UPDATED, 2/21/2024 On The Proposed New Redmond Town Center

REDMOND TOWN CENTER REDEVELOPMENT 

Hines will host two neighborhood meetings over the next 12 months. The first meeting will be SOON, in March 6th of 2024 at RTC campus office.  Contact mayor@redmond.gov for times. 

The center's Master Plan review by Council is now underway.  Notably, in addition to the 12-story buildings, three 7-story mixed used residential building are planed.  

 Protecting Redmond’s Aquifer: we’ve positioned all parking above ground to avoid any impact to the aquifer and reduce the carbon impact during construction.

Affordable Housing: At full development, Redmond Town Center will feature up to 200 units of transit-oriented, affordable housing – 2x the minimum contained in the inclusionary zoning ordinance, at 60% of  "Average Median Income."

74th Street: Streetscape improvements on 74th include a transition to a pedestrian-first, engaging open space to enliven the center of the retail core.

Ground Floor Retail: The design includes a net increase of 15,000 – 35,000 square feet of ground floor, pedestrian generating and retail uses, with a portion of that reserved for local, smaller shop retail uses.

Pedestrian and Intersection Improvements: Street and intersection improvements at 166th, 164th, and 76th streets will provide a much more engaging, pedestrian oriented ground plane experience.

Green Roofs: Vegetated green roofs will be included in non-mechanical areas of new building construction to help reduce the urban heat island and help manage stormwater run-off.

Schedule Updates & Opportunities for Feedback:

Neighborhood Meetings:

Hines will host two neighborhood meetings over the next 12 months. The first meeting will be SOON, in March 6th of 2024 at RTC campus office.  Contact info@redmond.gov for times. with another coming in late summer - ~August of 2024. Further details to come here.

Thank you again for participating and sharing your input and questions. We’ll follow up with more updates soon. In the meantime, please visit our Feedback section to respond to our new questions!

-- Hines, 1/12/2024

To find additional blog posts on Redmond Town Center click the "RTC" label. These stories were found at the blog search button. Here are some posts on downtown and the downtown buildings.

Councilmember Melissa Stuart's Halfway Term Report

From the desk of Redmond Councilmember Melissa Stuart...

Happy new year! 

This month officially marks the halfway point in my term on the Redmond City Council. I’m stopping by your inbox with a quick moment of gratitude for your trust and support.

 

My first two years on the Council were marked by a steep learning curve, tons of humbling moments, and many opportunities to create excellence in the details. I am so proud to serve in this role and often humbled to be at the table. Thank you for trusting me in this seat.

 

Three Great Moments on Council 2022-2023

·      Winning unanimous adoption of a comprehensive plan amendment to bring a more lively, sustainable, and transit-oriented neighborhood to the town center district

·      Co-authoring a successful budget amendment to bring executive staffing for diversity, equity, inclusion, and belonging

·      Flipping pancakes at Derby Days with the fire department’s benevolent fund (twice!)

 

Coming up this year, Council will finalize a once-in-a-generation comprehensive plan, complete the local roads safety plan, and build the first biennial budget since the conclusion of COVID relief subsidies. There is a lot to do!

 

New in 2024

·      Finalizing building incentives that inform how Overlake’s urban center (my neighborhood!) will play a leading role in meeting our city’s housing, climate, and community goals.

·      I’ll chair the caucus for the Sound Cities Association’s delegation to the Growth Management Planning Board, at the Puget Sound Regional Council (yup, that’s SCA at PSRC’s GMPB, for short!)

·      You’ll see me at the grand opening of the new Redmond Senior & Community Center, the delivery of the state’s first electric fire engine, boarding the first light rail train from Overlake, and as always… my bi-weekly office hours. Please stop by!

 

I hope this mid-term note gives you a glimpse of how I’m working with my colleagues to address the real and present needs of the city, while also having a chance to enjoy this great place we call home.

 

What questions or feedback does this bring up for you? Let me know!

 

With gratitude,

 

Melissa

 

P.S. You might have noticed I don’t do social media. If you are interested in more frequent updates this year, please let me know and I’ll make a point to check-in again soon.

Melissa holds walk-in office hours at the Redmond library the 2nd and 4th Thursday of the month, 3-5PM.  This is a terrific opportunity to be heard and build a relationship with Council.  

UPDATED: Redmond Lights Festivities, No rain, Good Times!

Saturday, December 2nd 4-8 p.m. Kick-off Event downtown

Yay, it didn't rain!  no wind or cold!  For us, the best part of Redmond Lights were the unannounced musical performances in Redmond Town Center.  

We were fortunate to find a few of them.  By far, our favorite were the Hrailmore Ukrainian carolers!...beautiful people, happy and heartwarming music...singing and dancing in authentic Ukrainian dress.  Watch them perform on their Facebook site here!  And, watch a short performance here!  

The Ukrainian carolers at Redmond Town Center

Underneath the RTC Christmas Tree
Merry Christmas from Bob, Pam and Zoey Yoder!

Four years from now when RTC is fully redeveloped I hope Fairbourne (the RTC owner) will commission performances at the Center every month.  It would be good for the retailers and the community.

-- Bob Yoder, 12/3/2023 

Exciting Changes Coming to Redmond Town Center

 

Exciting changes coming to Redmond Town Center...

... but you'll have to wait until 2027

Timeline

Click to see what's in the works (and give feedback)

Redmond Lights Kick-Off Event Schedule, December 2, 4 - 8 p.m.

 Getting Around Redmond Lights 2023

Redmond Lights Kick-Off Event Schedule

Bundle up and bring the entire family for an evening of winter fun at the Redmond Lights Kick-Off Event this Saturday, Dec. 2. From 4 – 8 p.m., the luminary trail will connect Downtown Park and Redmond Town Center by way of the Redmond Central Connector. Both sites will host ongoing performances, craft activities, and more!  

Saturday, Dec. 2, from 4 p.m. to 8 p.m.

• Family Activities
  • Light Fashion Show, 6:00 p.m. at Downtown Park
  • Family Light Promenade, 6:30 p.m. at Downtown Park
  • Redmond Town Center Kids Coloring Activity, all month long at Redmond Town Center
  • Photos with Santa, 4 p.m. - 8 p.m. at Redmond Town Center
  • Face Painting, 4 p.m. - 8 p.m. at Downtown Park
  • Crafting, 4 p.m. - 8 p.m. at Downtown Park and Redmond Town Center
• Performances
  • Downtown Park, 4 p.m. - 8 p.m. (details below)
  • Redmond Town Center, 4 p.m. - 8 p.m. (details below)
  • Luminary Trail, 4 p.m. - 8 p.m. (details below)
• Luminary Trail, 4 p.m. - 8 p.m. (route below)
• Silent Disco, 6 p.m. - 8 p.m. at Downtown Park
• Community Activity Booths, 4 p.m. - 8 p.m. at Downtown Park and Redmond Town Center
• Free glow items (with an original $10 receipt from any Redmond Town Center tenant), 4 p.m.  - 8 p.m. at Redmond Town Center

UPDATED OPINON 10/26: Seattle Times Spotlights City Of Redmond Planners

 Post and photo by Bob Yoder, 10/22/2023

Under construction, Redmond Square Apartments (aka The Grand) located in the heart of Redmond (Redmond Way and 166th Avenue NE); narrow sidewalks, limited bicycle infrastructure, pedestrian and street shadowing, flat facade. Legacy Partners ($3 billion) partnered with a Bejing-based company to build this monolith. They didn't partner with the community as are the Redmond Town Center owners. 

Below are excerpts and highlights from Gregory Scrugg's Seattle Times October 10, 2023 opinion: "Redmond Could be a Model for Re-inventing Suburban Downtowns."  Mr. Scruggs is their outdoors reporter. The story primarily focuses on multimodal transportation in Downtown Redmond, not building design or character.  

"As Redmond has grown to 76,000 residents, a proper downtown has sprouted up around the city center’s handful of pre-World War II buildings. This kind of reinvention is happening around Puget Sound and across the country, a phenomenon called “retrofitting suburbia” in a 2008 book of the same name. Some argue multimodal Redmond is a national model for the trend.

Planners like the city of Redmond’s Jeff Churchill are tasked with a tricky job: figuring out how to revamp an outdated, car-dependent suburban template into a place that’s easier to get around on foot, bike or transit.

“The vision for this area becoming what it’s becoming has transcended multiple mayors and city council members,” Churchill said. “It’s been a very durable vision with a fair amount of buy-in.”

** “We’re going to put all our growth into downtown,” Churchill said. “That’s been the plan since the 1990s.” 

Civic interest in Redmond’s future remains high. On a September weeknight, several dozen people — local residents, civil servants and elected officials — joined advocacy group Move Redmond to see highlights and lowlights of navigating downtown Redmond on foot. 

The existing transit center, where express buses whisk residents to Microsoft’s Overlake campus or further along Highway 520 to Bellevue or Seattle, generally won praise. A curbless shared street between two apartment buildings, also known as a woonerf, elicited interest. A block lacking sidewalks near the new light-rail earned a “thumbs down.”

“Redmond is a suburb but downtown is trying to be a city,” Stevens said. “But it could be so much more.”

For example, Redmond touts itself as the bicycle capital of the Northwest, with its annual Derby Days races and its cycling velodrome at Marymoor Park, but on-street bike infrastructure is lacking. 

“I’m comfortable riding in the street, but I want the kids I see riding on the sidewalk to feel comfortable being out on the street, especially because that’s something cool about Redmond: families are living downtown,” Stevens said.

These were the kinds of insights that Move Redmond Executive Director Kelli Refer hoped to hear. Folks are eager to see what’s next, provided downtown Redmond keeps sticking with the plan.

That kind of steady hand offers lessons for retrofitting suburbs everywhere.

“Redmond is setting itself up to be a national model,” Refer said."

Gregory Scruggs: gscruggs@seattletimes.com; Gregory Scruggs is the outdoors reporter at The Seattle Times.

###

** What's coming next... (City of Redmond)

** Redmond 2050 is evaluating higher densities by allowing taller buildings (generally between 10 and 19 stories depending on the Overlake station area). This would accommodate 19,000 to 23,000 new housing based on the development alternative options selected.  (Draft: Future Vision for Redmond:  Urban Centers.)

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 

Downtown Monotony

Beijing based public company financed this $31 million project.  The yellow building is under
construction and part of the project.  The remaining orange vapor barrier film is being covered with more drab materials.  See the small cranes at work?

 

The mixed use "Grand" building will house 1,2,3,4 bedroom apartment units and first floor retail.  It's right in the center of town at the Redmond Way / 166th Avenue and replaces Redmond Square retail mall.  Trees were once visible here.  

Last month, the planning department distributed a questionnaire with pictures of different building designs. Believe it or not, there are still many large projects in the pipeline. Please take the survey!  

Who was our mayor in 2008?  Mayor Ives / Mayor Marchione?  Building design surveys, open houses, and workshops should have been done ~ fifteen years ago.  As is, we will have to live with this and other high profile ugly buildings with no art for over ~ 50 years.  😮 

-- Bob Yoder, opinion, 8/30/2023

UPDATED: Four-acre Downtown Project Will Tear-out Six Multi-family Residential Buildings, Reach Eight Stories

The Chelsea Square Master Plan site is approximately 172,989 sf (4 acre) and is located at the northwest corner of the intersection of NE 83rd St and 164th Ave NE. The site is located in the vicinity of the  Redmond Fire Department building, the Skate Board Park, the transit center and the Redmond City 8-story twin tower complex currently under construction.  

The developer's video presentation of the project.

A 3-story multifamily development with 6 residential buildings, a clubhouse, carports, and surface parking will be torn down to make room for the project.   

The proposed Chelsea Square Master Plan  is an 8-story mixed-use development with ground floor commercial uses and one level of below-grade parking. The proposed development includes 20% public open space to allow 8 stories. The project consists of two phases. Phase 1 includes approximately 400 apartments and 350 parking stalls. Phase 2 includes approximately 300 apartments and 300 parking stalls.

Chelsea Square apartments are in the "Town Square Zone."  This zone is intended as an area for the densest employment and residential uses in the Downtown.

This project is currently under review by the Design Review Board and I'm sure they would appreciate your feedback.  Email: dlee@redmond.gov

-- posted by Bob Yoder, 6/21/2023, updated 7/17/23

Council Notes: Bicycle, Pedestrian, Vehicular Crashes

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

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

- Bob Yoder, opinion, 6/15/2023

The Legacy of Rosemarie Ives

Mayor Rosemarie Ives - Redmond's unprecedented 4-term mayor

I have the strong opinion that the mayor should make the City a priority...in the beginning learning as much as possible about the organization, its responsibilities AND keeping in touch with the people in an authentic way on a regular basis.  Unfortunately, Mayor Angela Birney is president of Suburban Cities which I think shows poor judgement and she's not paying attention to what's going on at home. 

When I ran for Mayor the first time, I had four priorities and I believe they served the people of Redmond very well--they were real simple:  open and responsive government, environment, prudent financial management and a teen agenda...."Together, we create a community of neighbors" was my "theme."   I always said that if I was doing the right things, the right way at the right time  for our youth today and for the future, we adults would be fine too!

 

Some people make a thing of "legacy."  The ones who talk the most about it, do the least. Upon reflection I would like to believe my "legacy" was that the people of Redmond had an advocate at City Hall--someone who was always considering what was best for the people who call Redmond "home."  

 

There were so many accomplishments as a result of so many people willing to work with me to do our collective best...Yes, I am proud of the four environmental Riverwalk projects along the Sammamish River, that we went from 16 to 36 parks during my tenure, Youth Leadership Day, Old Firehouse teen center, the tagging wall, the skate park, Redmond Youth Partnership, so many environmental initiatives that were recognized at the national and regional levels,  Redmond Lights, flower pots on every corner downtown, rather than an enclosed mall that was proposed in 1988, when I was elected the Town Center owners came forward with a new, open air mixed use design , a senior center that flourished with great programming and high participation, the 40 year lease that I negotiated with the Lake Washington School District for the Old Redmond Schoolhouse Community Center for a total of $80,000 (that John Marchione broke after 20 years)...televising city meetings and producing very informative programming, ...those are a few of the things that come to mind.

Posted by B. Yoder, 4/24/2033

An Enhanced Historic District linked to RTC Will Mutually Stimulate Business

 An enhanced Historic District linked to RTC will stimulate business to both. The Downtown Park would be more lively. 

The Historic District is bisected by Leary Way, just to the west is the downtown park (DTP,) Redmond Town Center Retail (TWNC) is circled in red. Two 12-story buildings are planned.  It's possible BJ's may be demolished to further densify. 

Connecting the Downtown Park with the Historic District and RTC could create a valuable alternative pedestrian route for Redmond Lights, seasonal festivals and mobility in general. Food trucks (?) music and other entertainment at the Downtown Park would would attract pedestrian shoppers.  Strolling into the Historic District, the paradors could rest and stay warm at the eateries and shops.  At 164th, a crosswalk would link the district to RTC.  Artwork and wayfinding signage would draw people into RTC and the Historic District to shop, eat and be entertained.  We'd have a more dynamic downtown.

To make it all work, the Historic District needs to be enhanced.  Leary Way, bisecting the Historic District, should be a "Safe Street" for pedestrians and bicycles; limited cars.  Alleys might be restored. Some of the buildings would be restored or enhanced.  Others remodeled or rebuilt.  One Redmond has a deep interest in the vitality of small business. 

To date, Mayor Birney hasn't considered enhancing the district with the help on One Redmond.   An enhanced Historic District linked to RTC will stimulate business to both; the downtown park will be more lively.  

If you like this route and /or think the Mayor Birney should start improving the Historic District will you email her at Mayor@redmond.gov?  

-- Bob Yoder, 4/24/2023

   Community volunteer

Redmond Town Center's Heron Art

click pictures to enlarge

 

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

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

UPDATED, 3/27: Green Rooftop Camouflages House, Contributes To Sustainability

 

This neighborhood home is tucked away from all the commotion.  Note how this living, green rooftop camouflages the house and contributes to sustainability.
(click picture to enlarge)

                                                                          

Walking around the Education Hill neighborhood this Spring day we noticed this house had a green and grey roof.  It seems to be holding up quite well. Council Member Jessica Forsythe and others constantly ask the Mayor for green rooftops on new buildings. A tiny green rooftop is planned for the Senior & Community Center.  The city compensates developers for Landmark Trees by "Exceptions."  The same should be done for green rooftops, perhaps as a small amenity.

-- B. Yoder, opinion, 3/25/2023 by

References: 

CITY OF REDMOND / SEATTLE COMMERCIAL

(Note, A City of Redmond is in Oregon)

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  Low-Impact Development (LID) | Redmond, WA

  https://www.redmond.gov › Low-Impact-Development

  Compost amended soil. - Green roof. - Tree preservation. 172nd Ave NE, Summer 2010, -The City's first rain garden in the 172nd Avenue right-of-way.

21.67.040 Techniques and Incentives for Development

municipal.codes

https://redmond.municipal.codes › RZC

Technique	Points Awarded – Residential Development	Points Awarde...
2. Drought‑tolerant landscaping	1	1
• 20 percent	1	1
• 30 percent	2	2

View 19 more rows

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  Definitions | Redmond Zoning Code

  https://redmond.municipal.codes › RZC

  A landscaped roof is distinguished from a green roof by not incorporating a bioretention facility as part of its structure. Effective on: 4/16/2011. Landslide .

City of Redmond – Grass Lawn Park Phase III Project

WA.gov

https://apps.ecology.wa.gov › documents

“Green roof” for new maintenance building. The roof is partially or completely covered with vegetation and soil planted over a waterproof membrane. • Play areas ...