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

Imagining a new town center

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

A partial summary of the proposed amendments appear as follows:

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

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

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

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

SOURCES:  

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

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

FAIRBOURNE Properties (owner)

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

Engage with the community and the owner HERE)

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

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

-- Bob Yoder, 2/23/23

Resident Worries About Mobility and Parking at New Redmond Town Center

Andrew left his comment on the RTC consultant's "feedback website."   Your feedback is welcome too!

Here are my general thoughts on RTC and any potential enhancements to it: (1) I'd like to see some sort of pedestrian/ bicycle (but not automobile) connection to Marymoor Park, by either a pedestrian overpass or tunnel across WA-520 and the soon-to-open light rail tracks. (2) I support the expansion of light rail to Redmond, but I have always thought it ridiculous that the terminal station adjacent to RTC will not have parking. A suburban train station, especially one at the end of the line, needs parking in order to be reasonably successful; transit planners are living in a naive la la land if they think suburban commuters are interested in riding buses to connect to rail transit. I'd like to see any redevelopment of RTC include light rail parking. (3) I worry about traffic into and out of RTC; the area is blocked by 520 on the south and southeast, and routes in from other directions seem "tough", with lots of traffic lights and intersections and convoluted routing requiring lots of turns, on roads that already seem strained to capacity at peak times. (4) RTC needs some kind of a "hook" to be successful . . . some unique business or restaurants or experiences. Currently there is no reason for anybody outside of a 5-mile radius to come to RTC. I live 2 miles away and rarely come. Usually when I go it's to meet someone at Starbucks; I spend my $5 there, have my meeting, and leave.

-- Andrew K.

Opinion: Redmond Is Losing It's Charm; Will woonerfs Bring It Back?

Six-story Redmond Square on 166th Ave. neighborhood arterial 

"I live across from new apartments being built…more high rises , more traffic , etc etc . Too much and the charm disappears ! Redmond Downtown Park a nice meeting place and events like Redmond Lights great! But noise is increasing and traffic is worse … and charm may disappear!!"

Linda T.   11/28'2022

Source: "Friends Who Like Redmond Neighborhood Blog"

"Our small, semi-rural town. Whatever happened to the Woonerfs with which Planning Staff confronted us poor Planning Commission Schmucks for months?"  I'm tired of thinking of my time spent there.

F. W. 11/28/2022  FWLRNB

Mr. Pantly, a "green developer" of value is very pleased that his woonerf aka "living street" is the first in the city.  It's adjacent to his "micro" apartment building covered with art.  Last time I heard, Council is very excited about the prospects of a woonerf for the huge "Value Village" apartment project.  And a woonerf is planned for Redmond Square!  Trending!!  However, please know woonerfs slow traffic considerably.

-- Response by Bob Yoder, 11/28/2022

What's a wooderf?  Also known as "Living Streets."  They began in the Netherlands.  Pedestrians can use the full width of the public road; bicycling and playing is also allowed.  Drivers may not endanger pedestrians or hinder them; if necessary they must stop. Furthermore, they need to be twice as careful regarding children. Pedestrians may not obstruct traffic unnecessarily.  Speed is limited to 20 km per hour.  Parking is forbidden, except where there are visual markings.  B.Y.

This has to be one of the worst ideas that I’ve ever heard of, especially with the deplorable driving habits that have become the norm here. And have we forgotten the tragic death of the toddler a few years ago in Redmond Town Center (by a slow speed vehicle)?  -- Blog reader.

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, 10/25/2023 New Owner of Redmond Town Center Proposes two 12-story Towers

 

Redmond Town Center's new owner proposes two 12-story towers.

Fairbourne Properties is the new owner of RTC.  David Harvey is the President.

Vision Statement:

 "We have partnered with a collection of world class architects and designers to reimagine and enhance Redmond Town Center, updating it from an interior-facing, auto-oriented, outdoor mall into a true mixed-use, transit-oriented, walkable Town Center that elevates existing tenants, excites future retail partners, and engages the local community."

Posted by Bob Yoder, 10/25/2023

Utility-Box-Art -Wraps On Leary, the City Can Do Better

from sidewalk 

 

facing Leary Way

Traffic Operations and Cultural Arts doesn't seem like a good mix.  Just look at it.  IMHO, the Cultural Arts Administrator and Commission need to up their game for things to come, like Redmond Town Center and Overlake and downtown buildings with plazas. Box art can be cool (library) but the 2050 goal for equity and inclusion will require a myriad of significant cross-cultural art works. 

According to the Cultural Arts Administrator, the utility box artworks were selected from a public art call as part of a pilot program by the City (a partnership between Traffic Operations and Cultural Arts) 

The utility box artworks were selected from a public art call as part of a pilot program by the City (a partnership between Traffic Operations and Cultural Arts)

 

Info on the artist can be found on the Cultural Art web pages -- Arts & Culture | Redmond, WA

and our communications team is working on some stories and posts coming soon. We will also be adding signage next to the boxes in the coming months.

The artists were paid $250 each.  

-- Photos and opinion by Bob Yoder, 10/31/2022

   click on the photos to enlarge

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

A rendering of the new Redmond Town Center

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

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

3. Benefit:  Covered retail is already in place.   

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

.

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

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

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

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

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

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

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

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

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

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

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

Out with "Bed Bath and Belong," in With H Mart Grocery Store

 

Tenant improvement and change of use from an existing vacant building to a new grocery store and 3 leased spaces. Interior and exterior alterations including new walls, ceilings, new exterior storefronts with doors, (2) elevators and stairs.

SITE:  Formally, Bed Bath and Beyond.  Owned by Redmond Town Center

Source: Design Review Board

Posted by Bob Yoder, 10/24/2022

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

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

 ATTENTION PUBLIC:  

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

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

Your comments are encouraged!

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

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A  RESIDENT'S COMMENT TO THE PLANNING COMMISSION: 

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

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

 

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

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

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

Updated by Bob Yoder, 10/18/2022

UPDATED OPINION: Big Possibilities For Redmond's Overlake Urban Center

 

Redmond is trying to do something like this. Woodinville, above is designing some attractive buildings and open places for pedestrians and bicycles. These buildings are next to City Hall.  Notice the wide sidewalks with lighting and landscaping on either side. The corridor is an alley.  

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I'm one of the few in Redmond that actually listen in to the Planning Commission meetings. [I think the city is working them too hard.] The commissioners studied the "Urban Pathway" concept last night.  Elements are 12-foot wide sidewalks with 8-feet of landscaping on either side.  The sidewalks have lighting and are intended for pedestrians (not scooters.)  They will connect to plazas.  Setbacks weren't discussed.  A favorite commissioner, Tara Van Niman was very positive about alleys.  She said they draw people in and are perfect for cafes and pubs.  

Urban Pathways are intended only for the Overlake Urban Center area. The planners missed their calling for the downtown. Very sad.  However, the concept could be applied for the Nelson Legacy Village and Redmond Town Center. 

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SHOCKING!  Currently, Overlake is zoned 12 stories.   Now the city is seriously looking at 30-story  heights for Overlake, in the vicinity of Sears, as noted in the 9/7/2022 PC meeting.  

Laugh at me if you will, but could the 30-story rezone be attributed to downtown seismic conditions as described on one of my posts by a blog reader?  

Well put Bob! We discussed this at length during one of the planning meetings for the Redmond 2050 planning process. Most of us felt that due to the aquifer and the risk of earthquakes we need to push more of the development into the Overlake and surrounding areas. However some of the surrounding areas are at risk for landslides. There’s no perfectly safe space, but losing her aquifer because the building collapses into it would be catastrophic for Redmond. Thank you for responding, I am also being more aware of the various buildings going up near downtown. I feel like we don’t get enough of a notice. I think the city should be required to send notices to a wider area for each project. There are projects that are Amir two blocks from me that I have not received information for. Be alert citizenry and reach out

Jeff Churchill, the intelligent Long Range Planning Manager went back and forth with the commissioners on how the three major master planned developers in Overlake would respond well to a 30-story rezone.  (Sears, Limited Edition, and Seratige)  It appears the city is encouraging the three to wait for the 30-story rezone; especially Sears. Is the push to densify Overlake attributed to the seismic conditions of our shallow downtown aquifer?  Council Member Dr. Jeralee Anderson would be a good one to ask.  She has a PhD in Civil Engineering.  

-- Bob Yoder, opinion, 9/28/2022

EvergreenHealth Opens Redmond Town Center Primary Care

Yeah! KUDOS EveregreenHealth! Now let's get "Behavioral Health Urgent Care" in our community to keep patients out of the emergency room and in safe hands.

EvergreenHealth Primary Care, Redmond Town Center opened its doors on Monday, but today we made it official with a ribbon-cutting featuring Dr. Jeremiah Pamer, Dr. Jordan Collier, and Dr. Eliana Vasquez.

Many thanks to Redmond mayor Angela Birney, EvergreenHealth Commissioners Virgil Snyder and Dr. Chuck Pilcher, CEO Dr. Jeff Tomlin, COO Chris Bredeson and more for joining the celebration! (EvergreenHealth Facebook page.)

EvergreenHealth Primary Care - RTC
7345 164th Ave NE, Suite 1-105
Redmond, WA.  98052
425-522-8312

How to find us:  Our entrance is on the ground level right off of NE 74th Street between 163rd Place NE and 164th Avenue NE. 

Get care from the experts at our clinic in the comfort of your home when you select a virtual visit when scheduling your appointment. Hours 8-5 Monday through Friday.  Closed Saturday and Sunday. If you need a same-day appointment, we ask that you call the office. 

We're located in the southwest corner of the Redmond Town Center directly across NE 74th Street from the Seattle Marriott Redmond.Free parking is available behind the building off of 163rd Place NE.

 Website, 8/29/2022, excerpted

Posted by Bob Yoder, 8/29/2022

UPDATED: The Unique Character Of Redmond's Wooded Hillsides

Six-story Redmond Square Apartment construction - Can you see the evergreen hillside? / Bob Yoder

Guy Jakobson, an urban landscape consultant with Berger Partnership, said at a Council seminar in 2007 "the unique character of our "wooded hillsides" surrounding the city is special. He said the wooded hillsides were an under appreciated city asset. 11/9/2007 

This picture made me think about the city's current "urban center" plan developed 25 years ago.  Do you see the trees on the ridge?  The treed hillside will "vanish" (from this angle) once all six-stories from the apartment building are up.

Quick story:  The "urban plan" was to "ensure that Downtown building heights respect views of tree lines and adjacent hillsides and contribute to the development of urban space that feels comfortable for pedestrians.  This would be achieved by limiting heights to 5-6 stories. The height is to be in proportion to the Town Center zone and elsewhere but could increase in height when accompanied by exceptional public amenities."

Fast-forward to today with the coming redevelopment of Redmond Town Center:  The city is keeping the current "urban plan" unchanged except for broadening the developer's ability increase height when "advancing business diversity, housing, and environmental sustainability goals"  

Thirteen years ago we really didn't appreciate "the unique character of our wooded hillsides."  We took them for granted.  Look around today.  Almost from any angle we are losing our evergreen hillsides.  Guy was right. 

Yet, as an astute reader said, looking at the bigger picture, if we value our green spaces we need to grow "up" versus "out".  

-- Bob Yoder, 7/18/2022

   Source:   Attachment B. Urban Centers Element Amendments DT-11

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

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."

Update: 2022 Derby Days Grand Parade

Our City Council members are rounding the corner!  Council member Jessica Forsythe is the festive one in yellow sneakers.  She's Council President.  Do you see Council member Vanessa Kritzer with the baby bump?  She's making modern history in Redmond as the first ever pregnant Council member! 👶 Vanessa is Council Vice President in a very challenging year.  (Rent regulations, Tree regulations, Public Safety Levy, Town Center amendments, Evans Creek realignment, Senior Center funding decisions and on.)  Councilmember David Carson marches as the senior member with over 13 years under his belt.  Councilmember Melissa Stuart (in red) lives in Overlake Urban Center where representation is sorely needed.  Varisha Kahn is back from a long illness marching with hat. Jaralee Anderson poured OJ at the firefighters' breakfast.  Steve Fields wasn't seen. 
 

click to enlarge

Former Mayor of 16 years, Rosemarie Ives and Jerry Torell hold the banner as the Redmond Historical Society members march with organic vegetable and fruit costumes, in concert with the parade's sustainability theme.  

-- Bob Yoder, picture and video, 7/9/2022

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 

11th Annual Redmond Arts Festival

 

Redmond Town Center, 2022

VALA Eastside and Redmond Town Center are excited to gather artists, craftspeople, and designers for the 11th Annual Redmond Arts Festival at Redmond Town Center. This two-day outdoor festival takes place July 8th-9th, 2022, and features approximately 60 artist booths, a community art project, and live entertainment. The festival is produced in conjunction with Redmond’s annual Derby Days celebration at Redmond City Hall which features a parade, music, food, and kids' activities, and has an expected combined attendance of over 15,000 people. The entire City of Redmond is activated with art and festivities on these days. 

ARTS FESTIVAL DATES/TIMES

Friday, July 8th            12pm-8pm
Saturday, July 9th        12pm-8pm

UPDATED: Council Studies Impact Of Construction On Drinking Water

Station House Lofts, downtown aquifer dig, 3/2017 / credit Bob Yoder

The  proposed goal of  the temporary de-watering regulations is "to ease tensions between "compact growth" and drinking water." (Jessica Alakson)

Downtown Redmond and Marymoor Village lies over a shallow, sandy aquifer from which the City  gets 40% of our drinking water.  Jessica Alakson, the City geological scientist gave Council a brief report on actions the City is taking to protect the aquifer from development of 1-2 stories of underground parking garages.   

The aquifer is mapped by "Critical Area Recharge Areas" (C.A.R.A.).  One day, Redmond Town Center will be redeveloped with 12-story buildings and one or two levels of underground parking. Town Center is in the high priority C.A.R.A. Type 1 zone.  The proposed "Nelson Village" is in the C.A.R.A. Type 1 zone, as well.

Ms. Alakson said excavating the sandy aquifer artificially lowers the ground water-table. Water will be purchased from Cascade Water Alliance if water table significantly drops.  [When water levels drop significantly, it's my understanding the developer may have to pay for the difference.] 

Jessica stated "Temporary Construction Dewatering" will be amended to include the following limitations within the Critical Aquifer Recharge Area (CARA):

 · Limit rate to 5,500 gallons per minute; and · Limit cumulative duration to a maximum of 1 year; and · Limit depth to a maximum of 9 feet below season high groundwater elevation. 

Council member Jeralee Anderson asked Jessica how long it takes to recharge the aquifer?  Jessica said if it's raining heavily, less than a month. The average recharge time is 2-4 months.  Ms. Anderson asked how many projects would be vested from the more restrictive regulations.  Jessica said hardly any.  

No decisions were made.

-- Bob Yoder, 7/6/2022

Source:  Council Committee of the Whole, Public Works, Presiding Officer CM Malissa Stewart

"The Challenge And Need for De-watering"  (a summary of all my posts on Redmond's water.)  BY