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From: Jeff Haynie To: Martin, Larry Subject: FW: RE: Re: RTC Apartment Phase 1 Traffic Memo Comments Date: Wednesday, November 09, 2016 1:38:40 PM Attachments: image001.png image002.png image003.png image004.png image005.png image006.png image007.png image008.png image009.png image010.png image011.png image012.png See Below Jeff Haynie, P.E. I Principal TENW 11400 SE 8th Street, Suite 200, Bellevue, WA 98004 [EMAIL REDACTED] ICell: 425-531-0567IDirect: [PHONE REDACTED] From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Wednesday, November 9, 2016 1:26 PM To: Jeff Haynie <[EMAIL REDACTED]> Subject: Fwd: RE: Re: RTC Apartment Phase 1 Traffic Memo Comments Jeff: I am now back in the office. Here is a email exchange after a tel-con with Rob/Min nearly a year ago (related to trip credits). They agreed and were comfortable and transfer could take place and then the two parties developed some type of documentation. Forwarded Message Subject:RE: Re: RTC Apartment Phase 1 Traffic Memo Comments Date:Sat, 19 Dec 2015 01:01:01 +0000 From:Rob Crittenden <[EMAIL REDACTED]> To:Michael Read, PE <[EMAIL REDACTED]> CC:Min Luo <[EMAIL REDACTED]>, Jeff Haynie <[EMAIL REDACTED]> Michael – Yes, this accurately describes our conversation. ---PAGE BREAK--- Thanks, Rob Crittenden Redmond Traffic Operations From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Thursday, December 17, 2015 4:11 PM To: Rob Crittenden Cc: Min Luo; Jeff Haynie Subject: Fwd: Re: RTC Apartment Phase 1 Traffic Memo Comments Rob: Thanks again for your call this afternoon. The email chain below I had with Sarah earlier today does reflect our conversation/understanding of the documentation the City will require to acknowledge the transfer of trips. In summary: The City is open to the entitlement transfer, they just want to be involved/review the agreement or entitlement transfer document to ensure both parties are aware of the rights gained and/or transferred. This can be in the form of a written letter, or email with contact information of the existing Redmond Town Center owner(s). TENW would provide a summary memorandum of the calculation of trip transfer per the approved trip generation analysis for the RTC Apartments for review by the City before the acknowledge of trip transfers between the buyer and seller is completed. Please confirm the above, and thanks again ! Forwarded Message Subject:Re: RTC Apartment Phase 1 Traffic Memo Comments Date:Thu, 17 Dec 2015 12:49:12 -0800 From:Michael Read, PE <[EMAIL REDACTED]> Organization:TENW To:Sarah Vanags <[EMAIL REDACTED]>, Min Luo <[EMAIL REDACTED]> CC:Rob Crittenden <[EMAIL REDACTED]> Sarah: Ok, thanks. Rob and I traded voicemails just over an hour ago, but I will try him again after another conference call I have early this afternoon. Thanks ! Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: [PHONE REDACTED] On 12/17/2015 12:32 PM, Sarah Vanags wrote: I think Rob C. is the best person to stat this conversation with you. I need to know any decisions made but if Rob is going to lead the conversation that works great. There is a 30% kickoff meeting with the applicant on Jan 7th at City Hall. ---PAGE BREAK--- Sarah K Vanags Associate Planner City of Redmond – Planning & Community Development 15670 NE 85th St, Redmond, WA 98052 MS:2SPL P: [PHONE REDACTED] F: [PHONE REDACTED] From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Thursday, December 17, 2015 10:37 AM To: Sarah Vanags; Min Luo Subject: Re: RTC Apartment Phase 1 Traffic Memo Comments Sarah: Thanks for the follow-up email. I did receive a voicemail from Rob Crittenden late yesterday wanting to chat sometime today about this email, but would be happy to talk with you as well if needed. In summary of your response below however, it appears that the City is open to the entitlement transfer, they just want to be involved/review the agreement or entitlement transfer document to ensure both parties are aware of the rights gained and/or transferred. Is that a fair statement? Also, I am not aware of any meeting on Jan 7th, but can find out from Lowe Enterprises if this is a formal pre-application meeting that I need to attend. Thanks ! Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: [PHONE REDACTED] On 12/17/2015 9:57 AM, Sarah Vanags wrote: Good Morning, While allowing Redmond Town Center to absorb the mitigation responsibility may be the best and most feasible option, it is important that the City is part of that process and agrees/ approves any changes to the plan and how they will be executed. If you would like we can discuss this more at the meeting on the 7th. From: Min Luo Sent: Tuesday, December 15, 2015 4:14 PM To: Sarah Vanags Cc: Michael Read, PE Subject: FW: RTC Apartment Phase 1 Traffic Memo Comments ---PAGE BREAK--- Sarah, Could you please help respond to Michael Read( cc in this email) feedback below? Thanks so much! Min Luo, P.E., PTOE, PTP Senior Engineer, Transportation │City of Redmond [PHONE REDACTED] [EMAIL REDACTED] I Redmond.gov MS: 2SPL │ 15670 NE 85th St │ Redmond, WA 98052 NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Wednesday, November 25, 2015 7:55 AM To: Min Luo Cc: Rob Crittenden; Jeff Haynie; Paulette M. Norman Subject: Re: RTC Apartment Phase 1 Traffic Memo Comments Min: Thanks for the follow-up on how the City's interpreting the underlying mitigation agreement with respect to this issue. This position however, seems contrary to the understanding of the existing RTC ownership and what vesting or entitlement rights they have remaining. It appears, if the proposed RTC Apartment project will be held to RTC trip rates and participation in annual mitigation plans, then an entitlement transfer should be allowed if adequate trips remain available. In review of the most recent 2002 RTC Marriott Hotel study completed by TENW in May 2002, it appears there was 394 remaining p.m. peak hour vehicle trips with that project completed. We believe there have been no further development or entitlement transfers since this date by RTC, but would like verification from the City in this regard. If no such transfers have taken place, we will recommend to the applicant to secure agreement in transfer of mitigation rights with the existing RTC ownership group based upon the City's position on the underlying property. If you could please advise on the status of other entitlement transfers since 2002, that will help TENW understand the applicant's position in moving this project forward. Thanks in advance for your feedback and research! Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: [PHONE REDACTED] ---PAGE BREAK--- On 11/19/2015 2:35 PM, Min Luo wrote: Hi Michael, The City has reviewed the attachment you sent and has decided that the RTC Apartment project will be subjected to the annual traffic control plan during the holiday shopping season because the subject property was covered under the original Redmond Town Center Master Plan. Please let us know if you have any questions. Thanks, Min Luo, P.E., PTOE, PTP Senior Engineer, Transportation │City of Redmond [PHONE REDACTED] [EMAIL REDACTED] I Redmond.gov MS: 2SPL │ 15670 NE 85th St │ Redmond, WA 98052 NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Wednesday, November 18, 2015 8:39 AM To: Min Luo Cc: Rob Crittenden; Jeff Haynie; Paulette M. Norman Subject: Re: RTC Apartment Phase 1 Traffic Memo Comments Min: Good morning. Thanks again for taking my call this am. As I explained, as part of due diligence the applicant wants to ensure they are not required to participate in an ongoing mitigation element of the underlying retail at RTC established when the Redmond Town Center was approved. I don't believe that the proposed use would be subject to this element given they are not receiving any "entitlement from RTC" nor are they a "Mall retailer", but would like confirmation from the City. The enclosed mitigation agreement highlights the reference in question (page 3 of the PDF, Item which identifies a specific ongoing mitigation requirement of the Redmond Town Center to submit an annual traffic control plan for the Holiday shopping season. Please review and let me know if a follow-up telephone call is needed. Thanks again ! ---PAGE BREAK--- Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: [PHONE REDACTED] On 11/13/2015 3:42 PM, Min Luo wrote: Hi Michael, I have reviewed the trip generation and it looks good. I would like to see the distributed trips traveling a bit farther and please identify the study intersections that would have 20 or more project generated trips. It appears that Phase 2 Traffic study is required. Thanks, Min Luo, P.E., PTOE, PTP Senior Engineer, Transportation │City of Redmond [PHONE REDACTED] [EMAIL REDACTED] I Redmond.gov MS: 2SPL │ 15670 NE 85th St │ Redmond, WA 98052 NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Friday, November 06, 2015 3:58 PM To: Min Luo Cc: Rob Crittenden; Jeff Haynie; Paulette M. Norman Subject: Re: RTC Apartment Phase 1 Traffic Memo Comments Min: Here is a revised memo per your direction. Have a great weekend; thanks ! ---PAGE BREAK--- Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: 206- 999-4145 On 11/5/2015 11:59 AM, Min Luo wrote: Hi Michael, By reviewing the attached two previous studies, I noticed that the internalized capture rate of 15 % was used in the Marriot Hotel done in 2002 and 10% of internalized capture rate for retail and 15% for office was used in the Redmond Town Center study done in 1997. In the Phase I traffic memo for Redmond Town Center Apartment, the internalized capture rate of 30% in the PM peak hour looks too high compared to the previous studies. The total internalized capture rate for this project between 10 and 15% is acceptable to the City. Thanks, Min Luo, P.E., PTOE, PTP Senior Engineer, Transportation │City of Redmond [PHONE REDACTED] [EMAIL REDACTED] I Redmond.gov MS: 2SPL │ 15670 NE 85th St │ Redmond, WA 98052 NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. ---PAGE BREAK--- From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Tuesday, November 03, 2015 5:53 AM To: Min Luo Cc: Rob Crittenden; Jeff Haynie; Paulette M. Norman Subject: Re: RTC Apartment Phase 1 Traffic Memo Comments Min: Here is a copy of the most recent RTC Traffic Study for the Mariott Hotel. We also pulled from our archives the original TIS for your review. Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: [PHONE REDACTED] On 11/2/2015 11:01 AM, Min Luo wrote: Michael, Thanks for the responses. I think we really need to define what is called onsite for this project. If we only call these two land uses (retail and apartment) within this parcel as an onsite, the internalized trips cannot be more than the retail trips due to internal trips demand and balancing constraints. But if we are talking to include the city center as an onsite, this is a different story. ---PAGE BREAK--- Could you send me a copy of the previous Redmond Town Center Traffic Study? Thanks, Min Luo, P.E., PTOE, PTP Senior Engineer, Transportation │City of Redmond [PHONE REDACTED] [EMAIL REDACTED] I Redmond.gov MS: 2SPL │ 15670 NE 85th St │ Redmond, WA 98052 NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. From: Michael Read, PE [mailto:[EMAIL REDACTED]] Sent: Monday, November 02, 2015 8:51 AM To: Min Luo Cc: Rob Crittenden; Jeff Haynie; Paulette M. Norman Subject: Re: RTC Apartment Phase 1 Traffic Memo Comments Min: ---PAGE BREAK--- Thank you for your review and comments on our trip generation estimates. While we understand that no "entitlement" will be transferred from the Redmond Town Center to the proposed RTC Apartments project, the assumptions for internalization are a separate topic. Given that the apartment complex will be built within the "Town Center" that offers a wide variety of mixed use opportunities for employment, shopping, entertainment, dining, etc., its location cannot be treated in a vacuum. It was not our intent to discount any "retail- generated" trips from the proposed specialty retail uses nor discount any trips currently being generated by the existing Redmond Town Center itself. However, given that the residential uses would be built within a walkable, dense, urban mixed use center, it is reasonable to assume and apply trip reductions to those residential trips. We agree in this case that the latest trip reduction internal trip capture rates seem high, hence we applied only a 30 percent reduction for residential ---PAGE BREAK--- trips rather than rates well above the documented 40 percent. With respect to daily trips, some level of internalization of trips will also occur outside of the p.m. peak hour, and as such, the conservatively applied 10 percent rate seemed reasonable. We would be happy to discuss these assumptions further and finalize the appropriate internalization factors for the project given its location within Redmond Town Center. Please let us know your thoughts, or a good time to schedule a phone call to discuss. Thanks. Michael Read, PE I Principal TENW PO Box 65254, Seattle, WA 98155 [EMAIL REDACTED] I Office: [PHONE REDACTED] (x 101)ICell: [PHONE REDACTED] On 10/30/2015 1:11 PM, Min Luo wrote: Hi Michael, Here are my comments and ---PAGE BREAK--- also shown in the attached file: 1.Based on Jeff Haynie's comments, this project is a typical new project, so the 10% other time of day reduction from the City Center project can't be applied. 2. The internalized reduction is too high. The reduction is more than the retail trips which is impossible due to ---PAGE BREAK--- retail trip end constraints. Alternatively, you could use the 684 Internal Trip Capture Estimation Tool to do the internalize capture and the City will provide the mode split for residents and nonresidents. Thanks, Min Luo, P.E., PTOE, PTP Senior Engineer, Transportation │City of Redmond [PHONE REDACTED] [EMAIL REDACTED] I Redmond.gov MS: 2SPL │ 15670 NE 85th St │ Redmond, WA 98052 NOTICE OF PUBLIC DISCLOSURE: This e-mail account is public domain. Any correspondence ---PAGE BREAK--- from or to this e-mail account is a public record. Accordingly, this e-mail, in whole or in part, may be subject to disclosure pursuant to RCW 42.56, regardless of any claim of confidentiality or privilege asserted by an external party. From: Jeff Haynie [mailto:[EMAIL REDACTED]] Sent: Wednesday, October 28, 2015 4:57 PM To: Min Luo; Rob Crittenden Cc: Michael Read; Curtis Chin Subject: RTC Parcel 5b Min/Rob, Thanks for the call this afternoon. It is our understanding that Parcel 5b will be proceeding without any entitlement ---PAGE BREAK--- transfer(s) from the underlying property owner. Therefore, it would be treated as a typical “new” project in Redmond. Let us know if you have any further questions. JH Jeff Haynie, P.E. I Principal TENW 11400 SE 8th Street, Suite 200, Bellevue, WA 98004 [EMAIL REDACTED] ICell: 425- 531- 0567IDirect: 425-250- 5001 ---PAGE BREAK--- Click here to report this email as spam. This message has been scanned for malware by Websense. www.websense.com