Redmond Planning Commission Study Session: Land Use Map Amendment and Transportation Master Plan – November 19, 2025

The Redmond Planning Commission met on November 19, 2025, for study sessions on two major items: proposed land use and zoning map amendments for 6900 188th Ave NE (part of the 2025-26 Annual Docket) and the draft Transportation Master Plan (TMP) update. No votes were taken; the sessions were deliberative in preparation for upcoming public hearings.

Public Comments & Testimony

• David Morton (Redmond resident) expressed concern about converting nearly five acres of business park land to residential, arguing it undermines job creation and business land supply. He urged the Commission to consider creative solutions that preserve employment capacity.
• Sam Blatner (representing Columbia Pacific Advisors, property owner) expressed support for the zone change, stating it will allow residential development inclusive of affordable units and complement adjacent neighborhood uses.

Discussion Items

1. Land Use and Zoning Map Amendments – 6900 188th Ave NE

Senior Planner Glenn Coil presented the proposal to change the land use designation from Business Park to Citywide Mixed Use (and zoning from Business Park to Corridor Mixed Use) for the 4.8-acre site, which currently has a split designation. The Technical Committee found the amendments satisfy all criteria except a tension between housing goals and business park preservation. Commissioners raised several questions and requests:

• Commissioner Copley asked for data on jobs per acre in business park vs. mixed-use zones, as well as small business and BIPOC ownership statistics.
• Commissioner Coleman inquired about the history of the existing mixed-use designation on part of the site.
• Commissioner Van Niman noted that adjacent property owned by Lake Washington School District (currently designated Business Park) should be labeled as such, as it may become a school; she also asked about short-term development plans for that site.
• Vice Chair Woodyear asked about the adequacy of public facilities to support the proposed change.
• Commissioner Weston asked about impacts on the noise overlay and transition zones for surrounding manufacturing uses. Staff clarified that the change would not affect adjacent properties and that the area is outside the proposed Manufacturing/Industrial Center.

2. Transportation Master Plan (TMP) Update

Transportation Planning Manager Michael Hintze and Senior Planner Francesca Liburdy presented the draft TMP, focusing on General Administration Act requirements and seeking feedback on the public draft. Commissioners provided extensive comments:

• Commissioner Van Niman requested better introductions and transitions for each section, noting inconsistencies in color coding and a table on multimodal level of service that lacked explanation.
• Commissioner Weston questioned the accuracy of a map (Figure 3, page 105) showing micromobility trips primarily in downtown and Overlake, arguing it underestimates school-related trips (e.g., 2,300+ students at Redmond High School). She urged including a realistic stress-level map for existing bike infrastructure.
• Commissioner Copley echoed safety concerns, noting that many cyclists feel unsafe with "a strip of paint" and shared anecdotes about near-misses. He suggested adding physical separators like "turtles" or other treatments.
• Commissioner Coleman raised the issue of e-bike safety and enforcement, noting that high-powered e-bikes are not defined in state law, limiting police action. He also asked about incorporating education for drivers of electric vehicles (quieter, heavier, higher momentum) into the plan.
• Commissioner Gagner highlighted the "neighborhood connections" map and asked how the city prioritizes walking routes, especially for vulnerable populations.
• Commissioner Coleman also asked for a "story" illustrating how a family of four could access light rail from different neighborhoods, emphasizing first-mile/last-mile connectivity.
• Commissioner Copley requested coordination with King County on dangerous intersections (e.g., 162nd and 124th) and roundabout safety (e.g., Parigo Park roundabout). Commissioners shared personal experiences with multilane roundabouts, noting they can be intimidating.
• Commissioner Weston asked for a priority ranking of the 37+ projects listed in Table 3 (page 50) to help understand implementation timing.
• Commissioner Van Niman sought clarification on "rubber pavers" for street trees, wanting assurance they won't become a safety hazard.

Staff responded that the TMP is a guiding document; a citywide speed study will begin in Q1 2026; bike network improvements will focus on safety and connectivity; and they will provide additional data requested.

Key Outcomes

• No formal actions taken – both items were study sessions.
• Next steps for Land Use Amendment: Public hearing scheduled for December 17, 2025; Commission will make a recommendation to City Council in spring 2026. Staff will provide requested data (jobs per acre, housing unit potential, etc.) to the Commission.
• Next steps for TMP: Public hearing on December 3, 2025; Commission report and recommendation to Council in late January/February 2026. Staff will incorporate feedback and revise the draft before the hearing.
• Upcoming meetings: December 3, 2025 (TMP public hearing and briefing on 2026 code amendments) and December 13, 2025 (public hearing, as stated by chair; note: agenda indicates December 17, 2025 for the land use hearing). Commissioners were reminded to confirm availability for quorum.