100-unit Permanent Supportive Housing (PSH) housing project in Downtown was approved by the Redmond City Council on Feb. 13, 2024. The City is committed to increasing the overall supply, variety, and affordability of housing to achieve desired livability and equity outcomes in Redmond.     

The building will be located at 16725 Cleveland Street. It will not be a safe injection site and will not be an overnight shelter, but will serve as Permanent Supportive Housing (PSH). It will provide homes to extremely low-income adults who are exiting homelessness and are eligible for PSH.

The building will contain 100 units total with ground floor office space, commercial space, and outdoor amenity areas. 

Redmond code requires a robust community engagement process for Permanent Supportive Housing projects. During the special meeting on Feb. 13, 2024, Plymouth representatives underscored that they are willing and able to comply with code requirements. 

View a video of the special meeting.

Plymouth Housing in Redmond FAQ

BUILDING INFORMATION AND BACKGROUND  

Where will the housing be located?
16725 Cleveland Street. This housing will be in Downtown Redmond, close to the light rail stop. 

Who will live there? 
Single adults exiting homelessness and living on extremely low incomes would be eligible for the proposed Plymouth PSH project. Many of these individuals are seniors, veterans, and/or people living with disabilities. The income criteria is set at 30% or below Area Median Income (AMI), which means an individual is earning less than $28,800/year. Lifetime registered sex offenders and individuals with certain past drug-related convictions will not be eligible for this housing. 

What services will be on-site?  
Permanent Supportive Housing means in addition to housing, residents have access to a range of onsite services designed to help them achieve stability in their new home, including personalized housing case management services, veterans counseling, health care, 24/7 staffing, and other critical services. The PSH model is unique because the 0 - 30% AMI housing is paired with services designed to support people living with complex and disabling health conditions. Proximity to the Downtown Redmond light rail station will also help residents with their transportation needs.

Is this a homeless shelter?  
No, this is Permanent Supportive Housing for single adults. There is an application process for prospective residents, which includes determination of eligibility for the project. After individuals are approved and move in, they will no longer be considered homeless. Residents are responsible for abiding by their lease agreement and building rules, while also having access to onsite support services.  

How big is the building?  
The building will contain 100 units total for residents with ground floor office space, commercial space, and amenity areas. 

What about parking?  
Parking is limited at this site. Most Plymouth residents do not own a vehicle. Proximity of this site to the Downtown Redmond light rail station will offer robust transit options to future residents and help the City achieve its Environmental Sustainability Action Plan goals for reduced vehicle emissions and vehicle miles traveled.

Who will operate the building? 
Plymouth Housing will provide property management and wraparound supportive services at the building. 

How many people will be housed at this location?  
Plymouth Housing projects primarily serve single adults. However, as a landlord, Plymouth is required to abide by occupancy standards and fair housing law, which in rare cases requires them to house couples if both individuals qualify for the building. The design in the current Plymouth proposal contains 85 studios and 15 one bedrooms. We expect that the new design will reflect a similar unit mix.

Will the building have 24/7 staffing? 
Yes, Plymouth Housing will provide 24/7 staffing and support for residents. 

When will the building open for occupancy? 
There is not a specific timeline for construction yet. However, the goal is to break ground in 2025. Typically, it takes about two years of construction prior to opening for operations. 

What is the City of Redmond's role in the building? 
The City of Redmond is the host city for the Plymouth PSH project. Plymouth will be required to apply for and obtain permits necessary to construct the project. In addition, the City will be coordinating with Plymouth to ensure that the necessary agreements and terms set forth in Redmond Zoning Code requirements applicable to PSH are met. Among other things, an operational agreement, program rules and/or code of conduct, safety and security plan, community relations plan, and parking management plan will all be required. The City will partner with Plymouth to develop necessary policies, procedures, and plans.

When did the City Council first learn about this project? 
The City Council first learned about this project in February 2023 when the funding recommendation from A Regional Coalition for Housing (ARCH) was presented to them for approval. The Council unanimously approved the Redmond ARCH Housing Trust Fund contribution on March 21, 2023, for its original location in Kenmore.  Applications for Redmond Housing Trust Fund dollars are submitted to ARCH where they are vetted by a Community Advisory Board (CAB) that makes a recommendation to the ARCH Executive Board.  The ARCH Executive Board concurred in the CAB recommendation and transmitted the recommendation to ARCH member jurisdictions for City Council approval. 

In 2020, the City also completed a Housing Needs Assessment, which informed the Housing Action Plan, both of which were approved in early 2021. Different scenarios were considered, and at the time Council directed staff to pursue the “Housing Equity Scenario,” outlined on page 20 of the Housing Action Plan.

Why is this being built in Redmond?  
Washington state is experiencing a housing crisis. Cities across King, Pierce, and Snohomish counties are diversifying their housing inventory in accordance with Washington State Engrossed Second Substitute House Bill 1220. Redmond leaders, including the Mayor and City Council, have declared affordable housing a top priority and specifically included a prioritization for the development of affordable housing close to transit. King County Countywide Planning Policies have established housing targets for cities to accommodate anticipated future growth in the next 20 years. The housing needed for Redmond has been estimated across all income levels and includes anticipated demand for PSH. Every unit of added PSH helps to address the identified need and improve the lives of people who currently do not have access to safe and dignified places to live.

The City Council recognizes that Redmond lacks sufficient affordable housing, especially where the need is greatest in the 0-50% AMI range. 

New projections estimate by 2044, the City of Redmond needs nearly 24,000 units of affordable housing. Redmond is a high-cost area with an AMI of $137,000 per year.

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.

UPDATED: Second 8-Story Building Planned for 80th & Leary

Excellent project!    Design Review Board 1 Presentation  Listen to the presentation!

Councilmember Vanessa Kritzer has been a strong advocate for more day-care space in Redmond. The Design Review Board reported day-care space is planned for this project!  Massing of the prominent Redmond Grand apartments on 166th and Redmond way is terrible.  This particular project (west & adjacent to the 8-story "Arco" project) has very creative architecture helping to reduce the massing affect.  Harvey Fairbourne, the new owner of RTC could learn from this exciting new project.

16310 NE 80th ST (& Leary) is a new proposed 85’ tall, 1.18 acre residential apartment building located on 80th Street in downtown Redmond, WA. It is comprised of 8 floors above grade, one level below grade totaling 347,713 sf with 260 parking spaces and 270 residential units. It includes a 5-story wood-framed residential tower above a 3-story concrete podium. Ground level uses include residential lobby/lounge, units and indoor open space that serves the neighborhood, as well as residents. 

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 

UPDATED: Kirkland's "Urban Plaza" Glass Buildings

Kirkland's Urban Plaza - a similar 6-story building is across from a "living street" / Credit Bob Yoder

                                                          

I had an eye examination today in Kirkland.  My wonderful optometrist moved from Redmond Town Center to Kirkland's Urban Plaza and wow! ...that retail - apartment - commercial center is a beauty! 

Check out this 6-story mixed-use building and it's architecture. See the use of glass for the façade?  I'm sending this photo to the new Redmond Town Center owner asking him to seriously consider glass materials.  The owner, Fairbourne, is building two 12-story buildings; I hope he will build with innovative materials and architecture.  Residents crave a creative, sparkling downtown building that will make us proud to live here.  

I've been told Google owns all the Urban Plaza land.  A local office is on-site.  Of course, they have deep pockets and can afford architecture that looks great.  It makes me wonder why the city couldn't broker a deal between Microsoft and the previous RTC owner. What a huge opportunity. Well, we have Fairbourne instead.  They're supposed to be a premier retail developer.  Let's hope they know how to design outstanding buildings as well.    

 -- opinion/photo, Bob Yoder, 9/4/2023 

City Planning Is Posting QR Codes for Proposed Land Use projects

It's great the city is finally posting QR codes for Proposed Land Use Action projects.  Better late than never.  The AMLI project decision has already been made, but with conditions.  According to the QR, the State Environmental Policy Act was revised and the project may now be appealed by 5/15/2023.  The project sits about 100 yards downhill from city well water and it's possible the aquifer may be disturbed.  It's also possible the aquifer will liquify during an earthquake.  A final act of the decision are inspections from city engineers.   

Mayor Birney Working to Identify Housing Solutions

 

Redmond Mayor Angela Birney/ Komo News

Angela Birney Joins the Housing Supply Accelerator Partnership

REDMOND, WA - Redmond Mayor Angela Birney is participating on the steering committee of the Housing Supply Accelerator, a partnership between the National League of Cities (NLC) and the American Planning Association (APA) to bring together local governments, community planners, builders, financial institutions, housing policy associations, and state and federal partners to develop, align, and advance solutions for housing supply challenges at the local level. 

There is simply not enough housing in our country, including in Redmond, the eastside, and our state,” said Mayor Birney. “I’m excited to work with others across the nation to help guide actions that will improve housing capacity, identify critical solutions, and accelerate our efforts to ensure quality housing for all.

This solutions-oriented campaign aims to develop model practices, ordinances, and resources to accelerate and incentivize local approaches to land use, housing development, and preservation.

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....

Arnold Tomac, a Redmond Town Center Founding Father

Arnie Tomac at Soul Food Coffee, 6/2022 / by

Arnold Tomac and a founding of Redmond Town Center go hand-and-glove.  In this piece, Arnie's the storyteller of his early involvement in Redmond and his role as a founding Father.  

 Arnie says...

In 1973, when we moved to Redmond, I noticed we did not have a neighborhood park so I started going to City Park Board meetings. In 1977, I, wife Mary and future mayor Chris Himes called over 500 residents asking for their support of a $2.5 million Park Bond. The bond measure passed and Viewpoint neighborhood park was built.

I also got involved with C.A.R.E. "Civic Action on Redmond Environment," which later led me into running for City Council.  (C.A.R.E. was a coalition of residents with a goal of saving the golf course from development.)  In 1977, Mayor Bud Young appointed me to Chair the City's first Development Guide.

In 1978, several land use issues brewed.  One was an uproar over completing the construction of SR 520.  The other was more serious.  A developer purchased the Old Redmond Golf Course and announced they planned to develop the site. Concerned citizens, many of whom had never attended a Council meeting (moi) descended on City Hall asking the City to stop development.  

I was elected President of Council in 1981.  The population of Redmond was 23,000. The downtown was separated by an operating railway. It served the grain elevator in Redmond and the milk processing Dairygold facility in Issaquah. Everything north of City Hall was blueberry fields.

There were only two roads leading through Redmond that being Cleveland and Redmond Way.  Basically, the downtown with minimal service.  The rest of the Council and I wanted to create a downtown.  

Just before I attended my first Council meeting, we got to review Mayor Young's budget. Every department was listed with number and dollars amount. (ie 87340 $12500.)  So I knew I needed to create a readable budget. We had a surplus the end of the year so we created the Capital Improvement Plan. (C.I.P.)  We also created a new Hearing Examiner position and a Technical Design Committee.  (Tomac has degrees in engineering mathematics.)

In the 1982 election, another CARE candidate Pat Vache' was elected to the Council and Arnold Tomac was elected Council President.  

Town Center Associates offered the city $6 million for the 89-acre golf course.  There was a misunderstanding about a 4.62-acre parcel north of Leary Way.  Town Center thought the sliver of land was theirs;  Councilmembers Vache', President Tomac and the city lawyer felt otherwise and negotiated the final purchase option.  It was approved 6-0 by Council. 

"Councilmember Pat Vache' called me (Tomac) one day and asked if I would come to his office to talk about the golf course. "I said definitely!"  I think the golf course is going to remain controversial until people have a chance to address a ballot issue on the purchase of the property." said Tomac. "Pat and I informed Winmar (the owners) if the bond did not pass we would support "reasonable development" of the property."  The bond did not pass. "Pat and I stuck to our commitment to move forward with development of the property. Of course we received push-back from our supporters who wanted who wanted to keep the golf course open."

"Marchione, Vache' and Tomac all indicated they thought "reasonable development" included keeping some of the green space around the golf course as a condition of development should the voters elect not to buy the property.  "I'd like to keep it (the links) as is," concluded Tomac.  "But, are we willing to pay to keep it?" 

The $6 million measure went out for vote; it lost by 2%.  Master planning of the site came with 37 goals and policies, with 50% of the property to be preserved as open space.  

Tomac's recommendation for enhancing RTC:  "I believe we are lacking vibrant centers in the evenings.  The nighttime activity at Redmond Overlake and downtown is negligible.  It turns out 70% of business income comes from the evening sales.  To have vibrant Urban Centers, policies and zoning regulations must be in place that supports businesses being successful."

-- Reported by Bob Yoder, 11/25/2022

Sources:  Soul Food Coffee house interviews, 2022.  Arnie's notes & family keepsakes.  Excerpts from the Sammamish Valley News. Circa 82-83.  Redmond Kiwanis Club. 

UPDATED: Citizens Can Have The Last Word Designing Our Buildings And Villages

The developer's rendering of his twin-tower commercial / residential project.

This massive structure (two 9-story towers) will be built on the old post office site 

across the street from Hancock's Bakery and a block from the fire station.

Opinion:  For years now, residents have complained about the dull earth tones, "box-like" construction, and absence of brick and wood materials in our new Downtown 6-story buildings. Council often joked of their fatigue with the "browns and mustards" - Councilmembers Hank Myers and Kim Allen in particular. But nothing was done. 

In June of 2017. I went to the Design Review Board (DRB) meeting where "Color Options" were being reviewed for the 9-story twin tower building proposed at the old post office site...in the Town Square District.  The Town Square District is envisioned as high density, 6-8 story buildings, including office, entertainment, retail and residential use.  The towers are a signature building setting the stage for the design of future development in the District. Thus, what comes out from this Design Review will impact "look and feel" of the entire Town Square District for years to come.  

I was the only citizen that showed up for the twin-tower meeting and was given a wonderful opportunity to comment on color before the Board and applicant made their decision.  After looking at color schemes presented by the developer's architect, Board and DRB manager Steve Fischer, I recommended teal (blue) over red.  During our nine months of grey weather the blue will remind us of our sunny blue sky days of summer. The red scheme was eclectic and rich with too much pop.  

The Board and applicant decided to go with blue and a small amount of green at the street level. Oscar, the diminutive,.likable project manager said blue was more sophisticated and red shouts.  DRB Chair David Scott Mead -- very influential -- jokingly said he'd see the red from his house, summarizing the review with a blue-green "Go Seahawks!" cheer. Yay!  Watch the video.  Next step:  Oscar will meet with city staff to fine tune the color scheme.  He made it known he doesn't like "Northwest Moss" green wanting color with little more punch.  Yay again!  

The Board proceedings were very interesting. Unfortunately, participation by the Board was weak. One member was absent and the other barely said a thing.  I'm grateful to the developer's architect for reaching out to me and genuinely thanking me for my input. She made me feel I made a difference. I admire this developer and his commitment to form and aesthetics.  

I'm very unhappy with the city's severe lack of transparency with this body.  Though several times Councilmember Stilin advised the public to look into the DRB, it was only by luck that I learned the public can comment.  Without public comment the "look and feel" of our Downtown buildings are left up to just 7 citizens and  powerful staff - many not living in our city. "Design damage" has already done to the downtown core, though opportunity remains to get it right -- with public input -- during the Town Square District build-out and development of Marymoor Village.   

The Board meets on the first and third Thursday's of the month at 7PM, City Hall.  Their approval is the last action required before the land use permit is issued so your comments can significantly influence project outcomes.  To learn what's on the DRB agenda click this link and go to "Agendas Summaries" for 2017.  They don't make it easy! 

Bob Yoder, June, 2017

No women are members of the DRB.

https://redmondcity.blogspot.com/2017/06/design-review-board-brings-welcome.html

Tom Hinman, Redmond Activist And Commissioner Passes

Tom Hinman
June 6th, 1945 - July, 24th 2022

Share a memory, expressions of sympathy, or give flowers on Tom's Neptune Society Page.

My sympathies will be shared on Tom's Neptune page.  BY

Dear Friends and Family,

This morning, Sunday, July 24th at 7:00 am, Tom went home to God.  I am deeply grateful for the 42 1/2 years of marriage that we shared. He asked that his memorial service and interment be held at the military cemetery at Mira Mar, near San Diego. All who knew Tom know what a wonderful, loving man he was.  His passing is a deep loss to our family and extended family.

Sincerely,

Monica Hinman

Tom Hinman, was a long-standing Redmond planning commissioner and environmental & community activist. 

He founded "Imagine Overlake" to organize and facilitate resident participation in the redevelopment of Overlake. Tom co-founded "Sustainable Redmond." and was nominated for a "Leadership Eastside" award. Tom's annual meetings were attended by council members, environmentalists and citizens at large. 

Tom loved urban trees and their contribution to our ecology and well-being.  After the Group Health clear-cut he led volunteers in salvaging and transplanting understory shrubs to the Audubon Bird Loop.  Tom activated urban tree conversations at Council meetings.  He pushed for and accomplished a city requirement to map trees on land use notices. 

Tom cited the Overlake Corridor expansion, Group Health clear-cut, and the Nokomis Building dispute as examples of the City’s long-standing disregard for resident and community input on issues of growth; and wrote abundant of emails to change that.

Former Redmond Mayor Rosemarie Ives' tribute: 

I am so very sad!!! Thought Redmond was blessed to have an outstanding candidate for the Planning Commission when I appointed him!   His participation there in addition to chairing the commission was exemplary! However, no one in recent times could match Tom’s public participation and diplomacy as a citizen activist from the time he left the Planning Commission up to last year. ..a span of 11 years. He was well researched, thorough, providing live testimony with written copies punctuated and substantiated by citations from City of Redmond documents.  From his Sustainable Redmond commitment to unsuccessfully saving 1200 significant and landmark trees at Group Health in Overlake, to updates of the Comprehensive Plan and related planning issues, he was most strident about the City’s less than authentic participation opportunities for the public…it was about a year ago when the “update of the tree protection regulations” was edited to “tree regulations” omitting the word “protection” that he conceded to me that preparation for and providing input to the City was a waste of his time and mine! Never would he or I know what his fate would be just one year later!

Tom and his wife, Monica, and Jon and I discovered that we had sons living in San Diego. There were years where we saw more of each other there than in Redmond! For several years we worked out at KOKO Fit on Cleveland Street too! He was a “go to” guy to discuss some really important city issues… he now joins Richard Grubb…I miss both of them!!! 

-- Former Mayor Ives

More on Tom Hinman

7-Acre Parcel For Sale In Downtown Carnation

 

As of 2021, the population of Carnation is 2,200.

A 7.1-acre parcel is available for sale in downtown Carnation, according to the city.

“This property presents a great economic development opportunity for the future of Carnation,” said Mayor Kim Lisk in the release, noting that the city expects to welcome in over 200 new homes in the future.

The property is currently zoned for light industrial/manufacturing use, but the RFI states that the city is considering amending the zoning designation for the property to agritourism. Desired uses include corporate offices, hotels, breweries or restaurants. 

The Schefer Riverfront Park parcel is located at 4301 Larson Avenue, Carnation, near Tolt-MacDonald Park and Carnation Market. The property is currently owned by the city.

Pat Vache': Redmond Town Center's Early History

Pat Vache' in his early days / courtesy of Arnie Tomac

"What is known as 'Town Center' didn’t just happen.  It has history.”​  

-- Pat Vache'

As some know, just prior to the pandemic, the Redmond Town Center was purchased by Fairbourne Properties of Chicago for $192 million.  Fairbourne's vision is to redevelop Redmond Town Center from "an auto-centric, suburban campus to a walkable, mixed-use urban neighborhood with retail at it's core. ​Light rail is a major driver.  ​

In 2022, Pat Vache', a "Founding Father" of Town Center gave testimony encouraging Council  include the founders in the development process citing their previous experience (and collective wisdom.) He emphasized the need of engagement opportunities, especially town hall meetings.

Mr. Vache' stated “Throughout the history of Redmond Town Center two issues were foremost, 1) protecting open space and 2) creating a major retail facility for all to enjoy.  If history taught us nothing else, it is clear that three elements were important then and are critical today:

1) Redmond residents want and deserve the opportunity to engage, 

2) A robust retail environment is a necessity for Redmond residents and the economic sustainability of the City of Redmond, and

 3) Redmond residents demand a sustainable environment, an environment characterized by trees, lots of trees and open space, lots of open space," in fact a minimum of 43 acres."

THE EARLY HISTORY - a quick story

Town Center’s modern history began in late 1978 when the Old Redmond Golf Course​ (in King County)​ was purchased by Winmar, a Safeco company.  A total of 120 pristine acres were purchased, including the 87-acre golf course. Forty-four acres would remain open space. (C. Beason played a large role in that.) The acreage was  invaluable to the community.  Open space is a very big part of Redmond culture. 

Winmar proposed development​ of the 87 acre golf course twice, once in 1979​ ​for $4 million (per Town Center Associates) and again in **1982 for $6 million ($16.5 million in today's dollars.)  Though open space was desirable,​ The Sammamish Valley ​News​, ​​​businessmen​ and many residents wanted shopping and commercial ​development.

To counter development, in 1978 a coalition of preservationists​,​ “Civic Action for Redmond Environment” (C.A.R.E.) formed to retain the golf course and influence public opinion.​  One of the C.A.R.E. Presidents Richard Grubb, Pat Vache', Arnie Tomac, Chris Himes, the Beasons and other citizen activists organized the coalition. Grubb, Vache' and Tomac became councilmembers. Himes  became Redmond's first full time Mayor.  Nothing ever came of the 1979, $4 million Town Center Associates offer, probably because of C.A.R.E.  

Pat Vache', Redmond's first planning commissioner and a councilmember of 16 years, says ​"in over eight years ​the public, planning staff, ​and Policy Advisory Commission​​ had a series of public meetings, visioning exercises and just about any type of public process imaginable. Town Center didn't just happen. It has history." 

​​"Old Redmond" vs. "New Redmond" issues were reaching a boiling point. So, in 1982 Council​,​ led by Council President Arnie Tomac​ and councilmember Pat Vache',​ proposed a $6 million bond measure to “let the voters decide" if they wanted to purchase the land for preservation or take Winmar’s offer and develop it.  According to Rosemarie Ives, the 60% supermajority bond failed by 2%​.​  

Mayor Doreen Marchione is quoted in the Sammamish Valley News, “we have no choice but to annex the property for reasonable development.”  Former Mayor Rosemarie Ives​ felt the city ​should​​​ have immediately​ gone out for a second​ vote​. ​ 

With that, ​​Vache' notes by 198​6​, (Ord. 1328) 120 acres were annexed from King County, pre-annexation zoning was completed, the ***Master Plan was approved, and the property was incorporated into the City of Redmond. ​ ​*Seven years following the City’s 1988 approval (Ord. 1416) Winmar didn’t develop anything with Town Center, though there still was much debate and talk.​ In 1994, Winmar proposed an outdoor mall of 1.3M square feet of shopping and offices. The proposal was approved by Council in 1995 (Ord. 1841.) Construction started in 1996.  

-- written by Bob Yoder, 7/15/2022

Sources:  Sammamish Valley News, Pat Vache, Arnie Tomac, Nancy McCormick, Rosemarie Ives, Holly Plackett, 4/8/2022 Fairbourne Properties Letter to Redmond City Council, Seattle Times, 8/10/1997.

Arnold Tomac's Leadership and Involvement with Redmond Town Center.  Arnie is a good friend of Pat Vache'. 

* Quick stories:  Though, not directly related to Town Center, past councilmember and planning commissioner Holly Plackett wrote Winmar's seven "idle" years were spent developing Target, Mervyns, and Bella Bottega cinema.

This story is so interesting! As editor of the Sammamish Valley News at that time, I was deeply involved in studying the options for this property. Redmond was sorely in need of a better commercial zone….the town was growing and there really was a great need. Although Town Center perhaps failed to fulfill that dream entirely, there is still hope. The city has grown…the possibilities are still endless! I hope Redmond marches ahead, brings itself completely into this century to keep up with the vast population growth!

--Deb Akerstrom, 7/2022.  Deb is presently a Director on the Redmond Historical Society Society.  12/2022

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** The MASTER PLAN was approved in 1986:  "The design and development of this zone is controlled by a Master Plan established to ensure that development here integrates with and positively influences future development of the Greater downtown area and retains traditional building styles, street patterns, variety of uses, and public amenities."  (Ord. 1328.)  

The MASTER PLAN was scrapped in 2022.  New language:  "Design and development of this zone is controlled by zone-based regulations and additional  special design standards for development projects located within the downtown urban core."

Former Mayor Ives Challenges Staff On Puget Sound Energy Plan

Rosemarie Ives

Good evening Mayor and Council Members,

Rosemarie Ives, former mayor 1992-2007

I am speaking again against the Sammamish Juanita Transmission Line.  Though much information was provided,  I have one question:  why did City staff support Puget Sound Energy’s business interests over the environmental interests of the people of Redmond AND the Puget Sound region who have committed to preserve the Sammamish Valley farmlands and open spaces for decades? 

After becoming mayor in 1992, the  Comprehensive Plan  identified  the east-west Transmission line at NE 95th Street as the northern boundary for manufacturing and industrial uses and with everything north  remaining  rural.  The owners of the land north of that transmission line  approached the City with a proposal for a golf course that is Willows Run today.  After  extensive  negotiations, the City agreed to zone the property “urban recreation” with the understanding that this land would remain “open space,”  with the owners required to uphold a long list of environmental regulations and responsibilities, and that in perpetuity, the golf course would remain open to the public.  I believed strongly that zoning for a golf course was the best way to preserve the historically rural Valley, protecting it from any kind of business, manufacturing or industrial intrusion.

"Woodinville Weekly": Carnation Takes First Glance At Economic Development

 

Carnation City Hall / photo "Woodinville Weekly"

By Madysen McClain, "Woodinville Weekly," 5/4/22

Residents and city officials in Carnation are brainstorming ways to preserve the city’s small-town feel, while also encouraging economic growth.

Ricardo Noguera, an expert in economic development, was hired by the city as a consultant in April 2022. According to the city, he was brought on board to provide administrative support and guidance for using funds from the American Rescue Plan Act.

For over two decades, Noguera has helped communities with economic development in cities like Tacoma and Los Angeles, Calif.

Noguera visited Carnation in April 2022 for a “fact-finding mission,” he said. He toured the city and spoke to stakeholders such as the Carnation Chamber of Commerce and business leaders. From there, he compiled notes and recommendations for the city to pursue economic development. 

He shared his findings during a council meeting on April 19. Residents and business owners showed overwhelming support to preserve and enhance the small-town character of Carnation, he said.  

He said constituents also want to increase tourism dollars spent in the city by developing an inviting space for visitors to experience local farms, parks, restaurants and shops. 

“You do not want to be Duvall. You do not want to be a bigger city,” he said.