Chicago Firm Bought Redmond Town Center For $192 Million

The open-air Redmond Town Center has often struggled to keep up with tawnier local shopping centers and has suffered from the rise of e-commerce. (Steve Ringman / The Seattle Times)

You may have heard Redmond Town Center was purchased by Chicago-based Fairbourne Properties in 12/31/2019.  Fairbourne owns or manages 16 other properties. The Center was on the market for 1.5 years. In 2013, the sellers purchased the 120 acre property for $127 million.  

The property has three parcels:  a two-story shopping center, former Macy's (now housing Amazon engineers,) and adjacent commercial property.  The three parcels combined are 21.5 acres.  

According to a Seattle Times article, "Redmond Town Center suffered from e-commerce.  The "village style" open-air mall struggled to keep up with "tonier" Bellevue Square."  (Is a large, covered pedestrian place in the offing?)  The Times reports the tenant mix will lean heavily towards local retailers, restaurants, and health and fitness.

-- Bob Yoder, 7/15/2022 

Source:  Seattle Times, Paul Roberts, 12/31/2019

"Redmond Lights" Annual Winter Festival

REDMOND, WA - The City of Redmond presents Redmond Lights, its annual Winter Festival, on Saturday, December 3 from 4:00–8:00 pm. The event brings community together to experience light displays, performances, and activities that celebrate the magic of the winter season and the City’s cultural diversity. 

Starting at 4 pm at the Redmond City Hall Campus, attendees will enjoy highlights such as lantern making, watching light performer Kingsley Casayuran, and collecting their signature Experience Redmond light blinkers (while supplies last). Mayor Marchione, along with special guests, will then light the campus oak tree, before departing on the enchanting luminary walk to Redmond Town Center.

During the walk down the Redmond Central Connector visitors will take in the sights and sounds of returning favorites such as Japanese Taiko drummers, fire twirlers, and Keith Highlanders Pipe Band, and enjoy eye-catching new light installations by four featured local artists.

Register now for the 7th Annual Redmond El. "Hawk Walk and 5K Run!!"

DON'T MISS THIS ONE!

THIS SATURDAY, APRIL 26, 9AM, Redmond Town Center !

7th Annual "Hawk Walk & 5K Run" fundraiser for Redmond Elementary School!

Register in the morning at RTC at 8:00 ish.

Come join some of the top competitive runners from throughout the region, Redmond Councilwoman Kimberly Allen, and your friends and neighbors at the 7th Annual Redmond Elementary Hawk Walk and 5K Run this Saturday, April 26, at Redmond Town Center. The event includes both a 1-mile walk/run starting at 9:00 am and a USA Track & Field-certified 5K race starting at 9:30 am.

Last year, more than $14,000 was raised for programs at Redmond Elementary School thanks to the support of Redmond area businesses This year’s top sponsors include Watermark Credit Union, now in its third year of sponsorship, and the 2008 Blue Ribbon Sponsor is Redmond Town Center, in its 7th year of sponsorship.

Other sponsoring businesses include Redmond General Insurance, Redmond Medical Center, ANM Electric, Helsell Fetterman, Family Pancake & Dinner House, Jazzercise, Jet City Pizza, JJ Mahoney’s, Lee Johnson Chevrolet, Redmond Physical Therapy, and The UPS Store.

DID YOU KNOW? Redmond Elementary has a very diverse student population. The school often enrolls children from two local shelters, and nearly 42% of the students participate in the free/reduced lunch program. Nearly 18% of the Redmond Elementary student population speak English as a second language. All profits from the race will benefit the students at Redmond Elementary.

All donations above the race entry fee for this event are tax-deductible. The success of the event allows the PTSA to finance programs including: Classroom equipment and supplies; field trip scholarships and transportation, academic enrichment, and emergency preparedness.

Questions? email Alina

The PTSA WEBSITE FOR REDMOND EL IS: http://redmondelptsa.org/.

Council writes $5,000 check to Saturday Market; plans to move Market downtown someday

THE SATURDAY MARKET

In their February 8, Study Session Council authorized President Cole to write a $5,000 check to the Saturday Market from their 2011 Council Contingency fund . The *36-year old Market had been close to closing two years ago when Market President Jim Hoagland pleaded for support. This is the third check in three years.

President Richard Cole said in the last two years council gave $5,000/year to it's aid.   The Mayor said staff  "looked at the Saturday Market's books the first year (2009) and  found the number of vendors and market shrinking."  So, the $5,000 payments were tied to marketing.  Mayor Marchione said "after this first year the Market had the largest number of attendance and the largest number of booths."

Councillor Hank Myers said lots of other markets are supported by cities.  Councillor Kim Allen said they discovered the Market was paying huge rent when it was supposed to be free according to when the contract was first negotiated with the Redmond Town Center.  Cole said the **$23,000 rent to RTC was "a huge huge amount";  Councillor Hank Margeson shook his head in agreement.  Margeson said other communities have their Market in a downtown park and Cole agreed, saying most markets like Woodinville's and Kirkland's are in public spaces and don't pay rent.  Bellevue and Auburn also have their markets in donated space.

Allen noted the Saturday Market is a huge community builder and important to the city's sustainability goals, with access to local foods.  Councillor David Carson started a talk on parking with his concern for the nearby hotels.  Margeson said RTC has plenty of parking, after a short walk.  Councillor John Stilin suggested the dirt lot across Leary Way.  Mayor Marchione revealed the space "is programed to be developed into a parking lot in five or six years.." 

Stilin talked about closing streets off for a market with street vendors as do other cities. Mayor Marchione said part of the downtown plan allows to close Cleveland Street in 5-6-years to create space for the Market.  "The Park, Redmond Connector, and Market would bring synergy to bring people together" said Marchione. 

Reported by Bob Yoder
Watercolor by Patti Simpson

Read  ** "The Costs of the Saturday Market", 9/19/10. >>>>
Read More >>

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

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

 

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

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

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

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

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

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

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

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

-- Bob Yoder, 7/8/2022

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

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. 

Brightmont Academy School moves to Redmond Town Center

Brightmont Academy, a private school specializing in one-to-one instruction for students in grades 6-12, celebrates its one year anniversary in Redmond Town Center. The one-to-one instruction model enables all aspects of a student's education program to be customized. Brightmont Academy offers a flexible schedule and engaging learning environment. In addition to students who attend Brightmont Academy as their private school and intend to earn a diploma through Brightmont, students may take individual courses to earn credit toward a diploma issued by their local high school, or receive a wide range of support services, including tutoring for grades 3-12, test prep, and career planning advising. 

By moving to Redmond Town Center, Brightmont expanded its facility to offer 17 individual learning rooms designed specifically for one-to-one instruction, a student gathering area, and a lunch room with a full kitchen that provides students with a comfortable space and encourages socializing during break times. In addition, the Redmond campus added a science lab and a new, quiet homework studio area for independent work. “With this additional space, we have had increased availability for students who can benefit from one-to- one instruction,” said Campus Director Sheila Harrison. 

Brightmont Academy was established in 1999, and celebrates its 17 year organization anniversary in addition to celebrating one year in the Redmond Town Center location. Currently there are 3 campuses in Washington State - Seattle Northgate, Redmond, and Sammamish with a 4th planned soon in Woodinville - as well as campuses in Arizona, Michigan, and Minnesota. 

On Thursday, September 15 Brightmont Academy is hosting an all-day open house and anniversary celebration. Please feel free to stop in any time between 9AM and 5PM to meet our experienced staff, enjoy refreshments, and tour the Redmond campus. For more information, please visitwww.brightmontacademy.com or call 1-888-521-0887.

Redmond Safety Alerts, By the Redmond Police Department

By Mike Dowd

RPD Crime Prevention Officer

 

FUNDRAISER:

Redmond Tip-A-Cop

When’s the last time you had a police officer pour your iced tea and serve your fries? On Saturday October 12^th from 11:00AM – 3:00PM and 4:00PM – 8:00PM stop by the Red Robin at Redmond Town Center or in Overlake (2390 148^th Ave NE) and have some food, fun, and support the Special Olympics athletes! Members of the Redmond Police Department will be on hand to help serve you and will have their vehicles for photos (and some “arrests” if you don’t behave!). They will be accepting tips which will go directly to support the Special Olympics of Washington. Come join the fun!

SCAMS:

We have been seeing an increase in frauds/scams

Here’s a description of three of the types of scams we see on a regular basis:

 

1. Victims receive a phone call from someone who says he is from an official sounding agency (ex. “Federal Crime Bureau Enforcement”) and is told they need to send money or they will be arrested, deported or that the money is needed to post bail for someone.
2. Victims, usually elderly, receive a phone call stating their grandson is in legal trouble in a foreign country and they need to wire money to get their family member out of jail.
3. Victims receive a check, usually from the sale of items online or answering online ads.  The check is for more money than the agreed upon amount and victims are asked to wire the extra money somewhere.  The check turns out to be fraudulent (not usually determined until after victims send money) and victims end up sending their own money.

Reminders:    If it is too good to be true, it is.  Trust your instincts.      Government agencies do not do business over the phone.   Never be afraid to run a scenario by a friend to make sure you are not being “wowed or scared” into sending someone money. 

Everyone always says they will never fall for these type of scams, but these guys are very good at what they do and can often be very convincing.  Read More >>

UPDATED, 2/12/2024: Redmond Town Center Could Have 12-Story Buildings

RTC / Kidder.com

Update 2/2024:  RTC will have two 12-story buildings and potentially two 7-story buildings according to their new Master Plan.  

Several years from now, Redmond Town Center (RTC) may be torn down and redeveloped.  The vision is "to encourage redevelopment of RTC from an auto-centric suburban campus to a walkable mixed-use urban neighborhood."  The light rail station is a step away; it's a primary driver.  Council is presently  reviewing, the Master Plan, Zoning amendments, and the urban center element.  To a small degree the Planning Commission is involved.  

The developer, Fairbourne Properties, is asking Council to remove constraints and be flexible, as follows:  

• build as high as 12 stories "in return for public benefits."
• removing the 600,000 square feet requirement of minimal leasable areas.
• remove the minimum retail provision
• remove the commercial provision

Councilmembers asked staff for information in preparation for their Study Session two weeks away:

Councilmember (CM) Vanessa Kritzer wants an explanation of "building up in return for public benefits." She was concerned about sufficient affordable housing. CM Jessica Forsythe wants a dedicated community for start-up businesses.  She asked for a map with building heights, holistically including nearby property owners. CM Steve Fields wasn't certain how "auto-centric" the area is . CM Melissa Stuart wanted discussion on protection of the large open space owned by RTC.  A stream buffer could be vulnerable.  She asked for 2021 Council conversation records.

Planning Director Helland asked the public to give their input to the Planning Commission. To comment email Chair Sherri Nichols at planningcommission@redmond.gov.  It's my understanding the 
Commission has had two Study Sessions but only two citizens commented at their Hearing. This is a huge development. Consider commenting.

The applicant, Fairbourne Properties, LLC is a full-service real estate investment and property management company focusing on acquiring, managing and asset managing office, retail, and mixed-use properties throughout the United States.  Fairbourne is the property manager of the "Redmond Town Center Creekside Crossing."  The firm is also the applicant for redevelopment of the Center.  

-- Bob Yoder, 4/6/2022

    Source:  City Council Business Meeting and Agenda memo, 4/5/2022

###

This vision for another urban village development near QFC/Redmond Center/Opportunity Building:

"The timing of the 22 acre Nelson Master Plan redevelopment will be gradual and evolutionary. You will not see sudden, rapid, dramatic changes.  Our vision is to gradually create an urban village and the central place in the downtown where the community can shop and gather, and also a place where people can live and work.  The timing of each project in the redevelopment will be determined by many factors, including the leases of our current tenants and the needs and opportunities presented by the marketplace.  Since retail is an important component of the vision, we will strive to retain our current tenants."

--Tom Markl, CEO Nelson Properties

OPINION: THE SR520 EXPANSION BETWEEN THE SAMMAMISH RIVER BRIDGE AND REDMOND WAY - From 4 lanes in 1992 to 8 lanes in 2008. But at what cost?

How many people remember what traffic was like on 520 in Redmond in 1992 when the freeway expansion and improvements were first approved? Back then, the eastbound lanes of 520 ended at the stoplight on Redmond Way and cars waited in line to cross onto Avondale Road or turn left or right onto Redmond Way. A trip from Overlake in Bellevue to UPS on Union Hill Road in the afternoon could take an hour or more. The addition of the flyover so that cars didn’t have to stop at the light on Redmond Way was such an improvement (although everyone was dismayed when it only had one lane in each direction.) In the past year, an additional flyover was built to allow traffic from westbound Redmond Way to flow directly onto 520 without stopping at the traffic lights on Redmond Way. This summer the Department of Transportation plans to start adding four additional lanes to 520 so that there will be four lanes in each direction. The new lanes are to be built on the north side of the freeway in the area now occupied by the Bear Creek floodway. click picture to enlarge


In 1992, the Redmond Town Center site was an empty field that had been a golf course and before that, a farm. The land was part of the Bear Creek 100-year flood plain so when a major storm occurred, storm water from Bear Creek could flood north towards the railroad tracks where the main parking garage, REI and Macy’s are now located. The whole area could flood to a depth of 2 to 3 feet for a day or two and then the floodwater would recede. When Redmond Town Center was constructed, most of the site was filled in with millions of cubic feet of trucked-in dirt and the elevation of the entire site was raised about 5 feet. Stores, offices, parking lots, roads and sidewalks have been built and the empty fields that once stored floodwater from Bear Creek now contribute to the run-off that flows into the creek. Even more of the flood plain was filled when the Bear Creek Parkway was built around the perimeter of the mall.

Upstream along Bear Creek and Evans Creek, new developments have dumped their overflow runoff into tributaries and storm channels that drain directly to the creeks. The creeks now overflow their banks when the valley gets more than 2 inches of rain in a day. The Keller Farm fields between Avondale and Union Hill Roads regularly flood with storm water from upstream. With the extra floodwater from upstream and the flood plain north of Bear Creek filled and built up, the floodwaters from Bear Creek fill the entire channel between the Bear Creek Parkway and SR520. During the December 3, 2007 storm, the floodwater was within 3 feet of the shoulder of the westbound lanes of 520!

There is way too much water flowing through a channel that has been narrowed by the Town Center development on the north side of the creek. And the Washington Department of Transportation (WSDOT)wants to reduce the channel and floodway on the south side of the creek even more by adding four more lanes to 520. The new lanes will extend 40 feet north of the westbound shoulder where floodwaters gush whenever we get a major storm. Untreated run-off from the new lanes will be washed directly into Bear Creek during major storm events. Salmon depend on this channel to get to their highly productive spawning beds upstream in Bear Creek, Evans Creek and Cottage Lake Creek. Narrowing the floodway with the new lanes could also cause severe flooding upstream especially near the Bear Creek Shopping Center and along Redmond Way.

The SR520 expansion plan was approved in 1992. Since then, a lot has changed in Redmond and the Department of Transportation’s plans for 520 and Bear Creek have become obsolete. Maybe it’s time for a new plan – for the sake of the salmon and the city.

[Historic Bear Creek flood plain boundary drawn from the 1992 Environmental Impact Statement (EIS) for SR520, Figure 3-8: FLOOD PLAIN AND FLOODWAY BOUNDARIES, p. 3-47 and from the Flood Insurance Rate Map (FIRM) Parcel 390 of 1725, Map #53033C0390G, March 30, 1998.]

Bob Yoder
Susan Wilkins, co-author

Gunman robs computer store at Redmond Town Center

Komo News, 6/11

 

REDMOND, Wash. -- A gunman robbed a computer store in the Redmond Town Center Thursday evening, then ran off to a nearby hotel, prompting a massive police search.

Officers were called to the Redmond Town Center Mac Store near 16500 NE 74th Street at 8:15 p.m. after a report of three store employees who were robbed at gunpoint, according to Tim Gately with Redmond Police. The gunman then stuffed cash and some Apple computer products (including laptops, iPods and electronics) into large plastic bags and ran off into the Marriott Hotel nearby.

Witnesses there said they saw the man enter the hotel with the bags and a backpack. As he moved through the hotel, he dropped the bags of stolen items and then exited the hotel, leaving a backpack in a nearby parking lot, Gately said.

Police dogs captured the suspect's scent off the backpack, leading officers west of the town center area toward the downtown core, but the trail has gone cold and the suspect remains on the loose.

Back at the scene, officers recovered what appeared to be a small handgun from the backpack, but it may be an airsoft pistol, Gately said.

The employees described the gunman as a white or Hispanic man, about 5 feet 8-to-5 feet 11 inches tall weighing about 180 pounds wearing a long-sleeve blue vertical stripped shirt, dark blue jeans, and a blue baseball hat with bandages on his face. If you see him or know where he is, you're asked to call 911.

Gately said no one was hurt.

7/25/07 - My last Redmond Reporter column - never published

Below is my last "Citizen Watch" column --unpublished by the Redmond Reporter after the Ives Administration sent an Advisory to discontinue my column.

ABREVIATED HISTORY OF OUR CITY OF REDMOND MAYORS

After 16 years in office Mayor Rosemarie Ives has called it quits. Voters now have a huge opportunity to shape Redmond's future in our vote for either Marchione, Plackett or Robinson on August 21. To understand the challenges facing our next mayor we must look to our past.

Since 1912, Redmond has had nine mayors. All were "strong" or "executive" mayors – meaning they managed the city's business, carried out council policy, performed ceremonial duties and were elected representatives.