Redmond Planning Commission rejects land-use amendment for 6901 188th Ave NE after debate over aquifer cleanup and uncertain outcomes

The Redmond Planning Commission voted Jan. 14 to deny proposed land use and zoning map amendments for 6901 188th Ave NE, concluding a multi-issue staff briefing and a round of commissioner statements about environmental cleanup, jobs and housing.

Chair Weston closed the written portion of the hearing before the discussion and asked commissioners to explain their positions. After questions and a debate that focused on the site’s contaminated-aquifer cleanup needs and whether zoning changes would more likely produce housing or business uses, Commissioner Parnell moved to deny the amendments. Commissioner Gagne seconded the motion. The motion carried after voice votes; commissioners recorded two opposed votes and the commission rejected the amendment.

Commissioner Van Nynman flagged the aquifer as a core consideration, saying the long-term nature of the site made cleanup a priority: “If you want to think about the long term nature of that area and you want to have more of the walkability... you are more likely to get the end result of having it be fully cleaned up.” Several commissioners said that changing the zoning could raise cleanup requirements and project costs, but also that the precise outcome — whether housing, small shops or manufacturing — remained uncertain.

Vice Chair Woodyer said she wanted to support the change but was troubled by the number of unknowns and the lack of a committed plan. Woodyer said the commission was being asked to approve an exception without sufficient concrete commitments to the business component of the site, adding that housing and business needs must be balanced.

Staff had provided background in an issues matrix covering ownership history, previous development agreements, the site’s place in the Southeast neighborhood planning context and a 2020 buildable-lands analysis that identified larger developable parcels on nearby Willows Road. Staff noted Lot 7 was listed as vacant in the 2020 analysis and that the site is currently owned by an entity identified in staff records as Redmond, Washington 188 LLC.

The commission’s denial concludes the Planning Commission’s consideration of this docket item. Staff and commissioners said the commission will transmit its recommendation and supporting materials to City Council; the next Planning Commission meeting is Feb. 11, when staff expects to ask the commission to approve the full report and recommendation for council review.