City Council approves Redmond Town Center master plan, with one dissent

The Redmond City Council voted 6–1 Tuesday to adopt a five-phase master plan and associated development agreement for the 19-acre Redmond Town Center site, clearing the way for high‑rise, transit‑oriented redevelopment that includes a commitment to affordable housing and expanded public space.

The ordinance (No. 3230) and related resolution (No. 1612) authorize a 10‑ to 15‑year development agreement and conceptual approval for building massing, circulation and land uses across five phases; the council also directed the agreement be recorded as required. Councilmember Anderson cast the lone no vote.

Staff and the applicant described the proposal as a transit‑oriented redevelopment centered on the Downtown Redmond Light Rail station. "This is a 5‑phase master plan and associated development agreement," Alex Hunt, the city senior planner, told the council, explaining the project would likely yield between about 676 and 1,020 residential units, roughly 55,000 square feet of new commercial retail, and up to 12‑story buildings enabled by an exceptional‑amenities bonus.

Why it matters: The master plan is one of the largest downtown redevelopment proposals in recent years and is sited adjacent to light rail, matching the city’s policy preference for concentrated growth near transit. The project also includes environmental protections for the city’s critical aquifer recharge area and requirements to avoid below‑grade parking that could require dewatering.

Key facts and commitments - Site and scale: a roughly 19‑acre site across four parcels in the Town Center zone; redevelopment expected in five phases. - Housing: projected 676–1,020 units depending on phasing choices; the developer commits to a minimum of 20% of new units affordable at 60% area median income (AMI). - Commercial and public realm: about 55,000 square feet of new commercial space, a proposed north–south linear pedestrian plaza near NE 70th/70th (roughly 20,000 square feet), upgrades to the NE 70th St. pedestrian thoroughfare, and enhanced pedestrian‑scaled design features. - Environmental/technical: all new parking will be above ground to avoid dewatering impacts to the aquifer; the applicant proposes LEED Platinum (or equivalent) certification for new buildings. - Flexibility and tradeoffs: the agreement allows one of two phase‑2, 12‑story buildings to be either office or residential. If the office option is chosen, the agreement contains a fee‑in‑lieu provision to offset foregone affordable units.

Public testimony and tenant support Several current tenants and local cultural organizations spoke in favor of the plan during the public hearing, citing long‑term stability and reinvestment. "We recently were voted America’s top 150 mom and pop shops," Dora, speaking on behalf of Andrea Kim, owner of Lani’s Taylor and Atelier, said. "We love our space and we stand in approval and in agreement with this master plan." Mark Chenovic of Second Story Repertory described a new 10‑year lease commitment from the owner as critical to the theater’s financial stability.

Council questions and concerns Councillors pressed staff and the applicant on several topics before the vote: potential construction impacts on parking, the baseline level of pedestrian‑generating retail space, and the terms of vesting to current land‑use controls. Council members requested clarity about mitigation for short‑term loss of parking during construction; the applicant said a recorded easement and substitute parking options are available and that they expect to honor existing parking agreements with Lake Washington School District.

A central point of debate was the negotiated baseline for pedestrian‑generating uses (retail and similar ground‑floor uses). Staff reported the existing site has about 268,000 square feet of pedestrian‑generating space; the negotiated baseline in the development agreement is 170,000 square feet. The developer and staff said the lower floor provides leasing flexibility to avoid long‑term vacancies in second‑floor and large spaces, while some council members and public commenters said the reduction risks weakening the Town Center’s retail character.

Vote and next steps The council took a roll‑call vote. Council President Kritzker, Councilmember Salahuddin, Councilmember Stewart, Councilmember Forsyth, Councilmember Fields and Councilmember Nueva Camino voted aye; Councilmember Anderson voted no. The ordinance and development agreement were approved and staff will record the agreement and advance subsequent site‑plan entitlements and phase‑specific permits.

What remains to be decided: final building designs, the developer’s decision whether to pursue the office or residential option for one phase (which would trigger an affordable‑housing fee‑in‑lieu if the office option is selected), and phase‑by‑phase construction mitigation plans, including parking impacts for neighboring properties.

Ending: Councilmembers and the applicant said they intend to continue working with tenants and the Lake Washington School District to minimize construction impacts and to finalize site‑specific details through later permitting steps.