Why so many apartment buildings and no condos downtown?

The Washington Condominium Act is the culprit. It provides certain consumer protections for buyers but inadvertently deters building condos priced for entry-level buyers contributing to our housing affordability crises. The following 2/20/18 article by Jeff Reynolds in "Urban Condo Space" gives an excellent explanation of the Washington Condominium Act and why it's responsible for all the rental buildings in downtown Redmond and elsewhere. Washington state Rep. Tana Senn (D-Mercer Island) said she will reintroduce legislation in 2019 to reduce the risk of developing condominiums. - B. Yoder

"Changes To Washington Condominium Act Must Wait, Legislation Fails" by Jeff Reynolds, 2/20/18 

As reported by the Puget Sound Business Journal last week, the proposed revision to the Washington Condominium Act failed to make it to the House floor by the Wednesday deadline. Let me do my best to explain why this impacts the Seattle [and Redmond] Condo Market:  

Why Was the Washington Condominium Act Created?  [It was created in 1989]

The objective was to protect condo purchasers from developers trying to cut costs by using poor building materials & construction practices. It was also created to raise consumer protection standards. Inadvertently it added a tremendous amount of litigation.

Why Is It A Problem?

• It limits the amount of non-refundable deposits a buyer has to risk (The amount a buyer must deposit to hold their unit reservation)
• It creates enormously high per unit insurance premiums that developers have to plan for
• It allows attorneys to prey on unsuspecting board members and makes them feel personally liable for action
• It limits new buildings, effectively reducing inventory – which in turn is widening the affordability gap

How Do You Fix It?

• Focus on affordability (*make this your primary reason for change)
• Put a cap on attorney’s fees
• Creating binding arbitration
• Enforce a right to repair only
• Change HOA liability to give confidence back to the board

Why Is A Revision To The Washington Condominium Act Being Proposed

To introduce legislation to reduce the risk of developing condominiums. The Puget Sound region is facing an overall shortage of housing and the lack of condos is a glaring issue. If we found a way to modify the condominium act, we could re-introduce smaller, mid-rise condo projects that would benefit those looking for more affordable housing options.

My Opinion

A revision to the WCA is absolutely necessary. Th Washington Condominium Act has inadvertently crippled condo construction and affordability is getting worse with each passing month. I think we have an opportunity to address both quality control and more development. The real question is when. Are we running out of time?

I was pleased to see that the PSBJ included our data again in their article:Developers shielded themselves from the risk by building mostly apartments. The result has been a severe shortage of condo construction. Research by Windermere Real Estate broker Jeff Reynolds last year found there were only five condos for sale for less than $500,000 in downtown Seattle.

Redmond Mayor's 2018 State of the City address

Some very interesting information from Mayor Marchione and planned City growth.  Jump to minute 2:30 to watch the Mayor start his talk.  According to One Redmond he will present again early this year.  At the beginning of the tape there's a surprising photo of what Cleveland Street looked like in 2007.  The contrast with today is unbelievable.  Mayor Marchione also humorously talks about his health.  

-- Bob Yoder

Downtown Redmond light rail station will be elevated

The City Council recommended that the Downtown Redmond light rail station be located between 164th Ave NE and 166th Ave NE (the east location) near RTC and that it be elevated as per Concept 3. The Council emphasized safety, mobility, and a direct and uninterrupted Redmond Central Connector as key reasons for recommending Concept 3. The station is scheduled for completion by 2025.

Source:  redmond.gov  

Three school board members up for election in 2019

If you have thoughts about running for a school board position, now is a good time to start planning. You have to live in the District in which you want to run. Each Board position is elected by the voters from the entire school district.  Questions?  Contact sparthemer@lwsd.org, Director of Communications and Community Engagement.

Chris Carson - DISTRICT 2  Kirkland area / West Lk. Samm. Blvd./ No. Bridal Trails (tan district color)

Christopher Carlson, Ph.D., was elected to the school board in November 2007. He is a faculty member in the Fred Hutchinson Cancer Research Center's Division of Public Health Sciences. His lab focuses on identifying correlations between genetic variation and disease risk for cancer, diabetes, and other common diseases, then identifying the biological mechanism responsible. Carlson is also an affiliate assistant professor with the University of Washington School of Public Health in the Department of Epidemiology. He holds a B.A. in molecular biology from Pomona College. His Ph.D. is in genetics from Stanford University.

Carlson has been an active member of the Lakeview Elementary School PTSA. He has been a participant in state PTA efforts for math and science education reform. He is also a member of the Washington State Board of Education K-12 Mathematics Standards Advisory Panel. He serves on the SBE K-12 Science Standards Advisory Panel. He coaches soccer in the Lake Washington Youth Soccer Association and is an avid skier / snowboarder. He lives in Kirkland with his wife and three sons.

Eric Lilabarte - DISTRICT 1  Juanita / Finn Hill / No. Kirkland area (pink district color)

Eric Lilibarte was elected to the school board in November 2015. He is an attorney practicing business and real estate litigation at Keller Rohrback L.L.P. in Seattle. Laliberte is a graduate of the University of Washington School of Law. He also earned a Bachelors in Economics and a Master of Business Administration from Chapman University. In addition to his work on the school board, he also serves as Chair of the Kirkland Planning Commission and as a member of Leadership Eastside. He and his wife married in 2014. They live in the Juanita neighborhood of Kirkland. 

UPDATED: Marymoor Village projects - "cool and eclectic"

"LMC-Marymoor" 5-6 story, 433 residential units, 6-story 41,500 commercial space and *524 parking stalls
  completion 2022.  It sits in a 4.9 acre parcel with plenty of room for additional development.  

"Alexan Marymoor" - 221 multi-family residences, 257 parking stalls, 5-story, 3.7 acre with plenty of room for growth.  

According to Ms. Dietz, a City planner: 

"Redmond’s community evolution is successfully weaving the small town feel of older, established neighborhoods with the energy and vitality of Redmond’s two main urban centers, Downtown and Overlake. We are now planning for the next stage of transformation in SE Redmond- known as Marymoor Village. 

"A major goal of the City is that this neighborhood be encouraged to transform, over time, into a cool/eclectic neighborhood – with a cool/eclectic identity. As such, and because LMC-Marymoor may be the first development in the neighborhood, the design of this development will set a tone and stage for future development."

Marymoor Village (map and Design Review Board memo) is currently a diverse mosaic of manufacturing, education, distribution industrial, and religious uses. Although Marymoor Village is not envisioned to become an urban center like Downtown and Overlake, it will begin to feature additional and more diverse uses and buildings than currently present. Much like a small urban village, the area already offers many options but needs to prepare for a light rail station and accompanying interest in transit-oriented development.

The vision is for Marymoor Village to be a more walkable place that features opportunities for nearby living, employment, gathering, education, shopping, and rapid transit connections to Redmond and central Puget Sound. 

The future light rail station is a large part of the Marymoor Village vision. The station will be at grade and located adjacent to Marymoor Park and SR-520 near the west end of NE 70th St, close to multiple regional trails. In keeping with Redmond’s focus for a neighborhood feel, the city is working with Sound Transit to accommodate the 1,400 planned parking stalls in two separate garages in order to reduce the scale of the parking structures. For more information on the future of light rail in Redmond, visit redmond.gov/LightRailExtension or soundtransit.org/RedmondLink.

*The LMC-Marymoor proposal is for 524 total parking stalls. The majority of the parking will be in 1-story underground structure that spans the footprint of the site. 45 of those stalls are in an above ground structure in the center of one of the buildings (wrapped with retail and residential).  Gary Lee, city planner.

For more information contact Kim Dietz, city planner k.dietz@redmond.gov

Source:  redmond.gov

Redmond Mayor John Marchione named Chair of the Sound Transit Board

Redmond, WA The Sound Transit Board appointed Redmond Mayor John Marchione as chair of the Sound Transit Board of Directors. Steilacoom Mayor Ron Lucas and Everett Councilmember Paul Roberts were appointed as vice chairs. The new officers’ terms extend through 2020. As Snohomish County Executive Dave Somers prepares to end his two-year term as chair at the close of 2018, Board members praised his leadership and accomplishments.

"I am honored my colleagues elected me to serve as Chair of the Board. This is a reflection of Redmond's leadership in the region," Marchione said. “I plan to build on Executive Somers’ hard work and successes as we continue to push forward the largest transit investment program in the country. Over the next two years, Sound Transit will continue work on East Link and will open stations in Redmond in 2023 and 2024. It is important to the Eastside that this work stays on track.”

Mayor Marchione is stepping into the board chair role as the construction of East Link light rail ramps up in 2019. He will be the first Sound Transit board chair from East King County. 

Merry Christmas & Happy New Year!

Diversity surges in Redmond -- "Seattle Times"

An excellent "Seattle Times" article about Redmond's surging diversity 

The Mayor is quoted twice.

Redmond Overlake Village Station construction

credit/ Ryan Bianchi

This photo shows the concrete pour at the future Overlake Village Station’s pedestrian bridge over SR 520 

Ryan Bianchi, of the Sound Transit Outreach Division spoke at the Senior Center's "first Friday Coffee Chat" at 10 AM last week.  He's was (and is) helpful in getting us up to speed on our Redmond East Link Extension.  His Facebook page is an excellent source of information and a great way to comment on the projects.  

Ryan Bianchi

Community Outreach Division
206-398-5070

Facebook, Twitter, Flickr

www.Soundtransit.org/redmond link 

 

LWSD to Place Capital Projects Levy on April Ballot

At its December 3 meeting, Lake Washington School District’s (LWSD) Board of Directors passed Resolution No. 2259 to place a Capital Projects Levy on the April 23, 2019 ballot. This measure, if passed, authorizes a six-year levy totaling $120 million or an average of $20 million per year for six years.

Levy funds would pay for critical projects to address rapid enrollment growth and student safety and security. Proposed projects include: classroom additions at Lake Washington High School, including auxiliary gyms and commons; classroom additions at Carson Elementary, Franklin Elementary, Rose Hill Elementary, and Twain Elementary, including expansion of core facilities where feasible; and support student safety by adding exterior security cameras at elementary schools and create entry modifications for security at Eastlake, Redmond and Lake Washington High Schools. (Juanita High School’s entry modifications will be added during the current construction project.) 

According to Shannon Parthemer, LWSD Communications Director "The April Capital Projects Levy includes permanent (brick and mortar) classroom additions at four elementary schools (Carson Elementary, Franklin Elementary, Rose Hill Elementary and Twain Elementary) and Lake Washington High School. These are not portables."

Source:  LWSD.org

Massive Bear Creek Mixed-Use project underway

Bear Creek Mixed-Use Description:

Anyone walking the Luminary Trail during Redmond Lights would have seen this boxed gargantuan project.  At present it's being excavated for underground parking with 2 cranes on site. It's located on north side of Bear Creek Parkway between Redmond Way and 161st Street NE.

According to the Design Review Board minutes it's a 6-story, mixed-use building with 360 residential units, 5,000 sf live/work apartments and associated parking. At a later date, the live/work apartments could be converted to retail.  363 parking spaces are partially below grade.  Storage for 360 bikes.

The project is currently proposed in two phases. Phase one would consist of approximately 190 units and phase two would introduce the remaining 170 units and common open space features on the 75,575 square foot site. The project will be adjacent on the north side to the Sound Transit rail tracks which are proposed to run the length of the property east to west. The massing of the building will offer the opportunity to conceal the rail tracks, maintenance area and associated facilities from being in view from Bear Creek Parkway.

Location: 15806 to 15904 Bear Creek Parkway Applicant: Gary Noyes with NW Pacific Development, LLC Staff Contact: Sarah Vanags, 425-556-2426, svanags@redmond.gov Ms. Vanags stated that this was a 5 story mixed-use building

Reported by Bob Yoder

Rockwell El Outdoor Education

Students sing holiday songs

Get in the holiday spirit! Join our students as they perform at Redmond Town Center. More schools will perform throughout December. The event is free and open to the public. 

December 6
Horace Mann Elementary at 6 p.m.

December 8
Norman Rockwell Elementary at 1 p.m.

December 11
Louisa May Alcott Elementary at 4:45 p.m.

December 12
Lakeview Elementary at 10:45 a.m.

December 13
Redmond Middle School at 6 p.m.

December 15
Rose Hill Elementary at 10 a.m.
John Muir Elementary at 10:45 a.m.
Franklin Elementary at 4 p.m.

-LWSD site

Variety and abundance of Sammamish River wildlife

Male common goldeneye dining on a lamprey / credit Reinke, 3/25/2018

This afternoon between 3:38 pm and 4:07 pm I walked from the Opportunity Bldg down to the Leary Way Bridge and back, along the Sammamish River Trail.  I only had my small camera with me and didn't take any photos.

On the way south, I saw some buffleheads and common goldeneyes in the river.  When heading back north, I counted 4 male and 2 female common goldeneyes.  

I also counted one male and 2 female  buffleheads.  Birdweb.org states that buffleheads are the smallest diving duck in Washington state, and I did indeed observe that they were noticeably smaller than the common goldeneyes.

The most interesting wildlife I saw were four river otters swimming north in the river.  I spotted them about a hundred yards north of the Leary Way Bridge, up very close to my side of the river.  They were rapidly heading north, and a pleasure to watch.  All appeared to be large and the same size.

As they approached, the common goldeneyes all took flight and headed south down the river, over the heads of the otters.  Next, the buffleheads did the same thing as the otters started to get close to them.  (The two groups of birds were separated by maybe 25 yards.)

As I got back to the parking lot on the south side of the Opportunity Bldg, I observed a great blue heron fly northward well above the river.  It squawked loudly, once it saw the bald eagle perched up by the nest on the opposite side of the river.

-- John Reinke

   Redmond resident

   12/6

Blue-lit construction cranes

This is a fireworks scene from "Redmond Lights."  Numerous blue-lit construction cranes are dotting the downtown.  I have no idea why they are all blue.  Do you?  One reader said it was to honor Paul Allen.

-- Bob Yoder (photo)

Hallelujah

The Archer Hotel at Redmond Town Center

Credit, Paige Norman, Facebook 

Redmond Lights

Redmond, WA – Mark your calendars as Redmond Lights returns on December 1 and 2, 2018, in celebration of the City's diverse winter traditions, cultures, and faiths. In addition to traditional light displays, this year’s event will continue to incorporate public art by featuring six new temporary artist-commissioned light installations. Installation details and locations are listed below beginning with the City Hall Campus and ending at Downtown Park.

Garage fire in Redmond

Internet

Redmond, WA – Firefighters from the Redmond Fire Department extinguished a house fire Tuesday evening with the assistance of the Kirkland and Woodinville Fire Departments. Firefighters responded to a home off NE 114^th Way in Redmond to find heavy smoke coming from the garage with a car on fire. The fire was quickly extinguished by fire personnel with the help of the home’s sprinkler system. The cause of the fire is still under investigation.

“With the automatic activation of the residential fire sprinkler system, this fire event was quickly and successfully contained to the garage. Incoming crews were able to rapidly extinguish the fire with no reported injuries,” stated Todd Short, Fire Marshal. “It is estimated that in this case the sprinkler system kept the fire damage from being more extensive and saved over $100,000 in additional fire damage. This is a great example of the benefits of residential fire sprinklers and the reason that Redmond adopted a requirement for fire sprinklers in all newly built homes since 2007.”

For questions and more information contact Lisa Maher, Communications & Marketing Manager, at lmaher@redmond.gov or 425-556-2427. This press release is available on www.redmond.gov.

Friends of Sammamish Valley protects the character of our Rural Area

Friends of Sammamish Valley (FoSV) is a group of local citizens, businesses, and organizations with the goals of protecting the Sammamish Valley Agricultural Production District (APD), maintaining the character of the surrounding Rural Area, and preserving the rural lifestyle for local residents. Learn more.
WHY YOU SHOULD CARE

The Sammamish Valley is currently being threatened by a proposal before the King County Council (e-mail them here) that would allow for commercial and retail businesses to operate in protected rural and agricultural areas. There are a handful of businesses including remote tasting rooms and event centers that have been illegally operating outside of the urban boundaries. Rather than working with those businesses to relocate into the urban areas, this ordinance would permanently establish them in the protected areas.

Wineries and similar businesses are an important part of the region and we want them to flourish, but remote tasting rooms and event centers belong in the urban area where the vast majority are already legally operating. The result of allowing these businesses to operate on rural land will be increased traffic, parking lots on rural land, pedestrian safety issues, water runoff that damages agricultural areas, lighting and noise pollution, and more. This ordinance threatens a rural oasis that is needed more than ever as greater urban density comes to Redmond, Woodinville, Kirkland, and Bothell. Increased commercialization in the Valley would also hurt the vast majority of legally operating businesses that rely on the rural nature of the Valley as an attractive setting for visitors. We need to make sure that the voice of the Sammamish Valley community is heard by the King County Council.
WHAT YOU CAN DO

AVID - student advancement program

AVID: Advancement Via Individual Determination

Cassandra Sage School Board Director Every Tuesday morning at 7:30AM I can be found in an AVID classroom full of 9th grade students. The teacher is amazing. She exudes energy. She has the respect of the kids. She is shaping the future of her students, so they have career and college options. AVID is an elective and participants are encouraged by their school counselor to apply. They have a good attendance record, a willingness to learn, and average grades. My role is that of facilitator. On Tuesdays we break into small groups and the students each bring a homework item they are struggling with. Individually they give a 30 second speech about the problem. They show the group what they know about the topic, what they assume and what they have tried to solve the issue at hand. The student’s peers and I ask relative questions such as; “Is there a formula your math teacher gave you to solve this?” Or “Did you take notes during this chapter?” My job is NOT to solve the problem for the student, but rather to facilitate critical thinking to spur the student to solve it themselves. The D in AVID stands for Determination. The students who are taking this elective have committed to putting forth their best effort. They are determined to work hard to expand their options. AVID is a college readiness program to assist students with critical thinking, organization and other skills to prepare them for a global workplace. Many of the students will be the first person in their family to attend college. Some will choose to enter the workforce directly, where the skills they learn will make them valuable employees. The vital component is having the option to take either path. Interested in making a difference? You can become a facilitator and bring options to local students. Contact Matt Gillingham, Director of Student Services: mgillingham@lwsd.org