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Department of Permitting and Environmental Review

Department of Permitting and Environmental Review
35030 SE Douglas St., Ste. 210
Snoqualmie, WA 98065-9266
Map

Phone: 206-296-6600
TTY Relay: 711

Service Center Hours

Redmond Ridge UPD/FCC
Trilogy at Redmond Ridge UPD
Redmond Ridge East UPD

Aerial map

Click to link to enlarged vicinity map (PDF, 266KB)  
[enlarged view, PDF, 266KB]

Redmond Ridge Urban Planned Development/Fully Contained Community

Click to link to full size Redmond Ridge site plan
 [Enlarged view of site plan]

Redmond Ridge is approved as a mixed-use, fully contained community (FCC) within the Novelty Hill Area of the Bear Creek Community. Developed primarily by the Quadrant Corporation, the 1,046-acre site will include a full range of residential densities, employment, retail and business services, parks and public utilities.

Trilogy at Redmond Ridge Urban Planned Development
(formerly known as Blakely Ridge)

Click to link to full size Trilogy at Redmond Ridge site plan
 [Enlarged view of site plan]

The Trilogy at Redmond Ridge (Trilogy) Urban Planned Development is approved as a 1,080 acre new community within the Novelty Hill Area of the Bear Creek Community. Trilogy at Redmond Ridge is designated as an age restricted community. No residents under age 18 are allowed and a minimum of 80 percent of the residents must be 55 years or older. The 18-hole golf course within Trilogy at Redmond Ridge will be open to the public.

Redmond Ridge East

Click to link to full size Redmond Ridge East site plan (PDF, 234KB)
 [Enlarged view of site plan (PDF, 234KB)]

Redmond Ridge East constitutes the third and final phase of the Urban Planned Development / Fully Contained Community (UPD/FCC) on Novelty Hill, east of the City of Redmond.

This UPD contains a maximum of 800 proposed residences with a variety of lot sizes and housing types. It includes both detached single-family residences and multi-family residences. Lot sizes for the single-family residences in Redmond Ridge East range from approximately 3,200 to 6,000 sq. ft.

The project also includes the creation of a new public elementary school site, a 40-acre tract for a recreational soccer complex, and a series of open space tracts for both critical areas and other recreational facilities.

Developers

The Quadrant Corporation is the developer of Redmond Ridge and is a partner, together with Shea Homes, in the LLC ownership of Trilogy at Redmond Ridge. Murray Franklyn is the developer of Redmond Ridge East. Individual parcels and lots can be sold to different developers, however, the permit approvals and conditions run with the land regardless of who develops or purchases the properties.

Build-out period

The UPD permits are valid for up to 20 years. Depending upon market trends, the projects could take the full 20 years to build out or may do so as quickly as 7 years. The permit conditions tie infrastructure requirements to the pace of development. Currently all the residential units within Redmond Ridge are built and occupied.

History

Proposals for development of the Redmond Ridge and Trilogy sites were first submitted to King County in 1984 and 1988 respectively. Prior to approval by the King County Council, each project was required to prepare an Environmental Impact Statement (EIS) and participate in the Bear Creek Community Plan (BCCP) process. Several regulations and policies have been amended and enacted since these developments were first proposed. The proposals themselves have been downsized, with a significant reduction in the number of housing units and retail and business park square footage. Trilogy was designated as an age-restricted community in 1991.

In 1995 and 1996, close to 40 public hearings were held within the Bear Creek Community prior to approval of the UPD permits, as well as hearings to discuss the EISs for both projects. The King County Council approved the Trilogy permit in December of 1995. The Council approved the Redmond Ridge permit in December of 1996.

The Redmond Ridge East UPD/FCC application was filed in 2003. An environmental impact statement was prepared and issued in 2004. The applicant withdrew the FCC application. The King County Council approved the Redmond Ridge East UPD Permit and Preliminary Plat in August 2006.

What are UPDs and FCCs

UPDs / FCCs

UPDs and FCCs are both special district overlay designations and permits for areas deemed to be appropriate for large-scale, cohesive developments in King County. These are mixed use developments that create communities where residents can live, work and play. Single family, multi-family, retail, schools, parks, golf courses, fire/police stations, business parks and retail areas are all components of UPDs and FCCs. Clustering urban development frees up public land for parks and trails that would fall under private ownership under rural zoning. Clustering also reduces sprawl and provides for more efficient public services and facilities.

Development agreements

Development Agreements have been executed for both Trilogy and Redmond Ridge, vesting Trilogy to 1995 and Redmond Ridge to 1996 regulations and standards, except for the International Building Code (IBC) and International Fire Code (IFC) due to safety and welfare issues. It is important to note that Redmond Ridge and Trilogy have separate development permits with their own distinct conditions and are not dependent upon one another for development to proceed. The development agreement for Redmond Ridge East was executed in October 2006 and vests the development conditions to regulations effective at that time (except IBC and IFC standards).

Development Agreements are authorized under the Washington State Growth Management Act (GMA) as a means of establishing land uses and the terms for development in place of the adopted development regulations. The Development Agreements are essentially binding contracts between King County and the developers committing to a pattern of development and the terms and regulations under which it occurs. Several checks and balances are in place to ensure the assumptions underlying the approvals are both accurate and adequate over time. The most significant for these projects is the Midpoint Project Review.

Midpoint Project Review. The Midpoint Review condition required DPER to evaluate the cumulative impacts from both developments when 2,500 residential permits were issued. The process included public notice and a public meeting, as well as an analysis as to whether the cumulative project impacts are consistent with those anticipated in the EIS documents. If significant unanticipated impacts are identified, or if it is found that the required mitigation does not adequately mitigate the project's impacts, then new conditions could be imposed on the remaining permits for the two UPDs. The Midpoint Review Process was triggered in Spring 2006 and DDES issued its report containing findings, conclusions, and recommended revised conditions on November 13, 2006. This report was not appealed and thus the findings stand.

>>Link to: Midpoint Review Report (PDF, 310KB) and Attachments (PDF, 910KB)
>>Link to: Natural Resources Monitoring Midpoint Review (PDF, 2.5MB)

Affordable housing

The UPDs are required to provide affordable housing in the Bear Creek Community. This housing targets populations making below 80% of the median income level to 120% of the median income levels. Collectively the three projects will provide 1,391 affordable housing units.

There is a need for affordable housing within the Bear Creek area. Large-scale developments such as these UPDs provide an opportunity to provide a greater variety of housing and correct the affordable housing deficiency in this portion of the County that cannot be adequately provided in other Urban Growth Areas. The 1992 median household income in the Bear Creek area was 54 percent higher than the countywide medium income. Also, multi-family units occupied 2 percent of the housing stock in this area, compared with 19 percent countywide in unincorporated areas.

Drainage

Master Drainage Plans (MDPs) were developed for each of the three UPDs to provide a comprehensive drainage system. These plans were developed using a sophisticated and accurate modeling program to determine actual drainage volumes and rates.

King County will be monitoring the surface water elements on-site and off-site both during buildout and beyond, for approximately 20 years. Water quality, sediment transport, amphibian response, streambed and facility design performance, failures and remediation are all elements of the monitoring plan.

Portions of the Redmond Ridge East and Trilogy UPDs drain into the Snoqualmie River via stormwater by-pass systems. The added drainage to the Snoqualmie River flood plain is estimated to be 1/100th of one inch. Groundwater is monitored on a semiannual basis to assess recharge. A well protection plan is in place in for nearby registered wells. An important element of the Redmond Ridge and Redmond Ridge East permits is the limited construction window. Mass earth grading construction activity is limited to the days between April 1 (Redmond Ridge) or May 1 (Redmond Ridge East) and September 30 of each year in an effort to prevent impacts to downstream properties.

Critical areas

The Redmond Ridge and Trilogy Permits provided strict and innovative environmental protection standards that exceeded King County development regulations when they were imposed and still exceed some of today's standards. Redmond Ridge East was reviewed and conditioned under the Critical Areas Ordinance that came into effect in 2005. The large scale of these developments allows for cohesive construction and conservation practices that could not be achieved on smaller properties, or through rural lot development.

The UPD sites are the headwaters to numerous high value water resources including Evans and Bear Creeks. Sixty-five percent of the drainage from the Trilogy site flows to the Snoqualmie River, with 35 percent of its drainage emptying into the Sammamish River via Colin Creek and Welcome Lake. Redmond Ridge drainage flows to several subbasins of the Bear-Evans Creek Drainage Basin that eventually drains to the Sammamish River. Redmond Ridge East will drain 68% of the developed runoff to the Snoqualmie River and 31% to the Sammamish River with the runoff divided between the Evans Creek and the Bear Creek subbasins. Sixteen percent of the Redmond Ridge East runoff was diverted from the Bear/Evans Creek Basins to the Snoqualmie River to protect the adjacent sphagnum bog wetlands from storm runoff volume increases that normally occur with land development.

Over half of each site, more than 500 acres each, is retained in a native state. The drainage standards require state of the art water quality treatment facilities.

Conservation elements

The large-scale part of the projects provides the opportunity to reuse native materials from one site to another. The projects are required to conduct on-site soils management to balance cut and fill material across the site, thereby reducing construction traffic on off-site roads. This program requires them to reuse structural soil material wood chips from logging activities for trail construction native plants in project landscaping and make old logs and root balls available for restoration of streams beds for endangered fish habitat. King County and other jurisdictions have reused the plants and fishlogs for restoration projects and public plant harvesting events have also occurred.

Perimeter buffers and development conditions are in place on UPD/FCC developments to reduce impacts and reduce growth pressures on adjacent and nearby lands. The Redmond Ridge and Redmond Ridge East permits contain conditions that exceed King County development regulations, ranging from 50 to 100 feet. The perimeter buffers must consist of native vegetation and must be re-vegetated, when necessary, to achieve a standard mix of native plants and trees.

Public facilities

The large scale of UPDs/FCCs allows for efficient provision of many public services internalized within the boundaries of the community. Infrastructure costs can be borne by the developers for transportation, sewer, water, schools, and other facilities and services. Site design and development conditions can be used to encourage residents to use transit and other means of non-motorized transportation to get to work and access services and recreation facilities.

Private developers are developing the Redmond Ridge, Trilogy, and the Redmond Ridge East UPDs. However, the communities will include a number of public facilities that will be dedicated by the developer. These include:

  • 28-acre King County Equestrian Park
  • 6-acre park intended for Little League use
  • 10-acre King County park for baseball and soccer fields
  • Fire and police station
  • Two Lake Washington elementary school sites (RR and RRE)
  • 40-acre Youth Soccer Complex
  • Public park-and-rides for transit
  • Regional trail system, both soft and hard surface
  • Public roads
  • Public stormwater detention facilities.

Traffic

UPDRoadMapSm
[enlarged view, PDF, 734KB]

Click here for matrix describing projects marked on the traffic map (PDF, 22KB)

The traffic from these three UPD projects will have a significant impact on the road system in this area. In order to mitigate the impacts, the developers are required to:

  • Participate in 32 off-site road projects.
  • Redmond Ridge will pay approximately $10 million dollars towards traffic mitigation.
  • Trilogy will pay approximately $7 million dollars towards traffic mitigation.
  • Redmond Ridge East will pay approximately $13 million dollars toward traffic mitigation.
  • Monitor area traffic annually to determine the timing of needed off-site road projects.
  • Provide public park-and-rides, shuttle buses, and a transportation demand program.
  • Development of an annual construction traffic management plan to coordinate the construction traffic, haul routes, and timing of road projects, including those not associated with the UPDs.
  • Redmond Ridge East home construction will be phased with progress on the Novelty Hill Road CIP project and the SR 202/NE 124th St CIP project within the City of Redmond.
New arterial roads

The UPDs were required to construct new arterial road connections from Novelty Hill road southerly to Redmond-Fall City Road (SR 202) and northerly to NE 133rd for alternate access to Avondale Road. Both road connections are complete and open for public use.

Novelty Hill Road to Redmond-Fall City Road (SR 202) connection

At its northern point starting from Novelty Hill Road, this new arterial road is named Redmond Ridge Drive NE. As the road continues south it becomes the existing 236th/238th Avenue corridor; crossing Union Hill road, and intersecting Redmond-Fall City Road adjacent to the Albertsons grocery.

Novelty Hill Road to NE 133rd Street connection

At its southern point starting from Novelty Hill Road, this new arterial road is named Trilogy Parkway NE. As the road continues north it becomes NE 133rd Street, which provides an arterial connection to Avondale Road at NE 132nd Street near the NE 128th/124th Street corridor connection to Totem Lake and I-405.

Novelty Hill Road Capital Improvement Project

What is Road Services proposing?

Link to more information including an enlarged vicinity mapThe Road Services Division of the King County Department of Transportation (KCDOT) is proposing to widen the existing two-lane Northeast Novelty Hill Road from the Redmond Ridge/Trilogy urban planned development into Redmond.  The purpose of this proposed widening is to handle current traffic demands and traffic volume anticipated for 2030.

Construction of the first phase, to include a connection of Novelty Hill Road to Union Hill Road along the 196th Avenue NE alignment, will begin in 2010 following the completion of the Environmental Review.  A vicinity map and other information is available at KCDOT's Web site at http://your.kingcounty.gov/kcdot/roads/cip/projectdetail.aspx?cipid=100992.

For more about KCDOT's Capital Improvement Program projects, visit http://your.kingcounty.gov/kcdot/roads/cip/.

Trail maps

Redmond Ridge Trail Map
map_RRTrailsKeySml
[enlarged view, PDF, 737KB]
Trilogy Trail Map
Map_TrilogyMasterPlanSml
[enlarged view, PDF, 1.6MB]

Redmond Ridge East Trail Map
TrailMap_RRESml
[enlarged view, PDF, 798KB]

Field office information

King County UPD review team

The UPD field office, located on the Redmond Ridge site, is staffed by a team of King County DPER staff members. The staff is located on-site in order to monitor the development and provide public information. Additional DPER staff are also involved with project review and monitoring, as well as staff from other King County Departments, including the Water and Land Resources Division (WLRD), Housing and Community Development and the Roads Division. Together, these King County staff members ensure the UPDs are designed, constructed and coordinated according to the extensive regulations placed on these developments.

Directions to the DPER Redmond Field Office

The DPER Redmond Field Office is NOT open to the public.

DPER Redmond Field Office
22500 NE Marketplace Dr. NE, Suite 200, Redmond, WA 98053
Directions to the field office: Head east on SR 520 which turns into Avondale Road NE. Head north on Avondale Road NE and veer right onto NE Novelty Hill Road. Head east on NE Novelty Hill Road. Proceed past the Redmond Watershed Preserve and the Westchester subdivision. Make a right onto Redmond Ridge Drive NE then right on NE Marketplace Dr. The first driveway on your right is the entrance to the DPER Redmond Field Office.  rm_field5
Contact the DPER Redmond field office

The King County DPER Redmond Field Office can be contacted at:

UPD Unit
King County DPER
35030 SE Douglas Street, Suite 210
Snoqualmie, WA 98065-9266
206-205-1441 or 206-205-1442
206-205-1440 [fax]

>>Map and directions to Renton office

Emergency phone numbers
  1. The Quadrant Corporation for Trilogy and Redmond Ridge [Owner]: 425-455-2900
  2. King County DPER construction inspector
    • Bob Kelley [All UPD construction inspection issues]: 206-205-1443
  3. Murray Franklyn for Redmond Ridge East [Developer]: 425-644-2323
  4. After business hours for environmental/safety related emergencies:
    1-888-437-4771

Links to related external Web sites

Please note that the following sites are separate from King County government. King County assumes no responsibility for information or contacts you may encounter on the Internet. Remember, when you need information about King County, come back to our Web site.

External link Description
City of Redmond City of Redmond's Web site and contact information
Quadrant Homes Quadrant Homes, Redmond Ridge project developer
Shea Homes Trilogy Section Shea Homes, builder for Trilogy at Redmond Ridge
Woodinville Water District Information about water and sewer to the north portion of Trilogy
Lake Washington School District School district that serves Redmond Ridge and Redmond Ridge East
Murray Franklyn Murray Franklyn, Redmond Ridge East developer
PacTrust PacTrust (Pacific Realty Associates, L.P.), Redmond Ridge business park developer