Redmond's Woonerf

This Living Street abuts Mr. Pantley's artfully painted Apartment Building "162-TEN." The street runs south on 162 Ave NE towards the Downtown park from 81st Street.

A Living Street is a street designed primarily with the interests of pedestrians and cyclists in mind.  Robert Pantley, an Eastside developer, built Redmond's first Living Street. These roads are still available for use by motor vehicles, however their design aims to reduce both the speed and dominance of motorized transport.  Vehicles drive at the same speed as pedestrians walk. This is often achieved using the shared space approach, with greatly reduced demarcations between vehicle traffic and pedestrians. These street design principles first became popularized in the Netherlands during the 1970’s, and the Dutch word “woonerf” (Living Street) is often used as a synonym for living street.

Living streets protect water quality in rivers and streams by removing up to 90% of pollutants. They replenish groundwater supplies, absorb carbon, improve air quality and neighborhood aesthetics, and provide green connections between parks and open space.  An abundance of rain gardens and trees on this street remove pollutants.  Vegetated curb extensions improve pedestrian and bicycle safety, and calm traffic. 

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Robert Pantley is a Pacific Northwest native and deeply focused on making the region a better place for all people to live. He is a strong supporter of neighborhoods and has a focus in expanding the affordable housing options on the Eastside.

He served as a Kirkland City Council Member, Kirkland Park Board Chair, on the Redmond Code Rewrite Commission, is the past president of OneRedmond and currently focused on how to help small business recovery from Covid-19 challenges while helping current residents with the “We Care Team” that has them working on site to help cover rent and buy food while they make each property shine more from new flowers to painting doors and helping to deep clean each community. The benefits are more together communities with residents able to get to the other side of this pandemic ‘debt free’ with pride in their hearts and more smiling faces than one could imagine.

Robert’s companies, Natural and Built Environments LLC, and Muse Management have grown into a front runner in green building, becoming the Eastside’s key sustainable building company with expertise in transit use and parking realities as integral parts of successful Ten Minute Communities-TM. His companies built the Eastside’s first residential suite communities in Redmond – Tudor Manor and Vision 5, which brought very needed affordable housing to the city. Arete community that was honored to be the LEED Multifamily Project of The Year (Worldwide) in 2017, has been a two time winner of the Washington Governor’s Smart Communities Award, and an ARCH Award recipient.

He has been married to his wife Elizabeth for over 30 years and they raised their four children in Kirkland along with “Grandma.” He is a member of the Audubon Society and enjoys bird watching in his neighborhood parks, reading, and fishing with his family.

Sources:  Robert Pantley's website

                Wikipedia, 12/31/2020

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.

Twin Six-story Apartment Building With "Pouch Porch" and "Woonerf"

Location:  AMLI:  Redmond Way & Avondale Way.  Adjacent McDonalds and Anderson Park; in the old Value Village mall. 

The applicant proposes the construction of two adjacent buildings, referred to as the “West” building and the “East” building respectively. The project includes a "pouch porch" dog run with space for hop scotch, 4-square and living green walls.  The applicant is proposing a woonerf on Avondale Way to safely connect the buildings.

Plantings and a green wall element were added along the ground level to enhance the pedestrian experience along the Redmond Central Connector. Two variations for the integration of planters and vertical green wall trellises are proposed to create visual interest along the concrete wall. 

The west building is a mix of residential and retail uses and varies in height ranging from five to seven-stories. 11,070 sf of commercial retail uses located along Redmond Way. On levels two through seven, there are 249 residential units. 237 internal parking stalls are also provided at ground levels B1 and subterranean levels L1

The east building is six stories and is a multi-family apartment building. Residential amenity space is provided at the ground level. On levels two through six, there are 127 residential units. 205 internal parking stalls are also provided at ground levels B1 and subterranean levels L1. 

A future elevated rail line is proposed south of the project as a part of the Sound Transit Downtown Redmond Link.

-- Design Review Board, April 2022

2021 Private Development -- Low Affordablity, High Commercial

Rendering of Redmond Square (facing light rail) ckos.com

Recap of Redmond Council's 9/14 Study session:

PRIVATE DEVELOPMENT: Summary: 1) excessive commercial space (office space; industrial; multi-family rentals; and retail.) 2) lack of affordable housing units.  

• Of significance, Commercial Space grew 90% from last year.  7,500sf (2020) 77,912sf (2021)  The senior planner glazed over this; council didn't raise any questions. Redmond is becoming a retail desert.  Our planners should report retail statistics and be held accountable. 
• Staff reported 58 Pre-Applications on all projects under review.  😩
• Nelson "Project One,"  4,316 Sq ft Commercial proposed, 25 Affordable units,Woonerf and Open Space.
• Redmond Square:  623 New units, only 62 affordable units, 30,000 Commercial SqFt Retail is getting shoved out.
• Redmond Sunrise Apartments:  93 dwelling units. 2,000 SqFt Commercial (yes, more) Roof top activity deck and Car stackers. Innovative design! 
• LMC South Marymoor Village: 284 Units, 28 low-cost affordble units. Why is 10% affordable units the city standard for all these projects?  Why not an extra story to incent 25% affordable?
• The Spark, 217 Dwelling units, 12,800 Sqft proposed. Here we go again:  22 affordable units.
• Proctor Willows:  195 Dwelling Units, 20 affordable,  22,000 Sq ft. commercial (yep) Trails/Public Art. (Yay)
• NOTE:  President Padhye asked the Planning Director why 10% affordable units are so common in developments. The Director appeared to brush this aside saying the large projects have a higher percentage of affordable.  Why not an extra story to incent 25% affordable?

This clip was taken during Council's Private Development discussion in City Hall. CM Vanessa Kritzer is the first to speak.  She was concerned with the retail driven out of Redmond Square and other developments.  She thought shoppers may have to take light rail to get their things.  Council V.P. Jeralee Anderson asked Planning Director Carol Helland questions related to parking challenges.  Jaralee is up for re-election in November.  

Watch the video in full screen.  It makes a big difference.

 -- Bob Yoder, 9/20/2021 

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.

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** 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.)

Redmond Square Apartment Construction In-sync With Light Rail

 Redmond Square Apartment & Light Rail  

Once complete, Redmond Square Apartments will offer 1,2,3 and 4 room apartments, rooftop activities and many other amenities.  

The two new 6 story buildings with approximately 623 dwelling units will be split by a narrow street (woonerf.)  The site is approximately 3.47 acres.  The Downtown light rail station is a block or two away.  Incredibly convenient.  

Approximately 30,120 square feet of commercial space is  proposed at the street level along Redmond Way, Cleveland Street and 166th Avenue NE. 

Legacy Partners partnered with a Chinese corporation to develop the project. 

Video / Yoder, 5/26/2022

UPDATED OPINION: The Good and the Bad of Redmond Square Apartments

This is the first of two 6-Story buildings under construction

 

REDMOND SQUARE APARTMENTS

Looking Southwest from the corner of 166th & Redmond Way

Two 6-Story buildings with 1,2,3,4 room apartments

Very wide, attractive plaza between the buildings

 Pedestrian friendly "Woonerf" or Living Street between the buildings.

Thousands of commercial square feet.

Use of brick material / balconies 

 Not an eight - nine story project.

Many positives (above), yet some negatives too:  1) brick materials but no wood 2) No explanation of Redmond history related to the project. Is this structure built on a bog, as was the downtown park?  4) No 12 - foot sidewalks with landscaping on either side. 5)  Parking provided? 6)  "Canyon effect" when the second building is up. 7)  3.74 acres - intense massing; 2-city blocks. 8) Art?  9) Plans to build further south someday. 10) "crowding" effect on Cleveland.  11) More than 80/20 affordable housing?

-- Updated Opinion by Bob Yoder, 10/15/2022

    Photo, Yoder

OPINION: Lamenting "Redmond Square"

Sign still up during demolition, photo Yoder 8/15/2021

Below, is an old comment from a reader in response to a (2/2019) video of "Redmond Square mall" prior to demolition. 

"I've heard some say "they're trying to turn Redmond into Bellevue." That wouldn't be much of a problem if we had all the space of Bellevue. (I think Bellevue is a lovely city--it's classy, clean, safe and I haven't noticed the aggressiveness of beggars there like in Redmond.) But trying to squeeze so many high rises into our little town on a bog is an eye sore.  We're basically leveling our town and cramming everything in. When brand new, some high rises may look tidy and clean, but most of them look drab. Honestly, they remind me of Cabrini-Green projects in Chicago. :( As they age and get dirty/moldy they'll become an eyesore to many (to me they already are). And they obstruct Redmond's natural beauty and cast big shadows on an otherwise coveted sunny day. Perhaps this could alter downtown Redmond's microclimate as well. It all makes me sad."

--- Anonymous, 2/23/2019

Above, is a video I took of "Redmond Square mall" currently (7/29/2021) being demolished.  The finished product will be in a prime location next to the Downtown light rail station.  Unfortunately, owing to it's location on Cleveland, 166th & Redmond Way traffic could be a nightmare for at least two years.  Nearby businesses and apartments will have to put up with the noise.

When finished, the Redmond Square Apartments will offer 1,2,3 and 4 room apartments, rooftop activities and many other amenities.  Legacy Partners partnered with a Chinese corporation to develop the project.  

-- Bob Yoder, 8/1/2021.

    Photo, Videos, Yoder 

Redmond's Design Review Board video (above) shows a wide pedestrian plaza, the narrow street, landscaping and significant use of brick. Below are additional details. Some parking will be available but I'm afraid not much.  Light rail, bikes, walking, scooters, and remote are the ticket.

 New 6 story buildings with approximately 623 dwelling units split by a narrow street (woonerf.) The project will redevelop the block bounded by Cleveland Street on the south, Redmond Way to the north, 166th Avenue NE on the east. The overall site is Redmond Square - LAND-2021-00220 2 | The site is approximately 3.47 acres.   Approximately 30,120 square feet of commercial space is  proposed at the street level along Redmond Way, Cleveland Street and 166th Avenue NE. The southern portion of the property will be separated by a Boundary Line Adjustment for future development.  (Design Review Board, 5/28/2021)

UPDATED: Work Underway For Innovative "Anderson AMLI Project"

click image to enlarge

FedEx, Value Village and 8 small businesses are removed or re-located:

Dog Day Care, Romos, Gyros 2 Go, Costumes, Fun&Study, Kim's Hair

and Malt & Vine.  

                                                        AMLI  PROJECT  DEMOLITION

                                             Correction:  FedEx moved  next to Jersey Mikes  

Location:  AMLI:  Redmond Way & Avondale Way.  Adjacent McDonalds and Anderson Park; in the old Value Village mall. 

The applicant proposes the construction of two adjacent buildings, referred to as the “West” building and the “East” building respectively. The project includes a "pouch porch" dog run with space for hop scotch, 4-square and living green walls.  The applicant is proposing a woonerf on Avondale Way to safely connect the buildings.

Plantings and a green wall element were added along the ground level to enhance the pedestrian experience along the Redmond Central Connector. Two variations for the integration of planters and vertical green wall trellises are proposed to create visual interest along the concrete wall. 

The west building is a mix of residential and retail uses and varies in height ranging from five to seven-stories. 11,070 sf of commercial retail uses located along Redmond Way. On levels two through seven, there are 249 residential units. 237 internal parking stalls are also provided at ground levels B1 and subterranean levels L1

The east building is six stories and is a multi-family apartment building. Residential amenity space is provided at the ground level. On levels two through six, there are 127 residential units. 205 internal parking stalls are also provided at ground levels B1 and subterranean levels L1. 

A future elevated rail line is proposed south of the project as a part of the Sound Transit Downtown Redmond Link.

-- Design Review Board, April 2022

Three additional posts on this innovative AMLI project are HERE.

Prepared by Bob Yoder, 9/26/2023